425 Longmeadow St · Beaumont, TX 77707

$172,500

3 bd · 2.0 ba · 2,048 sqft · Condo public records · 1 Days on market

Built 1968

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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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom Condo in a great neighborhood! Corner lot gives it a nice front area with green space. Garage leads directly into the house for easy access on those rainy days and a fireplace for those cold days. One bedroom downstairs and two upstairs. Full bath on both levels of this home. Cute patio for sitting with a privacy fence. This well-loved home is ready for its next chapter. Come check it out and make it yours!

Key facts

• Custom cabinetry
• Split floor plan
• Private courtyard

Tags

• SPLIT FLOOR PLAN
• WOOD BURNING FIREPLACE
• PRIVATE COURTYARD
• CUSTOM CABINETRY
• PULL-OUT SHELVING
• SWING-OUT PANTRY SHELVING

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential condo/townhouse; Located in Manion Pl. Twhs
• Construction: Brick veneer and frame construction; Slab foundation; Composition roof; Built on a 0.13-acre lot
• Exterior features: Patio; Public-maintained road

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Garbage disposal
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Pantry; Masonry wood-burning fireplace; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $172k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Cap rate 8.0% 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: 151 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 ($70k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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

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

Recommended offer $172,500

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
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. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-12,074
• Equity at exit: $25,720

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $10,161
• Equity at exit: $14,915

Cash invested: $48,300 (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 77707

• Active inventory: 151
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$905
• Tax from tax record: −$303 /mo · $3,632/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $248

Break-even live

Break-even rent $1,619

Max offer price $172,500

Occupancy floor 82%

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 Longmeadow St Beaumont, TX	3.0	2.5	2048	$2,100	$1.03	44d	1	0.03mi
405 Georgetown St Beaumont, TX	3.0	2.5	2191	$1,600	$0.73	44d	1	0.10mi
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	44d	1	0.62mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	21d	1	0.64mi
6286 Afton Ln Beaumont, TX	3.0	2.5	2024	$1,675	$0.83	23d	1	0.71mi
5195 Oriole Dr Beaumont, TX	3.0	2.0	1814	$2,000	$1.10	44d	1	0.88mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	44d	1	0.92mi
6780 Hialeah Dr Beaumont, TX	4.0	2.5	2480	$2,295	$0.93	23d	1	0.92mi
340 Maxwell Dr Beaumont, TX	3.0	2.5	1824	$2,100	$1.15	44d	1	0.94mi
7575 Chelsea Pl Beaumont, TX	3.0	2.0	2193	$2,495	$1.14	44d	1	1.03mi
5875 Oleander Dr Beaumont, TX	3.0	2.5	2595	$2,500	$0.96	44d	1	1.18mi
930 Hibiscus Cir Beaumont, TX	4.0	2.5	2639	$2,950	$1.12	14d	1	1.22mi
440 N Circuit Dr Beaumont, TX	3.0	2.0	1946	$2,150	$1.10	23d	1	1.26mi
1170 Brandywine St Beaumont, TX	3.0	2.0	2100	$1,890	$0.90	23d	1	1.33mi
6795 Greenwood Dr Beaumont, TX	3.0	2.0	1650	$2,500	$1.52	23d	1	1.46mi

HOA detail condo

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

Listing history 2 events

1. 2026-06-18
   remarks 673-char remark
2. 2026-06-18
   listed $172,500 Active 1 DOM

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,632 · $303/mo
• Projected year-2 tax: $3,632 · $303/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 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°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: $23,198
• − Mortgage interest: −$9,663
• − Property taxes: −$3,632
• − Insurance: −$862
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$5,018
• Taxable income: $310
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $2,902/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): 18,323
• Household income: $69,756
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 596.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 40% White 28% Hispanic / Latino 23% Two or more races 18% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Italian 1% Romanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 75% English-only · Spanish 19% Vietnamese 3% Other Indo-European 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: ▼ -163.16%
• Current HPI: 167.8109
• 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

+9.9% since first listed

16 events — show timeline

• 2026-06-12 Listed $172,500 BBOR
• 2025-12-16 Price Changed $162,000 BBOR
• 2025-10-15 Price Changed $163,900 BBOR
• 2025-08-29 Price Changed $169,900 BBOR
• 2023-05-22 Sold (Public Records) — Public Records
• 2023-05-19 Sold (MLS) — BBOR
• 2023-05-19 Sold (MLS) — PNPANBOR
• 2023-05-19 Sold (MLS) — HARMLS
• 2023-04-22 Pending — HARMLS
• 2023-04-11 Pending — BBOR
• 2023-04-11 Pending — HARMLS
• 2023-04-11 Delisted — PNPANBOR
• 2023-04-03 Listed $157,000 BBOR
• 2023-04-03 Listed $157,000 PNPANBOR
• 2023-04-03 Listed $157,000 HARMLS
• 2004-10-26 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,632 · -0.8% YoY. Source: county tax records.