2390 Avenue C · Beaumont, TX 77701

$100,000

6 bd · None ba · 1,800 sqft · SingleFamily public records · 17 Days on market

Built 1962 7,500 sqft lot $56/sqft · at area comps Est $102k · at est. ↓ 9% since listing

---

Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +8.6/15.0
• Appreciation +8.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Fantastic income producing duplex in Beaumont, close to Lamar University. Two spacious units: 1 bedroom and a 2 bedroom unit. High ceilings throughout, abundant natural light, updated bathrooms, sizeable living areas, charming front porch, hardwood flooring in each unit.

Key facts

• Hardwood flooring
• Updated bathrooms
• High ceilings

Tags

• INCOME PRODUCING DUPLEX
• HIGH CEILINGS
• ABUNDANT NATURAL LIGHT
• UPDATED BATHROOMS
• HARDWOOD FLOORING

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: 73 active listings in the ZIP; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $6k appreciation (6.2% local appreciation)).
• At projected returns (6.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.46% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.91%
• DSCR: 1.80
• GRM: 5.7

CMA / ARV

• ARV (median comp): $102,500
• List price: $100,000
• Delta: 12.20%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.89×
• Total profit: $52,857
• Equity at exit: $64,464

10-year hold

• IRR: 26.4%
• Equity multiple: 5.92×
• Total profit: $137,753
• Equity at exit: $118,307

Cash invested: $28,000 (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 77701

• Home prices YoY: 3.8%
• Active inventory: 73
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$173 /mo · $2,078/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $352

Break-even live

Break-even rent $1,020

Max offer price $100,000

Occupancy floor 71%

Sensitivity live

Price	-10% $408	-5% $380	+0% $352	+5% $323	+10% $295
Rent	-10% $236	-5% $294	+0% $352	+5% $409	+10% $467
Rate	-1.0pp $402	-0.5pp $377	base $352	+0.5pp $326	+1.0pp $299

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   status $100,000 Active 17 DOM
2. 2026-06-07
   statusdays on market $100,000 Pending 17 DOM
3. 2026-06-03
   pricedays on market $100,000 Active 15 DOM
4. 2026-06-02
   days on market $105,000 Active 14 DOM
5. 2026-06-01
   days on market $105,000 Active 13 DOM
6. 2026-05-31
   days on market $105,000 Active 12 DOM
7. 2026-05-30
   days on market $105,000 Active 11 DOM
8. 2026-05-17
   listed $105,000 Active 271-char remark

   Show marketing remark (271 chars)

   Fantastic income producing duplex in Beaumont, close to Lamar University. Two spacious units: 1 bedroom and a 2 bedroom unit. High ceilings throughout, abundant natural light, updated bathrooms, sizeable living areas, charming front porch, hardwood flooring in each unit.

9. 2026-03-16
   listed $115,000 Active 289-char remark

   Show marketing remark (289 chars)

   Fantastic income producing duplex in Beaumont, Centralized location close to Lamar University, 2 spacious units with a 1 bedroom and 2 bedroom, High ceilings throughout, Abundant natural light, Updated bathrooms, Sizeable living areas, Charming front porch, Hardwood flooring in each unit.

10. 2025-11-09
    historical $700
11. 2025-07-30
    listed $700
12. 2025-01-19
    historical $700
13. 2025-01-11
    price $700
14. 2024-11-27
    price $850
15. 2024-10-26
    price $750
16. 2024-10-03
    price $800
17. 2024-09-03
    listed $850
18. 2024-05-28
    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: $2,078 · $173/mo
• Projected year-2 tax: $2,078 · $173/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 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: $17,579
• − Mortgage interest: −$5,602
• − Property taxes: −$2,078
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$2,909
• Taxable income: $2,879
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $3,527/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): 12,381
• Household income: $49,181
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 516.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 44% Black 44% Two or more races 21% White 8% Asian 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 40% Vietnamese 3%

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: ▲ 6.25%
• Current HPI: 170.1843
• 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

-8.7% since first listed

11 events — show timeline

• 2026-05-17 Listed $105,000 BBOR
• 2026-03-16 Listed $115,000 HARMLS
• 2025-11-09 Rental Removed $700 APPFOLIO
• 2025-07-30 Listed for Rent $700 APPFOLIO
• 2025-01-19 Rental Removed $700 APPFOLIO
• 2025-01-11 Price Changed $700 APPFOLIO
• 2024-11-27 Price Changed $850 APPFOLIO
• 2024-10-26 Price Changed $750 APPFOLIO
• 2024-10-03 Price Changed $800 APPFOLIO
• 2024-09-03 Listed for Rent $850 APPFOLIO
• 2024-05-28 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,078 · +22.3% YoY. Source: county tax records.