8265 Mclean St · Beaumont, TX 77707

$132,000

2 bd · 1.0 ba · 1,057 sqft · SingleFamily public records · 24 Days on market

Built 1968 7,814 sqft lot $125/sqft · at area comps Est $137k · at est.

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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 +21.8/30.0
• ARV discount +9.3/15.0
• DSCR +7.0/10.0
• 1% rule +6.0/10.0
• 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

Welcome home to this 2-bedroom, 1-bath property full of potential! The home features a spacious living area with abundant natural light, modern light fixtures, and a stylish front door that adds curb appeal. The kitchen offers generous cabinetry and butcher block countertops. Venture outside to a large yard with mature trees and plenty of space for relaxing, gardening, or entertaining. Don’t miss your chance, schedule your showing today!

Key facts

• Generous cabinetry
• Spacious living area
• Stylish front door

Tags

• SPACIOUS LIVING AREA
• ABUNDANT NATURAL LIGHT
• MODERN LIGHT FIXTURES
• STYLISH FRONT DOOR
• GENEROUS CABINETRY
• BUTCHER BLOCK COUNTERTOPS

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1968
• Construction: Composition roof; Pillar/post/pier foundation
• Exterior features: Private yard; Cleared lot; Concrete road frontage; Workshop; Lot about 0.18 acres

Interior

• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s); No fireplaces; 5 total rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $130k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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, crime F, amenities 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.
• Zoned schools: Vincent Middle (math 8% / reading 17%, grade F, #1,616 of 1,662 statewide, top 97%, 688 students, 75% FRL); West Brook Sr H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 2,245 students, 58% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 151 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $913 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,020 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 7.6

CMA / ARV

• ARV (median comp): $137,442
• List price: $132,000
• Delta: -6.51%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7825 Brighton Dr	0.75mi	3/2.0 (+1)	1,208 (+14%)	1mo	$210,000	$174	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-8,213
• Equity at exit: $19,682

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $9,921
• Equity at exit: $11,413

Cash invested: $36,960 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$692
• Tax from tax record: −$191 /mo · $2,298/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $206

Break-even live

Break-even rent $1,188

Max offer price $132,000

Occupancy floor 81%

Sensitivity live

Price	-10% $281	-5% $244	+0% $206	+5% $169	+10% $132
Rent	-10% $92	-5% $149	+0% $206	+5% $264	+10% $321
Rate	-1.0pp $273	-0.5pp $240	base $206	+0.5pp $172	+1.0pp $137

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Smelker St Beaumont, TX	3.0	2.0	1300	$1,795	$1.38	15d	1	0.49mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	45d	1	0.68mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	45d	1	0.77mi
9225 Shepherd Dr Beaumont, TX	3.0	1.0	1136	$1,495	$1.32	45d	1	0.79mi
9245 Shepherd Dr Beaumont, TX	3.0	1.0	1003	$1,350	$1.35	15d	1	0.81mi
9260 Josey St Beaumont, TX	3.0	2.0	1500	$2,100	$1.40	45d	1	0.82mi
8960 Manion Dr Beaumont, TX	2.0	2.5	1358	$1,550	$1.14	45d	1	0.86mi
1625 Glendale St Beaumont, TX	3.0	2.0	1330	$1,800	$1.35	45d	1	0.94mi
8695 Glen Meadow Ln Beaumont, TX	2.0	1.0	804	$1,550	$1.93	45d	1	0.97mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	45d	1	0.97mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	15d	1	0.99mi
8648 Glen Meadow Ln Beaumont, TX	1.0	1.0	800	$999	$1.25	45d	1	1.00mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$1,850	$1.54	22d	1	1.02mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$2,250	$1.88	24d	1	1.02mi
9252 Glen Meadow Ln Beaumont, TX	2.0	1.0	929	$1,250	$1.35	45d	1	1.05mi
1450 N Major Dr Beaumont, TX	1.0–2.0	1.0–2.0	849	$1,188	$1.40	15d	17	1.06mi
1456 N Major Dr Beaumont, TX	2.0	2.0	1008	$1,079	$1.07	45d	1	1.09mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	15d	10	1.20mi
1605 Cornerstone Ct Beaumont, TX	1.0–2.0	1.0–2.0	818	$1,108	$1.35	15d	17	1.30mi
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	15d	9	1.34mi

