3015 S Willowood Ln · Beaumont, TX 77703

$74,900

3 bd · 2.0 ba · 1,781 sqft · SingleFamily public records · 78 Days on market

Built 1962 Fair condition 7,618 sqft lot $42/sqft · 46% below area Est $138k · 46% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.9/10.0

Listing remarks

Opportunity awaits with this 3-bedroom, 2-bath home in Beaumont! The property has already undergone partial renovations, giving buyers a head start on completing the project and adding their own finishing touches. Recent updates have been started, but the home still needs interior paint, kitchen countertops, and A/C servicing to reach its full potential. Whether you're an investor looking for your next flip, a landlord seeking a rental property, or a homeowner wanting to build equity, this property offers excellent value and upside potential. Property is being sold as-is. Bring your vision and make this Beaumont property shine!

Key facts

• 7,618 sq ft lot
• Built 1962
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 5.2% 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: Dr Mae E Jones-Clark El (math 8% / reading 9%, grade F, #4,298 of 4,322 statewide, top 99%, 569 students, 97% FRL, charter); Smith Middle (math 4% / reading 8%, grade F, #1,659 of 1,662 statewide, top 100%, 475 students, 90% FRL, charter); Beaumont United H S (math 8% / reading 16%, grade F, #1,554 of 1,632 statewide, top 95%, 2,131 students, 86% FRL) — zoned schools average 91% FRL vs 69% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 115 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $1,569/mo this rent would consume 59% of the median local household income ($32k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($518 loan paydown + $4k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.09% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.05%
• DSCR: 2.43
• GRM: 4.0

CMA / ARV

• ARV (median comp): $138,208
• List price: $74,900
• Delta: -45.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3250 Minglewood Dr	0.20mi	3/2.0	1,959 (+10%)	5mo	$214,500	$109	70
3185 Delaware St	0.10mi	2/2.0 (-1)	1,920 (+8%)	10mo	$166,500	$87	68
2740 Lakeview Cir	0.33mi	3/2.0	1,572 (-12%)	7mo	$79,999	$51	60
3320 Ashwood St	0.44mi	3/1.0	1,910 (+7%)	16mo	$179,000	$94	50
3150 Oakwood Ln	0.49mi	3/2.0	1,876 (+5%)	23mo	$59,900	$32	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.8%
• Equity multiple: 3.62×
• Total profit: $54,932
• Equity at exit: $44,439

10-year hold

• IRR: 39.5%
• Equity multiple: 7.42×
• Total profit: $134,640
• Equity at exit: $78,397

Cash invested: $20,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 19 under contract
• Months of supply: 50.0 mo (2%/mo absorbed)
• Median asking: $225,000 ($134/sqft)
• Median days on market: 90 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -41.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77703

• Home prices YoY: 3.7%
• Active inventory: 115
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$393
• Tax from tax record: −$255 /mo · $3,066/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $560

Break-even live

Break-even rent $860

Max offer price $74,900

Occupancy floor 59%

Sensitivity live

Price	-10% $602	-5% $581	+0% $560	+5% $539	+10% $518
Rent	-10% $436	-5% $498	+0% $560	+5% $622	+10% $684
Rate	-1.0pp $598	-0.5pp $579	base $560	+0.5pp $541	+1.0pp $521

