6838 Marshall Place Dr · Beaumont, TX 77706

$186,900

3 bd · 2.0 ba · 1,991 sqft · Condo public records · 57 Days on market

Built 1978 ↓ 2% since listing

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated condo! From the moment you step inside, you’ll appreciate the fresh finishes and thoughtful updates throughout. Updates include flooring, fresh carpet, updated kitchen and baths, French doors, plantation shutters, recent roof and HVAC. You will appreciate the great storage and large closets in the bedrooms. Also, great patio to enjoy upcoming spring weather. Must see!

Key facts

• Great storage
• Plantation shutters
• French doors

Tags

• UPDATED KITCHEN
• FRENCH DOORS
• PLANTATION SHUTTERS
• RECENT ROOF
• GREAT STORAGE
• LARGE CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $187k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $187k).
• Recommended offer: $181k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Rents flat; 258 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe 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 $181,293 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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 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: 1.06% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.59×
• Total profit: $-21,549
• Equity at exit: $27,867

10-year hold

• IRR: -6.5%
• Equity multiple: 0.63×
• Total profit: $-19,301
• Equity at exit: $16,160

Cash invested: $52,332 (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 77706

• Rents YoY: 0.7%
• Active inventory: 258
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,982 high
• Mortgage (P&I): −$980
• Tax from tax record: −$300 /mo · $3,603/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $208

Break-even live

Break-even rent $1,719

Max offer price $186,900

Occupancy floor 85%

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: $46,725
• Closing costs: $5,607
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6795 Greenwood Dr Beaumont, TX	3.0	2.0	1650	$2,500	$1.52	23d	1	0.20mi
1170 Brandywine St Beaumont, TX	3.0	2.0	2100	$1,890	$0.90	23d	1	0.41mi
1915 Sams Way Beaumont, TX	3.0	2.0	1696	$2,100	$1.24	23d	1	0.42mi
1532 Bryant Way Beaumont, TX	3.0	2.0	1628	$1,750	$1.07	13d	1	0.51mi
8256 Heartfield Ln Beaumont, TX	2.0	2.0	1638	$1,450	$0.89	43d	1	0.65mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	43d	1	0.67mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	13d	1	0.67mi
1212 N Major Dr Unit 4820 Beaumont, TX	3.0	2.5	1692	$1,646	$0.97	23d	1	0.69mi
6780 Hialeah Dr Beaumont, TX	4.0	2.5	2480	$2,295	$0.93	23d	1	0.86mi
6286 Afton Ln Beaumont, TX	3.0	2.5	2024	$1,675	$0.83	23d	1	0.88mi
7996 Blue Bonnet Ln Beaumont, TX	3.0	2.0	1635	$2,300	$1.41	13d	1	0.91mi
1510 Belvedere Dr Beaumont, TX	4.0	2.5	2476	$2,200	$0.89	23d	1	0.93mi
5875 Oleander Dr Beaumont, TX	3.0	2.5	2595	$2,500	$0.96	43d	1	0.99mi
976 Sunmeadow Dr Unit 05/04/26 Beaumont, TX	3.0	2.5	1656	$2,150	$1.30	43d	1	1.02mi
976 Sunmeadow Dr Beaumont, TX	3.0	2.5	1656	$1,995	$1.20	13d	1	1.02mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	43d	1	1.03mi
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	43d	1	1.03mi
9540 Glen Meadow Ln Beaumont, TX	3.0	2.5	2045	$2,295	$1.12	43d	1	1.08mi
1069 Green Meadow St Beaumont, TX	2.0	2.0	1556	$1,795	$1.15	44d	1	1.14mi
8960 Manion Dr Beaumont, TX	2.0	2.5	1358	$1,550	$1.14	43d	1	1.15mi
7575 Chelsea Pl Beaumont, TX	3.0	2.0	2193	$2,495	$1.14	44d	1	1.17mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	21d	1	1.19mi
434 Harbor Oaks Dr Beaumont, TX	3.0	2.0	1844	$2,500	$1.36	23d	1	1.30mi
405 Harbor Oaks Dr Beaumont, TX	3.0	2.5	1828	$2,600	$1.42	23d	1	1.33mi
3620 Grayson Ln Beaumont, TX	3.0	2.0	1850	$2,390	$1.29	43d	1	1.40mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	43d	1	1.43mi
4740 Baywood Ln Beaumont, TX	4.0	3.0	2548	$2,495	$0.98	23d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-06
   status Pending 417-char remark

