2490 Louisiana St · Beaumont, TX 77706

$189,899

3 bd · 3.0 ba · 2,341 sqft · SingleFamily public records · 297 Days on market

Built 1962 0.26 ac lot $81/sqft · at area comps Est $182k · at est.

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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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• ARV discount +5.5/15.0
• 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

Charming Oaks Historic District Home Step into history with this remarkable 3-bedroom, 3-bathroom home in the heart of the Oaks Historic District. Originally built in the late 1800s and relocated to its current site in the 1940s, this cherished residence has been lovingly maintained and is in excellent condition. Inside, you’ll find high ceilings, expansive windows, and two inviting living areas that create a light-filled, welcoming atmosphere. The kitchen opens to the den, making it perfect for gatherings, and there are two fireplaces adding warmth and character throughout. Upstairs, a small flexible room offers space for storage or the ideal office nook. Set on a large corner lot, this home features beautiful brick patio spaces that are perfect for outdoor entertaining or quiet relaxation. Unique and full of charm, this property is truly a one-of-a-kind gem that you’ll adore. Don’t miss the chance to own a piece of history in one of the most beloved neighborhoods in town!

Key facts

• Kitchen opens to den
• Large corner lot
• Small flexible room

Tags

• TWO INVITING LIVING AREAS
• KITCHEN OPENS TO DEN
• TWO FIREPLACES
• SMALL FLEXIBLE ROOM
• LARGE CORNER LOT
• BEAUTIFUL BRICK PATIO SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 259 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 297 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $60k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $167,111 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.07% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $181,704
• List price: $189,899
• Delta: 4.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2630 Evalon St	0.23mi	4/2.5 (+1)	2,553 (+9%)	2mo	$189,900	$74	65
2444 Broadway St	0.69mi	2/1.5 (-1)	2,072 (-12%)	3mo	$115,000	$56	36

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-16,845
• Equity at exit: $28,315

10-year hold

• IRR: -2.8%
• Equity multiple: 0.83×
• Total profit: $-8,904
• Equity at exit: $16,419

Cash invested: $53,172 (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: 259
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$996
• Tax from tax record: −$234 /mo · $2,807/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $291

Break-even live

Break-even rent $1,657

Max offer price $189,899

Occupancy floor 81%

Sensitivity live

Price	-10% $399	-5% $345	+0% $291	+5% $238	+10% $184
Rent	-10% $131	-5% $211	+0% $291	+5% $371	+10% $451
Rate	-1.0pp $387	-0.5pp $340	base $291	+0.5pp $242	+1.0pp $192

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2565 Harrison Ave Beaumont, TX	3.0	2.0	1789	$2,150	$1.20	45d	1	0.40mi
3435 Kenwood Dr Beaumont, TX	4.0	2.0	2200	$2,500	$1.14	45d	1	0.78mi
3450 Durwood Dr Beaumont, TX	3.0	2.0	1952	$2,195	$1.12	45d	1	0.81mi
2532 South St Beaumont, TX	3.0	2.0	2344	$2,200	$0.94	45d	1	0.89mi
1420 Liveoak St Beaumont, TX	3.0	2.0	1760	$1,695	$0.96	24d	1	0.93mi
2350 Pecos St Unit A Beaumont, TX	4.0	2.0	2200	$1,805	$0.82	24d	1	0.98mi

Listing history 28 events

1. 2026-06-21
   days on market $189,899 Active 297 DOM
2. 2026-06-18
   price $189,899 Active 294 DOM
3. 2026-06-18
   days on market $199,900 Active 294 DOM
4. 2026-06-17
   days on market $199,900 Active 293 DOM
5. 2026-06-16
   days on market $199,900 Active 292 DOM
6. 2026-06-15
   days on market $199,900 Active 291 DOM
7. 2026-06-14
   days on market $199,900 Active 289 DOM
8. 2026-06-13
   days on market $199,900 Active 288 DOM
9. 2026-06-10
   days on market $199,900 Active 286 DOM
10. 2026-06-09
    days on market $199,900 Active 285 DOM
11. 2026-06-08
    days on market $199,900 Active 284 DOM
12. 2026-06-07
    days on market $199,900 Active 283 DOM
13. 2026-06-03
    days on market $199,900 Active 279 DOM
14. 2026-06-02
    days on market $199,900 Active 278 DOM
15. 2026-06-01
    days on market $199,900 Active 277 DOM
16. 2026-05-31
    days on market $199,900 Active 276 DOM
17. 2026-05-30
    days on market $199,900 Active 275 DOM
18. 2026-04-18
    price $199,900 1006-char remark