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: $18,725
• Closing costs: $2,247
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3085 S Willowood Ln Beaumont, TX	3.0	1.0	1533	$1,400	$0.91	109d	1	0.03mi
2700 N 16th St Apt 47 Beaumont, TX	2.0	1.5	1330	$1,050	$0.79	6d	1	0.39mi
3520 Lazy Ln Beaumont, TX	3.0	2.0	1890	$1,695	$0.90	6d	1	0.61mi
2395 Hybrook Ln Beaumont, TX	3.0	2.0	1452	$1,600	$1.10	6d	1	0.73mi
3825 Hyde Park Row Beaumont, TX	3.0	2.0	1271	$1,550	$1.22	139d	1	0.74mi
2780 Denver St Beaumont, TX	4.0	2.0	1769	$1,500	$0.85	6d	1	0.77mi
3435 Kenwood Dr Beaumont, TX	4.0	2.0	2200	$2,500	$1.14	139d	1	0.77mi
3450 Durwood Dr Beaumont, TX	3.0	2.0	1952	$2,195	$1.12	139d	1	0.82mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	109d	1	0.82mi
3825 Wheat Dr Beaumont, TX	3.0	3.0	2177	$2,000	$0.92	6d	1	0.89mi
3825 Wheat Dr Beaumont, TX	3.0	3.0	2177	$2,000	$0.92	3d	1	0.89mi
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	119d	1	0.91mi
2435 Beech St Beaumont, TX	3.0	1.5	2000	$1,550	$0.78	6d	1	0.92mi
2525 Louisiana St Beaumont, TX	2.0	1.0	1516	$1,485	$0.98	119d	1	0.93mi
3670 Saint Helena St Beaumont, TX	2.0	2.0	1232	$1,200	$0.97	6d	1	0.96mi
4510 El Paso St Beaumont, TX	3.0	1.0	1688	$1,450	$0.86	6d	1	1.04mi
2225 Fillmore St Beaumont, TX	4.0	1.5	1586	$1,395	$0.88	0d	1	1.13mi
3451 West Ave Beaumont, TX	3.0	2.0	1500	$3,600	$2.40	6d	1	1.13mi
2260 Ashley St Beaumont, TX	3.0	2.0	1471	$1,595	$1.08	109d	1	1.23mi
2565 Harrison Ave Beaumont, TX	3.0	2.0	1789	$2,150	$1.20	139d	1	1.24mi
1010 21st St Beaumont, TX	3.0	2.0	1879	$1,795	$0.96	6d	1	1.25mi
1420 Liveoak St Beaumont, TX	3.0	2.0	1760	$1,695	$0.96	6d	1	1.27mi
1420 Liveoak St Beaumont, TX	3.0	2.0	1760	$1,695	$0.96	119d	1	1.27mi
3116 Grand St Beaumont, TX	4.0	2.0	1745	$1,245	$0.71	6d	1	1.34mi
2271 Harrison Ave Unit 1 Beaumont, TX	3.0	1.0	1715	$1,300	$0.76	6d	1	1.38mi
4820 Edgewood Ln Beaumont, TX	4.0	2.5	2488	$2,996	$1.20	6d	1	1.45mi

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 1962
• Construction: Wood siding exteriorComposition roofPillar/post/pier foundation
• Exterior features: Lot includes other featuresLot area about 7,620 square feet (approx. 0.1749 acres)

Interior

• Bedrooms: Primary bedroom on the first floorTwo additional bedrooms on the first floor (both approx. 10x10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: 3 total rooms

