1212 N Major Dr · Beaumont, TX 77706

$299,500

6 bd · 0.0 ba · 3,696 sqft · MultiFamily · 60 Days on market

Fair condition $81/sqft · 6% above area Est $282k · 6% over

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +4.7/15.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Excellent Investment Opportunity – Fully Updated Income-Producing Triplex Great chance to own a well-maintained, income-generating property with strong rental performance. All three units are currently leased, providing immediate cash flow. This property has been thoughtfully updated to minimize maintenance and attract quality tenants. With stable occupancy, solid rental income, and major upgrades already completed, this is an ideal turnkey investment for both new and experienced investors looking to expand their portfolio.

Key facts

• Stable occupancy
• Solid rental income
• Thoughtfully updated

Tags

• INCOME PRODUCING TRIPLEX
• WELL MAINTAINED PROPERTY
• STRONG RENTAL PERFORMANCE
• THOUGHTFULLY UPDATED
• STABLE OCCUPANCY
• SOLID RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $300k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $933 ($11k/yr) — positive. Per door: $311/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Rents flat; 259 active listings in the ZIP; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $3,885/mo this rent would consume 64% of the median local household income ($73k/yr) (locally 1299% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 45 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

• 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.30% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.30%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $282,027
• List price: $299,500
• Delta: 6.20%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 Major Dr #25	0.00mi	6/2.0	3,696 (0%)	21mo	$290,000	$78	75

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.02×
• Total profit: $2,047
• Equity at exit: $44,656

10-year hold

• IRR: 7.7%
• Equity multiple: 1.52×
• Total profit: $43,699
• Equity at exit: $25,895

Cash invested: $83,860 (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: 259
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $3,885 high
• Mortgage (P&I): −$1,571
• Tax est. 1.5%: −$374 /mo · $4,492/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$816
• Net cashflow: $933

Break-even live

Break-even rent $2,704

Max offer price $299,500

Occupancy floor 71%

Sensitivity live

Price	-10% $1,140	-5% $1,036	+0% $933	+5% $829	+10% $726
Rent	-10% $626	-5% $779	+0% $933	+5% $1,086	+10% $1,240
Rate	-1.0pp $1,084	-0.5pp $1,009	base $933	+0.5pp $855	+1.0pp $776

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$3,885
Total (3 units)			$3,885

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-05-31
   days on market $299,500 Active 60 DOM
2. 2026-05-30
   days on market $299,500 Active 59 DOM
3. 2026-05-05
   historical $1,250
4. 2026-04-30
   historical
5. 2026-04-02
   listed $299,500 Active 535-char remark

   Show marketing remark (535 chars)

   Excellent Investment Opportunity – Fully Updated Income-Producing Triplex Great chance to own a well-maintained, income-generating property with strong rental performance. All three units are currently leased, providing immediate cash flow. This property has been thoughtfully updated to minimize maintenance and attract quality tenants. With stable occupancy, solid rental income, and major upgrades already completed, this is an ideal turnkey investment for both new and experienced investors looking to expand their portfolio.

6. 2026-02-24
   price $299,500
7. 2026-02-22
   listed $299 Active
8. 2026-01-23
   listed $1,250
9. 2025-05-30
   historical $1,050
10. 2025-05-21
    listed $1,050
11. 2025-05-16
    historical $1,095
12. 2025-04-02
    listed $1,095
13. 2025-01-01
    historical $1,090
14. 2025-01-01
    listed $1,090
15. 2024-12-24
    historical $1,090
16. 2024-11-14
    soldstatus Closed
17. 2024-10-31
    listed $1,090
18. 2024-10-31
    historical $1,250
19. 2024-10-18
    price $103,790
20. 2024-09-26
    listed $1,250
21. 2024-08-17
    price $107,000
22. 2024-08-15
    status Pending
23. 2024-07-22
    price $114,000
24. 2024-06-19
    listed $290,000 Active
25. 2023-12-30
    historical $990
26. 2023-12-22
    soldstatus Closed
27. 2023-11-13
    status Pending
28. 2023-11-08
    listed $990
29. 2023-10-19
    listed $125,000 Active
30. 2023-09-14
    soldstatus Closed
31. 2023-09-14
    soldstatus Closed
32. 2023-09-14
    soldstatus Closed
33. 2023-09-14
    soldstatus Closed
34. 2023-08-30
    status Pending
35. 2023-08-30
    status Pending
36. 2023-08-30
    status Pending
37. 2023-08-30
    status Pending
38. 2023-08-24
    status Active
39. 2023-08-24
    status Active
40. 2023-08-24
    status Active
41. 2023-08-24
    status Active
42. 2023-08-08
    historical
43. 2023-08-06
    historical
44. 2023-08-06
    historical
45. 2023-08-05
    historical
46. 2023-08-03
    status Active
47. 2023-08-03
    status Active
48. 2023-08-03
    status Active
49. 2023-08-02
    historical
50. 2023-08-02
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 21 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: $46,620
• − Mortgage interest: −$16,777
• − Property taxes: −$4,492
• − Insurance: −$2,295
• − Repairs & maintenance: −$3,730
• − Management: −$3,730
• − Depreciation: −$8,713
• Taxable income: $6,884
• Est. tax owed @ 24.0%: −$1,652
• After-tax cash flow: $9,543/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance to improve its condition and curb appeal, which would increase its value for both resale and rental.

