5715 Emily Ln · Beaumont, TX 77713

$224,900

4 bd · 2.5 ba · 1,920 sqft · SingleFamily public records · 28 Days on market

Built 1998 Est $311k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• 1% rule +4.8/10.0
• DSCR +4.5/10.0
• 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

This charming home is now available. Featuring a spacious master suite with separate tub and shower plus his and her closets, this well kept home offers comfort and convenience throughout. High ceilings and a cozy gas lit fireplace create an inviting atmosphere in the living areas, while a bright sunroom off the living room provides the perfect spot for relaxation or entertaining. Additional highlights include a 2 car garage, a dedicated storage building, and a low maintenance small backyard. With wallpaper throughout adding character and style, this move in ready home is ideal for families seeking value and functionality in a desirable location. ????????????????????????????????????????????

Key facts

• Master suite
• His and her closets
• Gas lit fireplace

Tags

• MASTER SUITE
• SEPARATE TUB AND SHOWER
• HIS AND HER CLOSETS
• GAS LIT FIREPLACE
• BRIGHT SUNROOM
• DEDICATED STORAGE BUILDING

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential single-family home; Single story
• Construction: Brick veneer and frame construction; Composition roof; Slab foundation
• Exterior features: Composition roof; Brick veneer and frame construction; Slab foundation

Interior

• Kitchen: Dishwasher; Range
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Pantry; Gas log fireplace; Therapeutic whirlpool; Storage

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-12 ($-140/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (2.3% below list).
• Recommended offer: $220k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.3% in Beaumont — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 285 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,796 (2.3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.98% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $311,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8385 Vaquero Dr	0.39mi	4/2.0	2,034 (+6%)	1mo	$345,000	$170	69
5620 Essie Ln	0.28mi	3/3.0 (-1)	2,000 (+4%)	10mo	$344,900	$172	65
5780 Kathy Ln	0.16mi	3/2.0 (-1)	1,739 (-9%)	14mo	$234,900	$135	58
8075 Sheila Ln	0.33mi	4/3.0	2,100 (+9%)	14mo	$339,900	$162	55
6220 Windcrest Dr	0.43mi	4/3.0	2,041 (+6%)	15mo	$306,990	$150	55
7815 Windcastle Dr	0.41mi	4/2.0	2,035 (+6%)	18mo	$296,990	$146	54
7855 Windcastle Dr	0.40mi	4/2.0	1,796 (-6%)	20mo	$281,990	$157	52
6230 Windcrest Dr	0.45mi	4/2.0	2,031 (+6%)	19mo	$297,990	$147	52
8580 Sana Dr	0.58mi	3/2.5 (-1)	1,981 (+3%)	14mo	$340,732	$172	51
7820 Windcastle Dr	0.45mi	4/2.0	1,796 (-6%)	19mo	$284,620	$158	51
8575 Sana Dr	0.56mi	3/2.5 (-1)	2,080 (+8%)	16mo	$363,515	$175	42
8590 Sana Dr	0.59mi	3/2.5 (-1)	2,115 (+10%)	13mo	$363,800	$172	40

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 · 0.79% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.34×
• Total profit: $-41,815
• Equity at exit: $33,533

10-year hold

• IRR: -18.3%
• Equity multiple: 0.12×
• Total profit: $-55,521
• Equity at exit: $19,445

Cash invested: $62,972 (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 77713

• Home prices YoY: -19.3%
• Rents YoY: 0.8%
• Active inventory: 285
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$408 /mo · $4,902/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-12

Break-even live

Break-even rent $2,213

Max offer price $222,842

Occupancy floor 96%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5745 Kathy Ln Beaumont, TX	4.0	2.0	1934	$2,485	$1.28	23d	1	0.19mi
5750 N Major Dr Beaumont, TX	1.0–3.0	1.0–2.0	941	$1,659	$1.76	13d	1	0.69mi
5585 Scenic Dr Beaumont, TX	3.0	2.0	1451	$1,800	$1.24	43d	1	0.71mi
3945 Cheryl St Beaumont, TX	3.0	2.0	1955	$2,095	$1.07	13d	1	0.93mi
3980 N Major Dr Beaumont, TX	1.0–3.0	1.0–2.0	957	$1,518	$1.59	13d	1	1.08mi
6715 Riplee St Beaumont, TX	4.0	2.0	1817	$2,550	$1.40	21d	1	1.33mi

Listing history 18 events

1. 2026-06-18
   status $224,900 Pending 28 DOM
2. 2026-06-18
   days on market $224,900 Active 28 DOM
3. 2026-06-17
   days on market $224,900 Active 27 DOM
4. 2026-06-16
   days on market $224,900 Active 26 DOM
5. 2026-06-15
   days on market $224,900 Active 25 DOM
6. 2026-06-14
   days on market $224,900 Active 23 DOM
7. 2026-06-13
   days on market $224,900 Active 22 DOM
8. 2026-06-10
   days on market $224,900 Active 20 DOM
9. 2026-06-09
   days on market $224,900 Active 19 DOM
10. 2026-06-08
    days on market $224,900 Active 18 DOM
11. 2026-06-07
    days on market $224,900 Active 17 DOM
12. 2026-06-03
    days on market $224,900 Active 13 DOM
13. 2026-06-02
    days on market $224,900 Active 12 DOM
14. 2026-06-01
    days on market $224,900 Active 11 DOM
15. 2026-05-31
    days on market $224,900 Active 10 DOM
16. 2026-05-30
    days on market $224,900 Active 9 DOM
17. 2026-05-22
    listed $224,900 Active
18. 2020-07-07
    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: $4,902 · $408/mo
• Projected year-2 tax: $4,902 · $408/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 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 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: $26,376
• − Mortgage interest: −$12,598
• − Property taxes: −$4,902
• − Insurance: −$1,922
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − Depreciation: −$6,543
• Taxable loss: −$3,809
• Est. tax savings @ 24.0%: +$914
• After-tax cash flow: $774/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): 15,541
• Household income: $91,330
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 444.0

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 0.68)
• Race & ethnicity: White 46% Black 25% Hispanic / Latino 22% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 6% Serbian 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -41.58%
• Current HPI: 173.8851
• Rent YoY: ▲ 0.79%
• 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

• 2026-05-22 Listed $224,900 BBOR
• 2020-07-07 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $4,902 · -0.8% YoY. Source: county tax records.