    Show marketing remark (1006 chars)

    Charming Oaks Historic District Home Step into history with this remarkable 3-bedroom, 3-bathroom home in the heart of the Oaks Historic District. Originally built in the late 1800s and relocated to its current site in the 1940s, this cherished residence has been lovingly maintained and is in excellent condition. Inside, you’ll find high ceilings, expansive windows, and two inviting living areas that create a light-filled, welcoming atmosphere. The kitchen opens to the den, making it perfect for gatherings, and there are two fireplaces adding warmth and character throughout. Upstairs, a small flexible room offers space for storage or the ideal office nook. Set on a large corner lot, this home features beautiful brick patio spaces that are perfect for outdoor entertaining or quiet relaxation. Unique and full of charm, this property is truly a one-of-a-kind gem that you’ll adore. Don’t miss the chance to own a piece of history in one of the most beloved neighborhoods in town!

19. 2026-02-26
    price $218,900 1006-char remark

    Show marketing remark (1006 chars)

    Charming Oaks Historic District Home Step into history with this remarkable 3-bedroom, 3-bathroom home in the heart of the Oaks Historic District. Originally built in the late 1800s and relocated to its current site in the 1940s, this cherished residence has been lovingly maintained and is in excellent condition. Inside, you’ll find high ceilings, expansive windows, and two inviting living areas that create a light-filled, welcoming atmosphere. The kitchen opens to the den, making it perfect for gatherings, and there are two fireplaces adding warmth and character throughout. Upstairs, a small flexible room offers space for storage or the ideal office nook. Set on a large corner lot, this home features beautiful brick patio spaces that are perfect for outdoor entertaining or quiet relaxation. Unique and full of charm, this property is truly a one-of-a-kind gem that you’ll adore. Don’t miss the chance to own a piece of history in one of the most beloved neighborhoods in town!

20. 2026-01-15
    status Active 1006-char remark

    Show marketing remark (1006 chars)

    Charming Oaks Historic District Home Step into history with this remarkable 3-bedroom, 3-bathroom home in the heart of the Oaks Historic District. Originally built in the late 1800s and relocated to its current site in the 1940s, this cherished residence has been lovingly maintained and is in excellent condition. Inside, you’ll find high ceilings, expansive windows, and two inviting living areas that create a light-filled, welcoming atmosphere. The kitchen opens to the den, making it perfect for gatherings, and there are two fireplaces adding warmth and character throughout. Upstairs, a small flexible room offers space for storage or the ideal office nook. Set on a large corner lot, this home features beautiful brick patio spaces that are perfect for outdoor entertaining or quiet relaxation. Unique and full of charm, this property is truly a one-of-a-kind gem that you’ll adore. Don’t miss the chance to own a piece of history in one of the most beloved neighborhoods in town!

21. 2026-01-05
    status Pending 1006-char remark

    Show marketing remark (1006 chars)

    Charming Oaks Historic District Home Step into history with this remarkable 3-bedroom, 3-bathroom home in the heart of the Oaks Historic District. Originally built in the late 1800s and relocated to its current site in the 1940s, this cherished residence has been lovingly maintained and is in excellent condition. Inside, you’ll find high ceilings, expansive windows, and two inviting living areas that create a light-filled, welcoming atmosphere. The kitchen opens to the den, making it perfect for gatherings, and there are two fireplaces adding warmth and character throughout. Upstairs, a small flexible room offers space for storage or the ideal office nook. Set on a large corner lot, this home features beautiful brick patio spaces that are perfect for outdoor entertaining or quiet relaxation. Unique and full of charm, this property is truly a one-of-a-kind gem that you’ll adore. Don’t miss the chance to own a piece of history in one of the most beloved neighborhoods in town!