   Show marketing remark (417 chars)

   Welcome home to this beautifully updated condo! From the moment you step inside, you’ll appreciate the fresh finishes and thoughtful updates throughout. Updates include flooring, fresh carpet, updated kitchen and baths, French doors, plantation shutters, recent roof and HVAC. You will appreciate the great storage and large closets in the bedrooms. Also, great patio to enjoy upcoming spring weather. Must see!

2. 2026-04-21
   price $186,900 417-char remark

   Show marketing remark (417 chars)

   Welcome home to this beautifully updated condo! From the moment you step inside, you’ll appreciate the fresh finishes and thoughtful updates throughout. Updates include flooring, fresh carpet, updated kitchen and baths, French doors, plantation shutters, recent roof and HVAC. You will appreciate the great storage and large closets in the bedrooms. Also, great patio to enjoy upcoming spring weather. Must see!

3. 2026-03-16
   status Active 417-char remark

   Show marketing remark (417 chars)

   Welcome home to this beautifully updated condo! From the moment you step inside, you’ll appreciate the fresh finishes and thoughtful updates throughout. Updates include flooring, fresh carpet, updated kitchen and baths, French doors, plantation shutters, recent roof and HVAC. You will appreciate the great storage and large closets in the bedrooms. Also, great patio to enjoy upcoming spring weather. Must see!

4. 2026-03-07
   status Pending 417-char remark

   Show marketing remark (417 chars)

   Welcome home to this beautifully updated condo! From the moment you step inside, you’ll appreciate the fresh finishes and thoughtful updates throughout. Updates include flooring, fresh carpet, updated kitchen and baths, French doors, plantation shutters, recent roof and HVAC. You will appreciate the great storage and large closets in the bedrooms. Also, great patio to enjoy upcoming spring weather. Must see!

5. 2026-02-28
   listed $189,900 Active 417-char remark

   Show marketing remark (417 chars)

   Welcome home to this beautifully updated condo! From the moment you step inside, you’ll appreciate the fresh finishes and thoughtful updates throughout. Updates include flooring, fresh carpet, updated kitchen and baths, French doors, plantation shutters, recent roof and HVAC. You will appreciate the great storage and large closets in the bedrooms. Also, great patio to enjoy upcoming spring weather. Must see!

ⓘ 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: $3,603 · $300/mo
• Projected year-2 tax: $3,603 · $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 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $23,787
• − Mortgage interest: −$10,469
• − Property taxes: −$3,603
• − Insurance: −$934
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − Depreciation: −$5,437
• Taxable loss: −$463
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $2,603/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): 30,393
• Household income: $73,185
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1299.0

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 0.61)
• Race & ethnicity: White 56% Black 24% Hispanic / Latino 13% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Iranian 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 2% German/W. Germanic 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: ▼ -180.53%
• Current HPI: 159.4053
• Rent YoY: ▲ 0.66%
• 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

-1.6% since first listed

5 events — show timeline

• 2026-05-06 Pending — BBOR
• 2026-04-21 Price Changed $186,900 BBOR
• 2026-03-16 Relisted — BBOR
• 2026-03-07 Pending — BBOR
• 2026-02-28 Listed $189,900 BBOR

Property tax history

+2.3%/yr

Latest (2025): $3,603 · +1.4% YoY. Source: county tax records.