420 Georgetown St · Beaumont, TX 77707

$139,900

3 bd · 2.5 ba · 1,664 sqft · Condo public records · 9 Days on market

Built 1968

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

Updated downstairs and baths upstairs!! The seller has done a fabulous job of redoing the entire kitchen and opening it up to the den with beams and a breakfast bar! The extensive counter space extends to a nice desk area as well. French doors lead to patio and seller has extended the slab on the front porch! Wood floors down and also up the stairs. Half bath down. 3 large bedrooms upstairs and both baths are updated and master has a step-in shower with a bench!! Seller has redone the entire A/C AND HEAT with a Rheem unit appx. 5 years ago as well as an upgraded water heater about a year ago and garage door opener '17. Hard-wired smoke alarm. Upstairs needs some touch-ups. Low maintenance fee and this unit does use city garbage pickup and not private. Priced to sell!

Key facts

• Open-concept design
• Decorative beams
• Built-in desk area

Tags

• OPEN-CONCEPT DESIGN
• DECORATIVE BEAMS
• BREAKFAST BAR
• BUILT-IN DESK AREA
• GLASS-FRONT CABINETRY
• GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Residential condo/townhouse
• Construction: Slab foundation
• Exterior features: Public maintained road access; Subdivision: Manion Pl. Twhs

Interior

• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Carpet flooring; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.4% 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: 151 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 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 $139,900

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.21%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $691
• Equity at exit: $20,860

10-year hold

• IRR: 10.1%
• Equity multiple: 1.79×
• Total profit: $30,812
• Equity at exit: $12,096

Cash invested: $39,172 (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 77707

• Active inventory: 151
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$734
• Tax from tax record: −$208 /mo · $2,494/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $366

Break-even live

Break-even rent $1,265

Max offer price $139,900

Occupancy floor 74%

Sensitivity live

Price	-10% $445	-5% $406	+0% $366	+5% $326	+10% $287
Rent	-10% $229	-5% $298	+0% $366	+5% $434	+10% $503
Rate	-1.0pp $437	-0.5pp $402	base $366	+0.5pp $330	+1.0pp $293

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Georgetown St Beaumont, TX	3.0	2.5	2191	$1,600	$0.73	44d	1	0.05mi
551 Georgetown St Beaumont, TX	2.0	1.5	1317	$1,300	$0.99	44d	1	0.09mi
445 Longmeadow St Beaumont, TX	3.0	2.5	2048	$2,100	$1.03	44d	1	0.09mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$1,850	$1.54	21d	1	0.56mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$2,250	$1.88	24d	1	0.56mi
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	44d	1	0.64mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	21d	1	0.64mi
85 E Caldwood Dr Beaumont, TX	2.0	1.5	1330	$1,223	$0.92	44d	2	0.64mi
85 E Caldwood Dr #6 Beaumont, TX	2.0	1.5	1331	$1,250	$0.94	24d	1	0.64mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	14d	10	0.65mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	44d	1	0.72mi
6286 Afton Ln Beaumont, TX	3.0	2.5	2024	$1,675	$0.83	24d	1	0.74mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	44d	1	0.81mi
5195 Oriole Dr Beaumont, TX	3.0	2.0	1814	$2,000	$1.10	44d	1	0.84mi
340 Maxwell Dr Beaumont, TX	3.0	2.5	1824	$2,100	$1.15	44d	1	0.88mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	21d	1	0.94mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	44d	1	0.96mi
7575 Chelsea Pl Beaumont, TX	3.0	2.0	2193	$2,495	$1.14	45d	1	1.09mi
440 N Circuit Dr Beaumont, TX	3.0	2.0	1946	$2,150	$1.10	24d	1	1.23mi
565 25th St Beaumont, TX	2.0	2.0	1128	$1,650	$1.46	14d	1	1.32mi
1170 Brandywine St Beaumont, TX	3.0	2.0	2100	$1,890	$0.90	24d	1	1.37mi
3720 Laurel Ave Unit Laurel Ave unit 12 Beaumont, TX	2.0	1.5	1188	$1,095	$0.92	24d	1	1.40mi
3720 Laurel St #6 Beaumont, TX	2.0	1.5	1152	$1,095	$0.95	14d	1	1.41mi
6795 Greenwood Dr Beaumont, TX	3.0	2.0	1650	$2,500	$1.52	24d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-18
   days on market $139,900 Active 9 DOM
2. 2026-06-17
   days on market $139,900 Active 8 DOM
3. 2026-06-16
   days on market $139,900 Active 7 DOM
4. 2026-06-15
   days on market $139,900 Active 6 DOM
5. 2026-06-14
   days on market $139,900 Active 4 DOM
6. 2026-06-13
   days on market $139,900 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $139,900 Active 1 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: $2,494 · $208/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$67/yr (+$6/mo · 2.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme 99% 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: $20,746
• − Mortgage interest: −$7,837
• − Property taxes: −$2,494
• − Insurance: −$700
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$4,070
• Taxable income: $2,328
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $3,834/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

+21.8% since first listed

5 events — show timeline

• 2026-06-09 Listed $139,900 BBOR
• 2019-03-15 Sold (Public Records) — Public Records
• 2019-03-14 Sold (MLS) — BBOR
• 2019-02-11 Listed $114,900 BBOR
• 2006-11-22 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,494 · -0.8% YoY. Source: county tax records.