8013 Gladys · Beaumont, TX 77706

$156,900

2 bd · 2.0 ba · 1,446 sqft · Condo public records · 61 Days on market

Built 1988 $109/sqft · 29% below area Est $221k · 29% under

---

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 +16.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• DSCR +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 8013 Gladys Avenue, a beautifully maintained multi level condo in Beaumont’s West End. The adorable patio greets you when you walk through the front corridor. upon entering the home- the first floor is a spacious living area that could be great for entertaining. The home features a well-appointed kitchen, oversized bedrooms accompanied by a great amount of storage space throughout. There is an attached 2 car garage with a grocery- pass through to help with unloading groceries. The A/C unit has been replaced. This home offers the versatility to fit a number of different lifestyles. Schedule your showing today!

Key facts

• Adorable patio
• Multi level condo
• Spacious living area

Tags

• MULTI LEVEL CONDO
• ADORABLE PATIO
• SPACIOUS LIVING AREA
• WELL-APPOINTED KITCHEN
• GREAT AMOUNT OF STORAGE SPACE
• GROCERY PASS THROUGH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $157k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $147k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Rents flat; 258 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 8 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,486 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.02% ✓
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 8.2

CMA / ARV

• ARV (median comp): $220,904
• List price: $156,900
• Delta: -28.97%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.48×
• Total profit: $-22,828
• Equity at exit: $23,394

10-year hold

• IRR: -11.0%
• Equity multiple: 0.41×
• Total profit: $-25,985
• Equity at exit: $13,566

Cash invested: $43,932 (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 77706

• Rents YoY: 0.7%
• Active inventory: 258
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$823
• Tax from tax record: −$276 /mo · $3,311/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $97

Break-even live

Break-even rent $1,474

Max offer price $156,900

Occupancy floor 89%

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: $39,225
• Closing costs: $4,707
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1532 Bryant Way Beaumont, TX	3.0	2.0	1628	$1,750	$1.07	13d	1	0.07mi
8256 Heartfield Ln Beaumont, TX	2.0	2.0	1638	$1,450	$0.89	43d	1	0.18mi
1450 N Major Dr Beaumont, TX	1.0–2.0	1.0–2.0	849	$1,188	$1.40	13d	17	0.19mi
1456 N Major Dr Beaumont, TX	2.0	2.0	1008	$1,079	$1.07	43d	1	0.21mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	13d	1	0.21mi
1212 N Major Dr Unit 4820 Beaumont, TX	3.0	2.5	1692	$1,646	$0.97	23d	1	0.21mi
1915 Sams Way Beaumont, TX	3.0	2.0	1696	$2,100	$1.24	23d	1	0.31mi
1605 Cornerstone Ct Beaumont, TX	1.0–2.0	1.0–2.0	818	$1,108	$1.35	13d	17	0.35mi
6795 Greenwood Dr Beaumont, TX	3.0	2.0	1650	$2,500	$1.52	23d	1	0.44mi
976 Sunmeadow Dr Beaumont, TX	3.0	2.5	1656	$1,995	$1.20	13d	1	0.55mi
976 Sunmeadow Dr Unit 05/04/26 Beaumont, TX	3.0	2.5	1656	$2,150	$1.30	43d	1	0.55mi
9252 Glen Meadow Ln Beaumont, TX	2.0	1.0	929	$1,250	$1.35	43d	1	0.56mi
1069 Green Meadow St Beaumont, TX	2.0	2.0	1556	$1,795	$1.15	44d	1	0.65mi
8960 Manion Dr Beaumont, TX	2.0	2.5	1358	$1,550	$1.14	43d	1	0.67mi
7996 Blue Bonnet Ln Beaumont, TX	3.0	2.0	1635	$2,300	$1.41	13d	1	0.78mi
434 Harbor Oaks Dr Beaumont, TX	3.0	2.0	1844	$2,500	$1.36	23d	1	0.91mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	43d	1	0.92mi
405 Harbor Oaks Dr Beaumont, TX	3.0	2.5	1828	$2,600	$1.42	23d	1	0.94mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	43d	1	1.10mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	43d	1	1.16mi
1620 Wellington Pl #903 Beaumont, TX	2.0	2.5	1215	$1,750	$1.44	43d	1	1.21mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	13d	10	1.21mi
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	13d	9	1.22mi
120 Smelker St Beaumont, TX	3.0	2.0	1300	$1,795	$1.38	13d	1	1.30mi
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	43d	1	1.36mi
3620 Grayson Ln Beaumont, TX	3.0	2.0	1850	$2,390	$1.29	43d	1	1.41mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	43d	1	1.43mi

