3170 Corley St · Beaumont, TX 77701

$59,900

3 bd · 1.0 ba · 1,317 sqft · SingleFamily public records · 21 Days on market

Built 1962 8,250 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 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

HANDYMAN/INVESTOR SPECIAL ---- CAN'T BEAT THE PRICE on this fixer upper home conveniently located in BEAUMONT. .. Buy to fix and live in it or as an investment to rent, either way this is a DEAL!!!. .. GREAT LOCATION close to everything. .. SOLD WITH TERMS or cash. .. Deal this cheap will not last. .. HURRY

Key facts

• Close to schools
• Excellent location
• Close to shopping

Tags

• EXCELLENT LOCATION
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO ENTERTAINMENT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (all main rooms listed on first floor)
• Construction: Built in 1962; Composition roof; Slab foundation; Construction materials: Unknown
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the first floor (both 11 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (gas)
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.1% 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, 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: Fehl-Price El (math 2% / reading 12%, grade F, #4,307 of 4,322 statewide, top 100%, 453 students, 97% FRL, charter); Odom Middle (math 30% / reading 42%, grade F, #805 of 1,662 statewide, top 50%, 709 students, 73% FRL); 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 85% FRL vs 69% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 32% 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 $4k of equity ($414 loan paydown + $4k appreciation (6.2% local appreciation)).
• At projected returns (6.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: property tax is 3.5% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $59,001 (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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 2.22% ✓
• Cap rate: 17.05%
• Cash-on-cash: 38.43%
• DSCR: 2.71
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $204,135
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3190 Cartwright St	0.07mi	3/2.0	1,301 (-1%)	14mo	$204,900	$157	79
3145 Roberts St	0.17mi	2/1.0 (-1)	1,290 (-2%)	14mo	$75,000	$58	72
2340 Columbia St	0.27mi	3/2.0	1,353 (+3%)	18mo	$79,900	$59	64
2450 Columbia St	0.25mi	2/2.0 (-1)	1,404 (+7%)	6mo	$135,000	$96	63
2360 Clearview St	0.14mi	3/1.0	1,213 (-8%)	24mo	$147,990	$122	60
3137 Dorothy Ave	0.47mi	3/2.0	1,300 (-1%)	17mo	$205,990	$158	58
3131 Dorothy Ave	0.49mi	3/2.0	1,357 (+3%)	16mo	$214,990	$158	55
3185 Elinor St	0.55mi	3/2.0	1,496 (+14%)	9mo	$226,000	$151	40
3350 Saint James Blvd	0.75mi	3/2.0	1,514 (+15%)	8mo	$242,999	$161	30
3220 Saint James Blvd	0.73mi	3/2.0	1,514 (+15%)	10mo	$234,999	$155	29
3160 Saint James Blvd	0.72mi	3/2.0	1,514 (+15%)	12mo	$234,999	$155	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 44.5%
• Equity multiple: 3.88×
• Total profit: $48,292
• Equity at exit: $38,614

10-year hold

• IRR: 41.4%
• Equity multiple: 8.07×
• Total profit: $118,591
• Equity at exit: $70,866

Cash invested: $16,772 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$314
• Tax from tax record: −$173 /mo · $2,070/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $471

Break-even live

Break-even rent $732

Max offer price $59,900

Occupancy floor 60%

Sensitivity live

Price	-10% $505	-5% $488	+0% $471	+5% $454	+10% $437
Rent	-10% $366	-5% $418	+0% $471	+5% $523	+10% $576
Rate	-1.0pp $501	-0.5pp $486	base $471	+0.5pp $455	+1.0pp $439

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2450 S 8th St Beaumont, TX	3.0	1.0	940	$1,450	$1.54	14d	1	0.18mi
3255 Waverly St Beaumont, TX	3.0	2.0	1152	$1,600	$1.39	24d	1	0.62mi
690 E Avenue Unit A Beaumont, TX	3.0	1.0	1300	$975	$0.75	14d	1	0.99mi
1107 Avenue A Unit 1111 Beaumont, TX	2.0	1.0	1012	$995	$0.98	24d	1	1.32mi
1107 Avenue A Unit 1109 Beaumont, TX	2.0	1.0	1012	$995	$0.98	44d	1	1.32mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	44d	1	1.32mi
1107 Avenue A Beaumont, TX	4.0	2.0	1584	$1,395	$0.88	44d	1	1.32mi
1545 Avenue B Beaumont, TX	2.0	1.0	1212	$695	$0.57	44d	1	1.35mi
4455 S 5th St Beaumont, TX	3.0	2.0	1437	$1,500	$1.04	14d	1	1.35mi

