3940 El Paso St · Beaumont, TX 77703

$85,000

3 bd · 2.0 ba · 1,952 sqft · SingleFamily public records · 70 Days on market

Built 1962 0.51 ac lot $44/sqft · 49% below area Est $107k · 21% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Investor special on approximately 1/2 acre just minutes from town! This 1,245 sq ft home offers a prime opportunity for renovation, rental income, or a complete reimagining. Situated on a spacious lot with room to expand, add additional structures, or create your ideal setup. Whether you're looking for your next flip, rental property, or a project with potential, this one is full of possibilities. Convenient location with easy access to town, making it an ideal investment opportunity.

Key facts

• 1/2 acre
• Easy access to town
• Spacious lot

Tags

• 1/2 ACRE
• SPACIOUS LOT
• EASY ACCESS TO TOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 5.3% in Beaumont — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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, schools D-, crime 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.
• Market conditions: 79 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $1,590/mo this rent would consume 60% of the median local household income ($32k/yr) (locally 657% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($588 loan paydown + $5k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.
• Climate carrying-cost: major flood risk; 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.87% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.92%
• DSCR: 2.06
• GRM: 4.5

CMA / ARV

• ARV (median comp): $106,955
• List price: $85,000
• Delta: -20.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3250 Minglewood Dr	0.50mi	3/2.0	1,959 (+0%)	2mo	$214,500	$109	75
3150 Oakwood Ln	0.24mi	3/2.0	1,876 (-4%)	20mo	$59,900	$32	65
3185 Delaware St	0.74mi	2/2.0 (-1)	1,920 (-2%)	7mo	$166,500	$87	52

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

Projected returns pro-forma

5.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.19×
• Total profit: $52,082
• Equity at exit: $50,431

10-year hold

• IRR: 32.6%
• Equity multiple: 6.49×
• Total profit: $130,664
• Equity at exit: $88,968

Cash invested: $23,800 (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 77703

• Home prices YoY: 3.7%
• Active inventory: 79
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$446
• Tax from tax record: −$300 /mo · $3,605/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $474

Break-even live

Break-even rent $989

Max offer price $85,000

Occupancy floor 65%

Sensitivity live

Price	-10% $523	-5% $499	+0% $474	+5% $450	+10% $426
Rent	-10% $349	-5% $412	+0% $474	+5% $537	+10% $600
Rate	-1.0pp $517	-0.5pp $496	base $474	+0.5pp $452	+1.0pp $430

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	24d	1	0.34mi
3085 S Willowood Ln Beaumont, TX	3.0	1.0	1533	$1,400	$0.91	14d	1	0.63mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	14d	1	0.98mi
3255 Charles St Beaumont, TX	3.0	1.0	1396	$1,350	$0.97	44d	1	1.00mi
3825 Hyde Park Row Beaumont, TX	3.0	2.0	1271	$1,550	$1.22	44d	1	1.16mi
5340 Bettes Ln Beaumont, TX	3.0	1.5	1496	$1,575	$1.05	44d	1	1.27mi
5680 Shivers Dr Beaumont, TX	3.0	1.0	1442	$1,500	$1.04	24d	1	1.34mi
3435 Kenwood Dr Beaumont, TX	4.0	2.0	2200	$2,500	$1.14	44d	1	1.36mi
3450 Durwood Dr Beaumont, TX	3.0	2.0	1952	$2,195	$1.12	44d	1	1.40mi

Listing history 20 events

1. 2026-06-18
   days on market $85,000 Active 70 DOM
2. 2026-06-17
   days on market $85,000 Active 69 DOM
3. 2026-06-16
   days on market $85,000 Active 68 DOM
4. 2026-06-15
   days on market $85,000 Active 67 DOM
5. 2026-06-14
   days on market $85,000 Active 65 DOM
6. 2026-06-13
   days on market $85,000 Active 64 DOM
7. 2026-06-10
   days on market $85,000 Active 62 DOM
8. 2026-06-09
   days on market $85,000 Active 61 DOM
9. 2026-06-08
   days on market $85,000 Active 60 DOM
10. 2026-06-07
    days on market $85,000 Active 59 DOM
11. 2026-06-03
    days on market $85,000 Active 55 DOM
12. 2026-06-02
    days on market $85,000 Active 54 DOM
13. 2026-06-01
    days on market $85,000 Active 53 DOM
14. 2026-05-31
    days on market $85,000 Active 52 DOM
15. 2026-05-30
    days on market $85,000 Active 51 DOM
16. 2026-04-09
    listed $85,000 Active 489-char remark

    Show marketing remark (489 chars)

    Investor special on approximately 1/2 acre just minutes from town! This 1,245 sq ft home offers a prime opportunity for renovation, rental income, or a complete reimagining. Situated on a spacious lot with room to expand, add additional structures, or create your ideal setup. Whether you're looking for your next flip, rental property, or a project with potential, this one is full of possibilities. Convenient location with easy access to town, making it an ideal investment opportunity.

17. 2026-04-08
    listed $85,000 Active 489-char remark

    Show marketing remark (489 chars)

    Investor special on approximately 1/2 acre just minutes from town! This 1,245 sq ft home offers a prime opportunity for renovation, rental income, or a complete reimagining. Situated on a spacious lot with room to expand, add additional structures, or create your ideal setup. Whether you're looking for your next flip, rental property, or a project with potential, this one is full of possibilities. Convenient location with easy access to town, making it an ideal investment opportunity.

18. 2018-10-10
    soldstatus
19. 2018-10-04
    soldstatus
20. 2018-09-07
    listed $79,900

ⓘ 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: $3,605 · $300/mo
• Projected year-2 tax: $3,605 · $300/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 68% 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: $19,080
• − Mortgage interest: −$4,761
• − Property taxes: −$3,605
• − Insurance: −$425
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$2,473
• Taxable income: $4,763
• Est. tax owed @ 24.0%: −$1,143
• After-tax cash flow: $4,551/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): 11,004
• Household income: $31,803
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 657.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 31% Two or more races 7% White 5%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 70% English-only · Spanish 29% French/Haitian/Cajun 1%

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: ▲ 5.43%
• Current HPI: 151.9888
• 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

+6.4% since first listed

5 events — show timeline

• 2026-04-09 Listed $85,000 BBOR
• 2026-04-08 Listed $85,000 Deep East Texas MLS
• 2018-10-10 Sold (Public Records) — Public Records
• 2018-10-04 Sold (MLS) — BBOR
• 2018-09-07 Listed $79,900 BBOR

Property tax history

+6.8%/yr

Latest (2025): $3,605 · +6.0% YoY. Source: county tax records.