Listing history 21 events

1. 2026-06-21
   days on market $132,000 Active 24 DOM
2. 2026-06-18
   days on market $132,000 Active 21 DOM
3. 2026-06-17
   days on market $132,000 Active 20 DOM
4. 2026-06-16
   days on market $132,000 Active 19 DOM
5. 2026-06-15
   days on market $132,000 Active 18 DOM
6. 2026-06-14
   days on market $132,000 Active 16 DOM
7. 2026-06-13
   days on market $132,000 Active 15 DOM
8. 2026-06-10
   days on market $132,000 Active 13 DOM
9. 2026-06-09
   days on market $132,000 Active 12 DOM
10. 2026-06-08
    days on market $132,000 Active 11 DOM
11. 2026-06-07
    days on market $132,000 Active 10 DOM
12. 2026-06-03
    days on market $132,000 Active 6 DOM
13. 2026-06-02
    days on market $132,000 Active 5 DOM
14. 2026-06-01
    days on market $132,000 Active 4 DOM
15. 2026-05-31
    days on market $132,000 Active 3 DOM
16. 2026-05-30
    days on market $132,000 Active 2 DOM
17. 2026-05-05
    price $128,500 447-char remark

    Show marketing remark (447 chars)

    Welcome home to this 2-bedroom, 1-bath property full of potential! The home features a spacious living area with abundant natural light, modern light fixtures, and a stylish front door that adds curb appeal. The kitchen offers generous cabinetry and butcher block countertops. Venture outside to a large yard with mature trees and plenty of space for relaxing, gardening, or entertaining. Don’t miss your chance, schedule your showing today!

18. 2026-03-12
    listed $132,000 Active 447-char remark

    Show marketing remark (447 chars)

    Welcome home to this 2-bedroom, 1-bath property full of potential! The home features a spacious living area with abundant natural light, modern light fixtures, and a stylish front door that adds curb appeal. The kitchen offers generous cabinetry and butcher block countertops. Venture outside to a large yard with mature trees and plenty of space for relaxing, gardening, or entertaining. Don’t miss your chance, schedule your showing today!

19. 2019-06-25
    soldstatus 204-char remark

    Show marketing remark (204 chars)

    SUPER CUTE 1/1 on a corner lot with an extra possible bedroom! Large livingroom, nice sized backyard. Storage building. Front porch to sit and drink your coffee on! Call or text for your showing today!!

20. 2019-05-11
    listed $58,500 204-char remark

    Show marketing remark (204 chars)

    SUPER CUTE 1/1 on a corner lot with an extra possible bedroom! Large livingroom, nice sized backyard. Storage building. Front porch to sit and drink your coffee on! Call or text for your showing today!!

21. 2007-12-19
    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: $2,298 · $191/mo
• Projected year-2 tax: $2,416 · $201/mo
• Expected delta: +$118/yr (+$10/mo · 5.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% 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: $17,392
• − Mortgage interest: −$7,394
• − Property taxes: −$2,298
• − Insurance: −$660
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$3,840
• Taxable income: $418
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $2,375/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

+125.6% since first listed

6 events — show timeline

• 2026-05-28 Listed $132,000 HARMLS
• 2026-05-05 Price Changed $128,500 BBOR
• 2026-03-12 Listed $132,000 BBOR
• 2019-06-25 Sold (MLS) — BBOR
• 2019-05-11 Listed $58,500 BBOR
• 2007-12-19 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,298 · -0.8% YoY. Source: county tax records.