HOA detail condo

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

Listing history 31 events

1. 2026-06-01
   statusdays on market $156,900 Pending 61 DOM
2. 2026-05-31
   days on market $156,900 Active 60 DOM
3. 2026-05-30
   days on market $156,900 Active 59 DOM
4. 2026-04-01
   listed $156,900 Active 633-char remark

   Show marketing remark (633 chars)

   Welcome to 8013 Gladys Avenue, a beautifully maintained multi level condo in Beaumont’s West End. The adorable patio greets you when you walk through the front corridor. upon entering the home- the first floor is a spacious living area that could be great for entertaining. The home features a well-appointed kitchen, oversized bedrooms accompanied by a great amount of storage space throughout. There is an attached 2 car garage with a grocery- pass through to help with unloading groceries. The A/C unit has been replaced. This home offers the versatility to fit a number of different lifestyles. Schedule your showing today!

5. 2025-10-10
   price $155,000
6. 2025-07-31
   price $156,000
7. 2024-06-04
   soldstatus
8. 2024-05-31
   soldstatus Closed
9. 2024-05-31
   soldstatus Sold
10. 2024-05-18
    status Pending
11. 2024-05-07
    status Option Pending
12. 2024-05-07
    status Pending
13. 2024-04-24
    listed $154,500 Active
14. 2024-04-24
    listed $154,500 Active
15. 2024-04-24
    historical
16. 2024-04-23
    status Active
17. 2024-04-16
    status Pending, Continue to Show
18. 2024-04-10
    status Option Pending
19. 2024-04-01
    listed $154,900 Active
20. 2021-08-13
    status Option Pending
21. 2021-08-09
    historical
22. 2021-06-22
    price $159,900
23. 2021-06-11
    listed $164,500 Active
24. 2019-11-04
    soldstatus
25. 2019-10-31
    soldstatus
26. 2019-09-16
    listed $149,900
27. 2015-12-22
    soldstatus
28. 2015-12-21
    soldstatus
29. 2015-09-15
    listed $139,900
30. 2008-03-11
    soldstatus
31. 2005-11-29
    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: $3,311 · $276/mo
• Projected year-2 tax: $3,311 · $276/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 6/10 Major FEMA zone X · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 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: $19,160
• − Mortgage interest: −$8,789
• − Property taxes: −$3,311
• − Insurance: −$784
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$4,564
• Taxable loss: −$1,354
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $1,493/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): 30,393
• Household income: $73,185
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1299.0

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 0.61)
• Race & ethnicity: White 56% Black 24% Hispanic / Latino 13% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Iranian 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 2% German/W. Germanic 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: ▼ -180.53%
• Current HPI: 159.4053
• Rent YoY: ▲ 0.66%
• 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

+12.2% since first listed

28 events — show timeline

• 2026-04-01 Listed $156,900 BBOR
• 2025-10-10 Price Changed $155,000 BBOR
• 2025-07-31 Price Changed $156,000 BBOR
• 2024-06-04 Sold (Public Records) — Public Records
• 2024-05-31 Sold (MLS) — HARMLS
• 2024-05-31 Sold (MLS) — BBOR
• 2024-05-18 Pending — HARMLS
• 2024-05-07 Pending — HARMLS
• 2024-05-07 Pending — BBOR
• 2024-04-24 Listing Removed — HARMLS
• 2024-04-24 Listed $154,500 HARMLS
• 2024-04-24 Listed $154,500 BBOR
• 2024-04-23 Relisted — HARMLS
• 2024-04-16 Pending — HARMLS
• 2024-04-10 Pending — HARMLS
• 2024-04-01 Listed $154,900 HARMLS
• 2021-08-13 Pending — HARMLS
• 2021-08-09 Listing Removed — HARMLS
• 2021-06-22 Price Changed $159,900 HARMLS
• 2021-06-11 Listed $164,500 HARMLS
• 2019-11-04 Sold (Public Records) — Public Records
• 2019-10-31 Sold (MLS) — BBOR
• 2019-09-16 Listed $149,900 BBOR
• 2015-12-22 Sold (Public Records) — Public Records
• 2015-12-21 Sold (MLS) — BBOR
• 2015-09-15 Listed $139,900 BBOR
• 2008-03-11 Sold (Public Records) — Public Records
• 2005-11-29 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $3,311 · +2.2% YoY. Source: county tax records.