7950 San Diego · Beaumont, TX 77708

$225,500

3 bd · 2.0 ba · 2,384 sqft · SingleFamily · 2 Days on market

Good condition $95/sqft · 14% below area Est $261k · 14% under

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Why this score? — see what drove the C+ 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 +23.9/30.0
• ARV discount +13.6/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 7590 San Diego in Beaumont! This home has a really comfortable feel from the moment you walk in, with an open layout, great natural light, and updates that make it easy to move right in and start enjoying. The kitchen stands out with butcher block countertops, stainless steel appliances, and plenty of cabinet space—perfect whether you're cooking at home or just gathering with friends and family. You’ve also got flexible living spaces that can fit whatever you need—extra sitting area, office, playroom, you name it.

Key facts

• Additional back lot
• 2 parking spots

Tags

• BUTCHER BLOCK COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FLEXIBLE LIVING SPACES
• ADDITIONAL BACK LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $226k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $226k).
• Cap rate 8.6% vs local median 5.2% 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, 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: Guess El (math 30% / reading 33%, grade F, #2,396 of 4,322 statewide, top 56%, 699 students, 82% FRL); M L King Middle (math 6% / reading 12%, grade F, #1,653 of 1,662 statewide, top 99%, 480 students, 91% FRL); West Brook Sr H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 2,245 students, 58% FRL).
• Market conditions: 98 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $2,529/mo this rent would consume 51% of the median local household income ($60k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $260,750
• List price: $225,500
• Delta: -13.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7575 San Bruno St	0.29mi	4/3.0 (+1)	2,600 (+9%)	3mo	$419,000	$161	60
7815 Quail Ct	0.42mi	4/3.0 (+1)	2,356 (-1%)	16mo	$320,000	$136	56
6690 Highpoint Ave	0.79mi	4/3.0 (+1)	2,281 (-4%)	3mo	$325,000	$142	46
6540 Durango Dr	0.96mi	3/2.5	2,529 (+6%)	21mo	$314,000	$124	36
6605 Alexis St	0.81mi	4/3.0 (+1)	2,173 (-9%)	11mo	$328,496	$151	32
6545 Alexis St	0.87mi	4/3.0 (+1)	2,173 (-9%)	12mo	$318,995	$147	32
6715 Rachel Ln	0.84mi	4/3.0 (+1)	2,175 (-9%)	12mo	$331,900	$153	31
7185 Hurley Dr	0.74mi	4/3.0 (+1)	2,646 (+11%)	17mo	$248,900	$94	24
6555 Alexis St	0.86mi	4/2.0 (+1)	2,031 (-15%)	16mo	$297,990	$147	22
6600 Alexis St	0.80mi	4/2.0 (+1)	2,031 (-15%)	18mo	$315,135	$155	21
6615 Alexis St	0.79mi	4/2.0 (+1)	2,031 (-15%)	18mo	$313,325	$154	21
6595 Alexis St	0.82mi	4/2.0 (+1)	2,031 (-15%)	18mo	$298,990	$147	21

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-8,533
• Equity at exit: $33,623

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $28,740
• Equity at exit: $19,497

Cash invested: $63,140 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 2 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $304,000 ($145/sqft)
• Median days on market: 23 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -24.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77708

• Active inventory: 98
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,529 medium
• Mortgage (P&I): −$1,183
• Tax est. 1.5%: −$282 /mo · $3,382/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $439

Break-even live

Break-even rent $1,973

Max offer price $225,500

Occupancy floor 78%

Sensitivity live

Price	-10% $595	-5% $517	+0% $439	+5% $361	+10% $283
Rent	-10% $239	-5% $339	+0% $439	+5% $539	+10% $639
Rate	-1.0pp $553	-0.5pp $497	base $439	+0.5pp $381	+1.0pp $321

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: $56,375
• Closing costs: $6,765
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6715 Riplee St Beaumont, TX	4.0	2.0	1817	$2,550	$1.40	70d	1	0.96mi
6970 Ellen Ln Beaumont, TX	3.0	2.5	1867	$2,500	$1.34	63d	1	1.32mi

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential property
• Construction: Slab foundation
• Exterior features: Covered patio/porchChain-link fencingStorage structure

Interior

• Kitchen: DishwasherOven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: PantryWood-burning fireplace

Listing history 3 events

1. 2026-06-08
   days on market $225,500 Active 2 DOM
2. 2026-06-07
   remarks 669-char remark
3. 2026-06-07
   listed $225,500 Active 1 DOM

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

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 ≥111°F today · 23 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: $30,342
• − Mortgage interest: −$12,632
• − Property taxes: −$3,382
• − Insurance: −$1,128
• − Repairs & maintenance: −$2,427
• − Management: −$2,427
• − Depreciation: −$6,560
• Taxable income: $1,786
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $4,841/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $11,920–$35,760 screening

This home is in good condition with recent updates, making it move-in ready. It offers a good balance of modern amenities and a comfortable living space.

Value-add opportunities

• Both landscaping and curb appeal — improves curb appeal and enhances property value ↑
• Both painting exterior and interior — refreshes the home's appearance and can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Guess El F TX #2,396/4,322 Nat'l #25,956/41,679 Middle Marshall Middle F TX #1,387/1,662 Nat'l #11,464/14,009 High West Brook Sr H S F TX #1,228/1,632 Nat'l #12,196/17,239

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

C Composite livability gradescore 64/100

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 · 259,015 people
• City population: 125,901
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 12,398
• Household income: $59,865
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (65%)
• Race & ethnicity: Black 65% White 23% Hispanic / Latino 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% Tagalog/Filipino 1% Vietnamese 1%

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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: ▼ -107.07%
• Current HPI: 171.4951
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential property
• Construction: Slab foundation
• Exterior features: Covered patio/porchChain-link fencingStorage structure

Interior

• Kitchen: DishwasherOven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: PantryWood-burning fireplace