Listing history 50 events

1. 2026-08-24
   days on market $74,900 Active 78 DOM
2. 2026-08-23
   days on market $74,900 Active 77 DOM
3. 2026-08-22
   days on market $74,900 Active 76 DOM
4. 2026-08-21
   days on market $74,900 Active 75 DOM
5. 2026-08-20
   days on market $74,900 Active 74 DOM
6. 2026-08-19
   days on market $74,900 Active 73 DOM
7. 2026-08-18
   days on market $74,900 Active 72 DOM
8. 2026-08-17
   days on market $74,900 Active 71 DOM
9. 2026-08-16
   days on market $74,900 Active 70 DOM
10. 2026-08-15
    days on market $74,900 Active 69 DOM
11. 2026-08-15
    days on market $74,900 Active 68 DOM
12. 2026-08-13
    days on market $74,900 Active 67 DOM
13. 2026-08-12
    days on market $74,900 Active 66 DOM
14. 2026-08-11
    days on market $74,900 Active 65 DOM
15. 2026-08-10
    days on market $74,900 Active 64 DOM
16. 2026-08-09
    days on market $74,900 Active 63 DOM
17. 2026-08-08
    days on market $74,900 Active 62 DOM
18. 2026-08-07
    days on market $74,900 Active 61 DOM
19. 2026-08-06
    days on market $74,900 Active 60 DOM
20. 2026-08-05
    days on market $74,900 Active 59 DOM
21. 2026-08-04
    days on market $74,900 Active 58 DOM
22. 2026-08-03
    days on market $74,900 Active 57 DOM
23. 2026-07-31
    days on market $74,900 Active 54 DOM
24. 2026-07-29
    days on market $74,900 Active 52 DOM
25. 2026-07-27
    days on market $74,900 Active 50 DOM
26. 2026-07-25
    days on market $74,900 Active 48 DOM
27. 2026-07-23
    days on market $74,900 Active 46 DOM
28. 2026-07-22
    days on market $74,900 Active 45 DOM
29. 2026-07-21
    days on market $74,900 Active 44 DOM
30. 2026-07-18
    days on market $74,900 Active 41 DOM
31. 2026-07-16
    days on market $74,900 Active 39 DOM
32. 2026-07-16
    days on market $74,900 Active 38 DOM
33. 2026-07-14
    days on market $74,900 Active 37 DOM
34. 2026-07-14
    days on market $74,900 Active 36 DOM
35. 2026-07-12
    days on market $74,900 Active 35 DOM
36. 2026-07-11
    days on market $74,900 Active 34 DOM
37. 2026-07-10
    days on market $74,900 Active 33 DOM
38. 2026-07-09
    days on market $74,900 Active 32 DOM
39. 2026-07-08
    days on market $74,900 Active 31 DOM
40. 2026-07-07
    days on market $74,900 Active 30 DOM
41. 2026-07-06
    days on market $74,900 Active 29 DOM
42. 2026-07-05
    days on market $74,900 Active 28 DOM
43. 2026-07-04
    days on market $74,900 Active 27 DOM
44. 2026-07-03
    days on market $74,900 Active 26 DOM
45. 2026-07-02
    days on market $74,900 Active 25 DOM
46. 2026-07-01
    days on market $74,900 Active 24 DOM
47. 2026-06-30
    days on market $74,900 Active 23 DOM
48. 2026-06-29
    days on market $74,900 Active 22 DOM
49. 2026-06-28
    days on market $74,900 Active 21 DOM
50. 2026-06-28
    days on market $74,900 Active 20 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: $3,066 · $255/mo
• Projected year-2 tax: $3,066 · $255/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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: $18,828
• − Mortgage interest: −$4,196
• − Property taxes: −$3,066
• − Insurance: −$374
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$2,179
• Taxable income: $6,001
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $5,281/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $44,525–$80,145 screening

This single-family home requires moderate renovations, including painting, flooring, and kitchen and bathroom updates. It offers excellent value and upside potential for investors and landlords.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Other — No visible signs of damage or wear

Repairs flagged

• Minor Kitchen cabinets — Slight imperfections visible
• Minor Bathroom tub and shower — Slight imperfections visible
• Major Flooring — Flooring removed, no flooring present

Value-add opportunities

• Both Painting — Enhances curb appeal and interior aesthetics ↑
• Both Flooring — Improves living space and adds value ↑
• Both Kitchen and bathroom updates — Completes the renovation and adds value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 9/100

Zoned Schools

Elementary Dr Mae E Jones-Clark El F TX #4,298/4,322 Nat'l #39,729/41,679 Middle Smith Middle F TX #1,659/1,662 Nat'l #13,784/14,009 High Beaumont United H S F TX #1,554/1,632 Nat'l #15,857/17,239

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

C Composite livability gradescore 64/100

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 · 259,015 people
• City population: 125,901
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 11,004
• Household income: $31,803
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 31% Two or more races 7% White 5%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 70% English-only · Spanish 29% French/Haitian/Cajun 1%

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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: ▲ 5.43%
• Current HPI: 151.9888
• Rent YoY: —
• Metro: Beaumont-Port Arthur, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 1962
• Construction: Wood siding exteriorComposition roofPillar/post/pier foundation
• Exterior features: Lot includes other featuresLot area about 7,620 square feet (approx. 0.1749 acres)

Interior

• Bedrooms: Primary bedroom on the first floorTwo additional bedrooms on the first floor (both approx. 10x10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: 3 total rooms

Price history

3 events — show timeline

• 2026-06-07 Listed $74,900 HARMLS
• 2023-02-13 Sold (Public Records) — Public Records
• 2022-11-10 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,066 · -0.8% YoY. Source: county tax records.