7590 San Diego St · Beaumont, TX 77708

$225,500

3 bd · 2.0 ba · 2,384 sqft · SingleFamily public records · 12 Days on market

Built 1968 Est $350k · 36% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.2/10.0
• 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

Well maintained and updated home near Griffing Park in Beaumont, TX. Large 3 or 4 Bedroom home with 2 full baths and a 2 car attached carport. 4th Bedroom can be an office or even a second living area with double doors. Fresh paint in and out as well as laminate wood & vinyl flooring throughout the home. Kitchen has been updated with new counter tops, updated cook top, dishwasher, and even a custom breakfast bar. Country charm throughout home with burnt pine trim as well as a large wood burning fireplace! All this plus large covered patio, storage building, and custom fence on a over sized corner lot. Country charm nestled in the city. Seller willing to assist with closing with a full price offer!!! Call today!

Key facts

• Additional back lot
• 2 parking spots
• Listed 12 days

Tags

• BUTCHER BLOCK COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FLEXIBLE LIVING SPACES
• ADDITIONAL BACK LOT

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Slab foundation
• Exterior features: Covered patio/porch; Chain-link fencing; Storage structure

Interior

• Kitchen: Dishwasher; Oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Pantry; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $226k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $226k).
• Cap rate 8.5% 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: 70 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,500

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: 1.12% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $350,448
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7575 San Bruno St	0.15mi	4/3.0 (+1)	2,600 (+9%)	2mo	$419,000	$161	68
6690 Highpoint Ave	0.56mi	4/3.0 (+1)	2,281 (-4%)	2mo	$325,000	$142	56
6605 Alexis St	0.58mi	4/3.0 (+1)	2,173 (-9%)	10mo	$328,496	$151	41
6804 Broadleaf Dr	0.41mi	4/2.0 (+1)	2,150 (-10%)	24mo	$370,000	$172	40
6540 Durango Dr	0.73mi	3/2.5	2,529 (+6%)	19mo	$314,000	$124	38
6545 Alexis St	0.65mi	4/3.0 (+1)	2,173 (-9%)	10mo	$318,995	$147	38
6615 Alexis St	0.56mi	4/2.0 (+1)	2,031 (-15%)	16mo	$313,325	$154	31
6595 Alexis St	0.59mi	4/2.0 (+1)	2,031 (-15%)	16mo	$298,990	$147	29
6555 Alexis St	0.64mi	4/2.0 (+1)	2,031 (-15%)	15mo	$297,990	$147	28

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-10,356
• Equity at exit: $33,623

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $24,857
• Equity at exit: $19,497

Cash invested: $63,140 (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 77708

• Active inventory: 70
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,531 medium
• Mortgage (P&I): −$1,183
• Tax from tax record: −$313 /mo · $3,753/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $410

Break-even live

Break-even rent $2,012

Max offer price $225,500

Occupancy floor 79%

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: $56,375
• Closing costs: $6,765
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6715 Riplee St Beaumont, TX	4.0	2.0	1817	$2,550	$1.40	21d	1	0.71mi
6970 Ellen Ln Beaumont, TX	3.0	2.5	1867	$2,500	$1.34	13d	1	1.19mi

Listing history 10 events

1. 2026-06-18
   days on market $225,500 Active 12 DOM
2. 2026-06-17
   days on market $225,500 Active 11 DOM
3. 2026-06-16
   days on market $225,500 Active 10 DOM
4. 2026-06-15
   days on market $225,500 Active 9 DOM
5. 2026-06-14
   days on market $225,500 Active 7 DOM
6. 2026-06-13
   days on market $225,500 Active 6 DOM
7. 2026-06-10
   days on market $225,500 Active 4 DOM
8. 2026-06-09
   days on market $225,500 Active 3 DOM
9. 2026-06-09
   remarks 669-char remark
10. 2026-06-09
    listed $225,500 Active 2 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: $3,753 · $313/mo
• Projected year-2 tax: $4,127 · $344/mo
• Expected delta: +$373/yr (+$31/mo · 9.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $30,372
• − Mortgage interest: −$12,632
• − Property taxes: −$3,753
• − Insurance: −$1,128
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − Depreciation: −$6,560
• Taxable income: $1,440
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $4,577/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
• City population: 125,901
• Population (ZIP): 12,398

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: Majority Black (65%)
• Race & ethnicity: Black 65% White 23% Hispanic / Latino 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% Tagalog/Filipino 1% Vietnamese 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: ▼ -107.07%
• Current HPI: 171.4951
• Rent YoY: —
• Metro: —
• 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

+80.5% since first listed

3 events — show timeline

• 2026-06-06 Listed $225,500 BBOR
• 2015-09-14 Sold (MLS) — BBOR
• 2015-08-07 Listed $124,900 BBOR

Property tax history

+5.4%/yr

Latest (2025): $3,753 · +28.8% YoY. Source: county tax records.