Listing history 20 events

1. 2026-06-18
   days on market $59,900 Active 21 DOM
2. 2026-06-17
   days on market $59,900 Active 20 DOM
3. 2026-06-16
   days on market $59,900 Active 19 DOM
4. 2026-06-15
   days on market $59,900 Active 18 DOM
5. 2026-06-14
   days on market $59,900 Active 16 DOM
6. 2026-06-13
   days on market $59,900 Active 15 DOM
7. 2026-06-10
   days on market $59,900 Active 13 DOM
8. 2026-06-09
   days on market $59,900 Active 12 DOM
9. 2026-06-08
   days on market $59,900 Active 11 DOM
10. 2026-06-07
    days on market $59,900 Active 10 DOM
11. 2026-06-03
    days on market $59,900 Active 6 DOM
12. 2026-06-02
    days on market $59,900 Active 5 DOM
13. 2026-06-01
    days on market $59,900 Active 4 DOM
14. 2026-05-31
    days on market $59,900 Active 3 DOM
15. 2026-05-30
    days on market $59,900 Active 2 DOM
16. 2026-05-28
    listed $59,900 Active
17. 2023-05-26
    soldstatus Sold 308-char remark

    Show marketing remark (308 chars)

    HANDYMAN/INVESTOR SPECIAL ---- CAN'T BEAT THE PRICE on this fixer upper home conveniently located in BEAUMONT. .. Buy to fix and live in it or as an investment to rent, either way this is a DEAL!!!. .. GREAT LOCATION close to everything. .. SOLD WITH TERMS or cash. .. Deal this cheap will not last. .. HURRY

18. 2023-05-26
    soldstatus Closed 308-char remark

    Show marketing remark (308 chars)

    HANDYMAN/INVESTOR SPECIAL ---- CAN'T BEAT THE PRICE on this fixer upper home conveniently located in BEAUMONT. .. Buy to fix and live in it or as an investment to rent, either way this is a DEAL!!!. .. GREAT LOCATION close to everything. .. SOLD WITH TERMS or cash. .. Deal this cheap will not last. .. HURRY

19. 2023-04-07
    listed $59,900 Active 308-char remark

    Show marketing remark (308 chars)

    HANDYMAN/INVESTOR SPECIAL ---- CAN'T BEAT THE PRICE on this fixer upper home conveniently located in BEAUMONT. .. Buy to fix and live in it or as an investment to rent, either way this is a DEAL!!!. .. GREAT LOCATION close to everything. .. SOLD WITH TERMS or cash. .. Deal this cheap will not last. .. HURRY

20. 2023-04-07
    listed $59,900 Active 308-char remark

    Show marketing remark (308 chars)

    HANDYMAN/INVESTOR SPECIAL ---- CAN'T BEAT THE PRICE on this fixer upper home conveniently located in BEAUMONT. .. Buy to fix and live in it or as an investment to rent, either way this is a DEAL!!!. .. GREAT LOCATION close to everything. .. SOLD WITH TERMS or cash. .. Deal this cheap will not last. .. HURRY

ⓘ 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: $2,070 · $173/mo
• Projected year-2 tax: $2,070 · $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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $15,930
• − Mortgage interest: −$3,355
• − Property taxes: −$2,070
• − Insurance: −$1,097
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$1,743
• Taxable income: $5,116
• Est. tax owed @ 24.0%: −$1,228
• After-tax cash flow: $4,420/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

+0.0% since first listed

5 events — show timeline

• 2026-05-28 Listed $59,900 HARMLS
• 2023-05-26 Sold (MLS) — BBOR
• 2023-05-26 Sold (MLS) — HARMLS
• 2023-04-07 Listed $59,900 BBOR
• 2023-04-07 Listed $59,900 HARMLS

Property tax history

+7.9%/yr

Latest (2025): $2,070 · -0.8% YoY. Source: county tax records.