22. 2025-09-24
    price $238,900 1006-char remark

    Show marketing remark (1006 chars)

    Charming Oaks Historic District Home Step into history with this remarkable 3-bedroom, 3-bathroom home in the heart of the Oaks Historic District. Originally built in the late 1800s and relocated to its current site in the 1940s, this cherished residence has been lovingly maintained and is in excellent condition. Inside, you’ll find high ceilings, expansive windows, and two inviting living areas that create a light-filled, welcoming atmosphere. The kitchen opens to the den, making it perfect for gatherings, and there are two fireplaces adding warmth and character throughout. Upstairs, a small flexible room offers space for storage or the ideal office nook. Set on a large corner lot, this home features beautiful brick patio spaces that are perfect for outdoor entertaining or quiet relaxation. Unique and full of charm, this property is truly a one-of-a-kind gem that you’ll adore. Don’t miss the chance to own a piece of history in one of the most beloved neighborhoods in town!

23. 2025-08-18
    listed $249,900 Active 1006-char remark

    Show marketing remark (1006 chars)

    Charming Oaks Historic District Home Step into history with this remarkable 3-bedroom, 3-bathroom home in the heart of the Oaks Historic District. Originally built in the late 1800s and relocated to its current site in the 1940s, this cherished residence has been lovingly maintained and is in excellent condition. Inside, you’ll find high ceilings, expansive windows, and two inviting living areas that create a light-filled, welcoming atmosphere. The kitchen opens to the den, making it perfect for gatherings, and there are two fireplaces adding warmth and character throughout. Upstairs, a small flexible room offers space for storage or the ideal office nook. Set on a large corner lot, this home features beautiful brick patio spaces that are perfect for outdoor entertaining or quiet relaxation. Unique and full of charm, this property is truly a one-of-a-kind gem that you’ll adore. Don’t miss the chance to own a piece of history in one of the most beloved neighborhoods in town!

24. 2022-05-19
    soldstatus
25. 2015-08-24
    soldstatus
26. 2015-08-14
    soldstatus 491-char remark

    Show marketing remark (491 chars)

    RARELY DOES A HISTORIC HOME THAT HAS BEEN THIS WELL MAINTAINED COME ON THE MARKET. CALL TO SEE IT TODAY! Beautiful wood floors, high ceilings, custom moldings, built in cabinets, large rooms and it's on a great corner lot. Originally located at 993 Broadway, this 1890's Victorian cottage was the home to Charles Solinsky , who owned a general store in Beaumont. The house was moved in 1948 when Sears moved in at what is now a federal building not far from the Jack Brooks federal building.

27. 2015-07-10
    listed $129,900 491-char remark

    Show marketing remark (491 chars)

    RARELY DOES A HISTORIC HOME THAT HAS BEEN THIS WELL MAINTAINED COME ON THE MARKET. CALL TO SEE IT TODAY! Beautiful wood floors, high ceilings, custom moldings, built in cabinets, large rooms and it's on a great corner lot. Originally located at 993 Broadway, this 1890's Victorian cottage was the home to Charles Solinsky , who owned a general store in Beaumont. The house was moved in 1948 when Sears moved in at what is now a federal building not far from the Jack Brooks federal building.

28. 2013-08-26
    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: $2,807 · $234/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$668/yr (+$56/mo · 23.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $24,308
• − Mortgage interest: −$10,637
• − Property taxes: −$2,807
• − Insurance: −$949
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$5,524
• Taxable income: $501
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $3,376/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

+53.9% since first listed

11 events — show timeline

• 2026-04-18 Price Changed $199,900 BBOR
• 2026-02-26 Price Changed $218,900 BBOR
• 2026-01-15 Relisted — BBOR
• 2026-01-05 Pending — BBOR
• 2025-09-24 Price Changed $238,900 BBOR
• 2025-08-18 Listed $249,900 BBOR
• 2022-05-19 Sold (Public Records) — Public Records
• 2015-08-24 Sold (Public Records) — Public Records
• 2015-08-14 Sold (MLS) — BBOR
• 2015-07-10 Listed $129,900 BBOR
• 2013-08-26 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,807 · -0.8% YoY. Source: county tax records.