2485 Calder St · Beaumont, TX 77702

$173,825

None bd · None ba · 3,929 sqft · MultiFamily · 49 Days on market

Built 1955 Fair condition $44/sqft · 25% above area Est $139k · 25% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great investment property located on Calder in Beaumont! This commercial property has street frontage and features 5 separate offices. Listed at appraisal district value - under market value - this is an opportunity you don’t want to miss. Check out this great opportunity before it's too late!

Key facts

• Separate offices
• Investment property
• Street frontage

Tags

• INVESTMENT PROPERTY
• STREET FRONTAGE
• SEPARATE OFFICES

What this means for you Summary

Snapshot

• This is a multifamily listed at $174k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $174k).
• Recommended offer: $169k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.8% 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: 26 active listings in the ZIP; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,610 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.51% ✓
• Cap rate: 21.77%
• Cash-on-cash: 55.29%
• DSCR: 3.46
• GRM: 3.3

CMA / ARV

• ARV (median comp): $139,418
• List price: $173,825
• Delta: 24.68%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 53.6%
• Equity multiple: 3.36×
• Total profit: $114,715
• Equity at exit: $25,918

10-year hold

• IRR: 58.8%
• Equity multiple: 6.84×
• Total profit: $284,057
• Equity at exit: $15,029

Cash invested: $48,671 (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 77702

• Home prices YoY: -25.3%
• Active inventory: 26
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $4,359 high
• Mortgage (P&I): −$912
• Tax est. 1.5%: −$217 /mo · $2,607/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$915
• Net cashflow: $2,242

Break-even live

Break-even rent $1,521

Max offer price $173,825

Occupancy floor 44%

Sensitivity live

Price	-10% $2,362	-5% $2,302	+0% $2,242	+5% $2,182	+10% $2,122
Rent	-10% $1,898	-5% $2,070	+0% $2,242	+5% $2,415	+10% $2,587
Rate	-1.0pp $2,330	-0.5pp $2,287	base $2,242	+0.5pp $2,197	+1.0pp $2,151

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	0	0	$4,360
Total (5 units)			$4,359

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: $43,456
• Closing costs: $5,215
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $173,825 Active 49 DOM
2. 2026-06-17
   days on market $173,825 Active 48 DOM
3. 2026-06-16
   days on market $173,825 Active 47 DOM
4. 2026-06-15
   days on market $173,825 Active 46 DOM
5. 2026-06-14
   days on market $173,825 Active 44 DOM
6. 2026-06-13
   days on market $173,825 Active 43 DOM
7. 2026-06-10
   days on market $173,825 Active 41 DOM
8. 2026-06-09
   days on market $173,825 Active 40 DOM
9. 2026-06-08
   days on market $173,825 Active 39 DOM
10. 2026-06-07
    days on market $173,825 Active 38 DOM
11. 2026-06-03
    days on market $173,825 Active 34 DOM
12. 2026-06-02
    days on market $173,825 Active 33 DOM
13. 2026-06-01
    days on market $173,825 Active 32 DOM
14. 2026-05-31
    days on market $173,825 Active 31 DOM
15. 2026-05-30
    days on market $173,825 Active 30 DOM
16. 2026-04-30
    listed $173,825 Active 300-char remark

    Show marketing remark (300 chars)

    Great investment property located on Calder in Beaumont! This commercial property has street frontage and features 5 separate offices. Listed at appraisal district value - under market value - this is an opportunity you don’t want to miss. Check out this great opportunity before it's too late!

17. 2026-04-30
    listed $173,825 Active 300-char remark

    Show marketing remark (300 chars)

    Great investment property located on Calder in Beaumont! This commercial property has street frontage and features 5 separate offices. Listed at appraisal district value - under market value - this is an opportunity you don’t want to miss. Check out this great opportunity before it's too late!

18. 2022-05-26
    soldstatus Sold
19. 2022-05-03
    status Pending
20. 2022-04-19
    status Option Pending
21. 2022-04-12
    listed $175,000 Active

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

Taxation est. · year 1

• Rental income: $52,308
• − Mortgage interest: −$9,737
• − Property taxes: −$2,607
• − Insurance: −$869
• − Repairs & maintenance: −$4,185
• − Management: −$4,185
• − Depreciation: −$5,057
• Taxable income: $25,669
• Est. tax owed @ 24.0%: −$6,160
• After-tax cash flow: $20,748/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 · 12 photos

Fair 45/100 Extensive rehab

This multi-family property requires extensive repairs and updates to bring it up to market standards. Significant investment is needed to address the exterior, interior, and landscaping issues.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major paint — Peeling paint on exterior
• Major flooring — Damaged flooring in some areas
• Major ceiling tiles — Exposed structural elements, missing ceiling tiles
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both exterior painting — Enhances curb appeal and property value
• Both landscaping — Improves curb appeal and property value
• Both interior finishing — Completes unfinished spaces and enhances functionality
• Both roof inspection — Ensures structural integrity and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
paint · Peeling paint on exterior	Major	$15,000–50,000
flooring · Damaged flooring in some areas	Major	$15,000–50,000
ceiling tiles · Exposed structural elements, missing ceiling tiles	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior painting — Enhances curb appeal and property value ↑
• Both landscaping — Improves curb appeal and property value ↑
• Both interior finishing — Completes unfinished spaces and enhances functionality ↑
• Both roof inspection — Ensures structural integrity and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 125,901
• Population (ZIP): 3,497

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 31% Hispanic / Latino 30% White 27% Two or more races 18% Asian 8%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 21% · Canada
• Languages at home: 73% English-only · Spanish 25% Arabic 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: ▼ -46.58%
• Current HPI: 137.5454
• Rent YoY: —
• Metro: —
• 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

-0.7% since first listed

6 events — show timeline

• 2026-04-30 Listed $173,825 BBOR
• 2026-04-30 Listed $173,825 HARMLS
• 2022-05-26 Sold (MLS) — HARMLS
• 2022-05-03 Pending — HARMLS
• 2022-04-19 Pending — HARMLS
• 2022-04-12 Listed $175,000 HARMLS