1805 Prairie St · Beaumont, TX 77701

$175,000

4 bd · 2.0 ba · 1,721 sqft · SingleFamily public records · 18 Days on market

Built 1962 6,970 sqft lot Est $129k · 36% over

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.3/30.0
• Appreciation +8.1/10.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to 1805 Prairie St ! Move- in ready! Home features 4 bedrooms , 2 full bathrooms, living room and a spacious den with fireplace , high ceiling for that wow factor! Recently remodeled ; newer HVAC, exterior siding , windows, floorings , paint , fixtures , bathrooms just to name a few ! Home sits on a corner lot with side gate entrance with ample parking space. Walking distance to Roberts Park , close to MLK Pkwy, stores and restaurants. Ready to take a closer look? Call now!

Key facts

• Recently remodeled
• Side gate entrance
• Spacious den

Tags

• SPACIOUS DEN
• FIREPLACE
• RECENTLY REMODELED
• NEWER HVAC
• CORNER LOT
• SIDE GATE ENTRANCE

Property features AI

Finance

• Other: Publicly maintained road access

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Located in Cartwright subdivision
• Construction: Composition roof
• Exterior features: Chain link fence; Storage structure on property

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Gas starter fireplace; Refrigerator included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-63 ($-751/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (16.4% below list).
• Recommended offer: $146k (16.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#739 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, amenities F.
• Beaumont ISD (urban): math 14% / reading 22% proficiency, ranked #789 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Charlton-Pollard El (math 12% / reading 13%, grade F, #4,167 of 4,322 statewide, top 97%, 508 students, 96% FRL); M L King Middle (math 6% / reading 12%, grade F, #1,653 of 1,662 statewide, top 99%, 480 students, 91% FRL) — zoned schools average 93% FRL vs 69% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.2% local appreciation)).
• At projected returns (6.2% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,250 (16.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $129,075
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2437 Avenue F	0.30mi	3/2.0 (-1)	1,645 (-4%)	4mo	$123,000	$75	70
3470 Goliad St	0.75mi	3/2.0 (-1)	1,496 (-13%)	12mo	$236,500	$158	28
1820 Ollie St	0.56mi	3/2.0 (-1)	1,500 (-13%)	24mo	$99,000	$66	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 2.00×
• Total profit: $49,201
• Equity at exit: $112,811

10-year hold

• IRR: 14.9%
• Equity multiple: 4.00×
• Total profit: $147,235
• Equity at exit: $207,038

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77701

• Home prices YoY: 3.8%
• Active inventory: 73
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$918
• Tax from tax record: −$227 /mo · $2,728/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-63

Break-even live

Break-even rent $1,542

Max offer price $163,950

Occupancy floor 99%

Sensitivity live

Price	-10% $37	-5% $-13	+0% $-63	+5% $-112	+10% $-162
Rent	-10% $-178	-5% $-120	+0% $-63	+5% $-5	+10% $53
Rate	-1.0pp $26	-0.5pp $-18	base $-63	+0.5pp $-108	+1.0pp $-154

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 Washington Blvd Beaumont, TX	3.0	1.0	1363	$1,200	$0.88	45d	1	0.42mi
1107 Avenue A Beaumont, TX	4.0	2.0	1584	$1,395	$0.88	45d	1	0.87mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	45d	1	0.90mi
614 Euclid St Beaumont, TX	4.0	2.0	1378	$1,395	$1.01	25d	1	0.90mi
690 E Avenue Unit A Beaumont, TX	3.0	1.0	1300	$975	$0.75	15d	1	0.98mi
610 Craig St Beaumont, TX	3.0	2.0	1267	$1,995	$1.57	15d	1	0.98mi
4404 Raven St Beaumont, TX	4.0	2.0	1628	$1,600	$0.98	25d	1	1.05mi
450 Jackson St Beaumont, TX	3.0	2.0	1500	$1,500	$1.00	15d	1	1.07mi
795 Devilleneuve St Beaumont, TX	4.0	2.0	1138	$1,395	$1.23	15d	1	1.16mi
3255 Waverly St Beaumont, TX	3.0	2.0	1152	$1,600	$1.39	25d	1	1.27mi
2310 Morrison St Beaumont, TX	3.0	2.0	1528	$1,423	$0.93	15d	1	1.29mi
4455 S 5th St Beaumont, TX	3.0	2.0	1437	$1,500	$1.04	15d	1	1.37mi
365 E Irby St Beaumont, TX	3.0	2.0	1281	$1,495	$1.17	25d	1	1.50mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $175,000 Pending 18 DOM
2. 2026-06-03
   days on market $175,000 Active 16 DOM
3. 2026-06-02
   days on market $175,000 Active 15 DOM
4. 2026-06-01
   days on market $175,000 Active 14 DOM
5. 2026-05-31
   days on market $175,000 Active 13 DOM
6. 2026-05-30
   days on market $175,000 Active 12 DOM
7. 2026-05-18
   listed $175,000 Active
8. 2008-05-14
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,728 · $227/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$475/yr (+$40/mo · 17.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,550
• − Mortgage interest: −$9,803
• − Property taxes: −$2,728
• − Insurance: −$875
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$5,091
• Taxable loss: −$3,754
• Est. tax savings @ 24.0%: +$901
• After-tax cash flow: $150/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Beaumont ISD
• NCES district ID: 4809670
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $41,683
• Composite: 15.43/100
• National rank: #9316
• State rank: #789 of 826 in TX

Livability — Beaumont

• Score: 64/100
• State rank: #739
• US rank: #13710

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaumont, TX
• County: Jefferson County · 203,592 people
• City population: 125,901
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 12,381
• Household income: $49,181
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 516.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 259,015 people
• By 2030: 260,685 · +0.6%
• By 2040: 263,309 · +1.7%
• By 2050: 265,237 · +2.4%
• By 2075: 270,193 · +4.3%
• By 2100: 255,628 · -1.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 44% Black 44% Two or more races 21% White 8% Asian 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 40% Vietnamese 3%

Political lean MEDSL · Jefferson

• 2024 margin: Lean R (+8.9) · D 45.1% · R 54.0%
• 2008→2024 swing: -11.1pp toward R · 2008: 2.2pp · 2024: -8.9pp
• All cycles: 2024: R+8.9 2020: R+1.6 2016: R+0.5 2012: D+1.6 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 170.1843
• Rent YoY: —
• Metro: Beaumont-Port Arthur, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

2 events — show timeline

• 2026-05-18 Listed $175,000 BBOR
• 2008-05-14 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,728 · -0.8% YoY. Source: county tax records.