Repairs flagged

• Major Exterior debris — Debris on the ground suggests recent damage
• Major Exterior landscaping — Overgrown bushes and debris

Value-add opportunities

• Both Landscaping and exterior cleaning — Improves curb appeal and property value
• Both Exterior repairs — Enhances property value and attracts quality tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior debris · Debris on the ground suggests recent damage	Major	$15,000–50,000
Exterior landscaping · Overgrown bushes and debris	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and exterior cleaning — Improves curb appeal and property value ↑
• Both Exterior repairs — Enhances property value and attracts quality tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-98.6% since first listed

101 events — show timeline

• 2026-05-05 Rental Removed $1,250 BBOR
• 2026-04-30 Listing Removed — HARMLS
• 2026-04-02 Listed $299,500 BBOR
• 2026-02-24 Price Changed $299,500 HARMLS
• 2026-02-22 Listed $299 HARMLS
• 2026-01-23 Listed for Rent $1,250 BBOR
• 2025-05-30 Rental Removed $1,050 BBOR
• 2025-05-21 Listed for Rent $1,050 BBOR
• 2025-05-16 Rental Removed $1,095 BBOR
• 2025-04-02 Listed for Rent $1,095 BBOR
• 2025-01-01 Rental Removed $1,090 BBOR
• 2025-01-01 Listed for Rent $1,090 BBOR
• 2024-12-24 Rental Removed $1,090 BBOR
• 2024-11-14 Sold (MLS) — BBOR
• 2024-10-31 Listed for Rent $1,090 BBOR
• 2024-10-31 Rental Removed $1,250 BBOR
• 2024-10-18 Price Changed $103,790 BBOR
• 2024-09-26 Listed for Rent $1,250 BBOR
• 2024-08-17 Price Changed $107,000 BBOR
• 2024-08-15 Pending — BBOR
• 2024-07-22 Price Changed $114,000 BBOR
• 2024-06-19 Listed $290,000 BBOR
• 2023-12-30 Rental Removed $990 BBOR
• 2023-12-22 Sold (MLS) — BBOR
• 2023-11-13 Pending — BBOR
• 2023-11-08 Listed for Rent $990 BBOR
• 2023-10-19 Listed $125,000 BBOR
• 2023-09-14 Sold (MLS) — BBOR
• 2023-09-14 Sold (MLS) — BBOR
• 2023-09-14 Sold (MLS) — BBOR
• 2023-09-14 Sold (MLS) — BBOR
• 2023-08-30 Pending — BBOR
• 2023-08-30 Pending — BBOR
• 2023-08-30 Pending — BBOR
• 2023-08-30 Pending — BBOR
• 2023-08-24 Relisted — BBOR
• 2023-08-24 Relisted — BBOR
• 2023-08-24 Relisted — BBOR
• 2023-08-24 Relisted — BBOR
• 2023-08-08 Delisted — BBOR
• 2023-08-06 Delisted — BBOR
• 2023-08-06 Delisted — BBOR
• 2023-08-05 Delisted — BBOR
• 2023-08-03 Relisted — BBOR
• 2023-08-03 Relisted — BBOR
• 2023-08-03 Relisted — BBOR
• 2023-08-02 Delisted — BBOR
• 2023-08-02 Delisted — BBOR
• 2023-08-01 Delisted — BBOR
• 2023-07-31 Relisted — BBOR
• 2023-07-31 Relisted — BBOR
• 2023-07-31 Relisted — BBOR
• 2023-07-31 Relisted — BBOR
• 2023-07-05 Pending — BBOR
• 2023-07-05 Pending — BBOR
• 2023-07-05 Pending — BBOR
• 2023-07-05 Pending — BBOR
• 2023-06-27 Listed $95,000 BBOR
• 2023-06-27 Listed $95,000 BBOR
• 2023-06-27 Listed $95,000 BBOR
• 2023-06-27 Listed $95,000 BBOR
• 2023-04-05 Sold (MLS) — BBOR
• 2023-03-13 Pending — BBOR
• 2023-02-22 Listed $390,000 BBOR
• 2022-08-01 Sold (MLS) — BBOR
• 2022-07-01 Listed $159,000 BBOR
• 2022-05-31 Sold (MLS) — BBOR
• 2022-05-13 Listed $129,900 BBOR
• 2021-06-30 Sold (MLS) — BBOR
• 2021-06-14 Sold (MLS) — BBOR
• 2021-05-25 Listed $85,000 BBOR
• 2021-05-25 Listed $115,000 BBOR
• 2020-06-26 Sold (MLS) — BBOR
• 2020-06-08 Listed $99,000 BBOR
• 2020-01-28 Sold (MLS) — BBOR
• 2020-01-10 Listed $88,500 BBOR
• 2019-02-20 Sold (MLS) — BBOR
• 2019-01-16 Listed $100,000 BBOR
• 2019-01-11 Sold (MLS) — BBOR
• 2019-01-11 Sold (MLS) — BBOR
• 2019-01-04 Listed $75,900 BBOR
• 2018-12-20 Listed $99,900 BBOR
• 2018-06-15 Sold (MLS) — BBOR
• 2018-05-25 Sold (MLS) — BBOR
• 2018-04-17 Listed $89,900 BBOR
• 2018-04-10 Listed $115,000 BBOR
• 2018-01-30 Sold (MLS) — BBOR
• 2017-12-20 Listed $210,000 BBOR
• 2017-11-06 Sold (MLS) — BBOR
• 2017-10-06 Listed $115,000 BBOR
• 2016-09-27 Sold (MLS) — BBOR
• 2016-09-07 Listed $84,000 BBOR
• 2016-01-05 Sold (MLS) — BBOR
• 2015-12-16 Sold (MLS) — BBOR
• 2015-12-16 Sold (MLS) — BBOR
• 2015-12-16 Sold (MLS) — BBOR
• 2015-12-16 Sold (MLS) — BBOR
• 2015-11-12 Listed $89,000 BBOR
• 2015-11-12 Listed $89,000 BBOR
• 2015-11-12 Listed $89,000 BBOR
• 2015-11-12 Listed $89,000 BBOR