8475 Glen Mdw · Beaumont, TX 77706

$114,900

2 bd · 1.5 ba · 1,276 sqft · Condo public records · 102 Days on market

Built 1978 $90/sqft · 41% below area Est $194k · 41% under

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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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.3/10.0
• 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

Nice 2-bedroom, 1.5-bath condo perfect for a first-time homebuyer, small family, or a great addition to a rental portfolio. The entry opens into a spacious living room with a cozy wood-burning fireplace. The kitchen sits just off the living area and connects to a breakfast space featuring slate tile flooring. Off the kitchen you’ll find a convenient half bath, laundry area, and access to the garage. Both bedrooms are upstairs and include large walk-in closets. The patio area offers low maintenance, and the French doors add both charm and functionality.

Key facts

• Patio area
• Walk-in closets
• French doors

Tags

• WOOD-BURNING FIREPLACE
• SLATE TILE FLOORING
• WALK-IN CLOSETS
• PATIO AREA
• FRENCH DOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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, 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: Amelia El (math 8% / reading 15%, grade F, #4,225 of 4,322 statewide, top 98%, 544 students, 84% FRL); Vincent Middle (math 8% / reading 17%, grade F, #1,616 of 1,662 statewide, top 97%, 688 students, 75% FRL); West Brook Sr H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 2,245 students, 58% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: Rents flat; 259 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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: 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 $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.33% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.10%
• DSCR: 1.58
• GRM: 6.3

CMA / ARV

• ARV (median comp): $194,386
• List price: $114,900
• Delta: -40.89%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-3,894
• Equity at exit: $17,132

10-year hold

• IRR: 3.2%
• Equity multiple: 1.21×
• Total profit: $6,620
• Equity at exit: $9,934

Cash invested: $32,172 (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 77706

• Rents YoY: 0.7%
• Active inventory: 259
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$603
• Tax from tax record: −$204 /mo · $2,453/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $285

Break-even live

Break-even rent $1,166

Max offer price $114,900

Occupancy floor 76%

Sensitivity live

Price	-10% $350	-5% $317	+0% $285	+5% $252	+10% $220
Rent	-10% $164	-5% $224	+0% $285	+5% $345	+10% $405
Rate	-1.0pp $343	-0.5pp $314	base $285	+0.5pp $255	+1.0pp $225

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1212 N Major Dr Unit 4820 Beaumont, TX	3.0	2.5	1692	$1,646	$0.97	25d	1	0.11mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	15d	1	0.13mi
1450 N Major Dr Beaumont, TX	1.0–2.0	1.0–2.0	849	$1,188	$1.40	15d	17	0.13mi
1456 N Major Dr Beaumont, TX	2.0	2.0	1008	$1,079	$1.07	45d	1	0.14mi
976 Sunmeadow Dr Unit 05/04/26 Beaumont, TX	3.0	2.5	1656	$2,150	$1.30	45d	1	0.23mi
976 Sunmeadow Dr Beaumont, TX	3.0	2.5	1656	$1,995	$1.20	15d	1	0.23mi
9252 Glen Meadow Ln Beaumont, TX	2.0	1.0	929	$1,250	$1.35	45d	1	0.28mi
8256 Heartfield Ln Beaumont, TX	2.0	2.0	1638	$1,450	$0.89	45d	1	0.29mi
1605 Cornerstone Ct Beaumont, TX	1.0–2.0	1.0–2.0	818	$1,108	$1.35	15d	17	0.33mi
1532 Bryant Way Beaumont, TX	3.0	2.0	1628	$1,750	$1.07	15d	1	0.34mi
1069 Green Meadow St Beaumont, TX	2.0	2.0	1556	$1,795	$1.15	45d	1	0.35mi
8960 Manion Dr Beaumont, TX	2.0	2.5	1358	$1,550	$1.14	45d	1	0.36mi
1915 Sams Way Beaumont, TX	3.0	2.0	1696	$2,100	$1.24	25d	1	0.60mi
434 Harbor Oaks Dr Beaumont, TX	3.0	2.0	1844	$2,500	$1.36	25d	1	0.63mi
405 Harbor Oaks Dr Beaumont, TX	3.0	2.5	1828	$2,600	$1.42	25d	1	0.66mi
6795 Greenwood Dr Beaumont, TX	3.0	2.0	1650	$2,500	$1.52	25d	1	0.69mi
7996 Blue Bonnet Ln Beaumont, TX	3.0	2.0	1635	$2,300	$1.41	15d	1	0.96mi
120 Smelker St Beaumont, TX	3.0	2.0	1300	$1,795	$1.38	15d	1	1.01mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	45d	1	1.07mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	45d	1	1.08mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	45d	1	1.21mi
9225 Shepherd Dr Beaumont, TX	3.0	1.0	1136	$1,495	$1.32	45d	1	1.25mi
9245 Shepherd Dr Beaumont, TX	3.0	1.0	1003	$1,350	$1.35	15d	1	1.26mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	15d	10	1.32mi
9260 Josey St Beaumont, TX	3.0	2.0	1500	$2,100	$1.40	45d	1	1.34mi
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	15d	9	1.37mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	45d	1	1.39mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-21
   days on market $114,900 Active 102 DOM
2. 2026-06-18
   days on market $114,900 Active 99 DOM
3. 2026-06-17
   days on market $114,900 Active 98 DOM
4. 2026-06-16
   days on market $114,900 Active 97 DOM
5. 2026-06-15
   days on market $114,900 Active 96 DOM
6. 2026-06-14
   days on market $114,900 Active 94 DOM
7. 2026-06-13
   days on market $114,900 Active 93 DOM
8. 2026-06-10
   days on market $114,900 Active 91 DOM
9. 2026-06-09
   days on market $114,900 Active 90 DOM
10. 2026-06-08
    days on market $114,900 Active 89 DOM
11. 2026-06-07
    days on market $114,900 Active 88 DOM
12. 2026-06-03
    days on market $114,900 Active 84 DOM
13. 2026-06-02
    days on market $114,900 Active 83 DOM
14. 2026-06-01
    days on market $114,900 Active 82 DOM
15. 2026-05-31
    days on market $114,900 Active 81 DOM
16. 2026-05-30
    days on market $114,900 Active 80 DOM
17. 2026-03-11
    listed $114,900 Active 564-char remark

    Show marketing remark (564 chars)

    Nice 2-bedroom, 1.5-bath condo perfect for a first-time homebuyer, small family, or a great addition to a rental portfolio. The entry opens into a spacious living room with a cozy wood-burning fireplace. The kitchen sits just off the living area and connects to a breakfast space featuring slate tile flooring. Off the kitchen you’ll find a convenient half bath, laundry area, and access to the garage. Both bedrooms are upstairs and include large walk-in closets. The patio area offers low maintenance, and the French doors add both charm and functionality.

18. 2023-01-27
    soldstatus
19. 2023-01-26
    soldstatus Closed 548-char remark

    Show marketing remark (548 chars)

    If you've been looking for a condo to buy you may have seen this floor plan. The front door opens up into the roomy livingroom that features a woodburning fireplace. The kitchen shares the adjacent wall. The slate tile adds a nice boldness to this room and the breakfast area. Right off the kitchen is a convenient 1/2 bath, laundry room and access to the garage. All the bedrooms are upstairs and have large walkin closets. Little to no yard maintainence in this patio area and the french doors on the patio are astheticly pleasing and functional.

20. 2022-12-13
    status Pending 548-char remark

    Show marketing remark (548 chars)

    If you've been looking for a condo to buy you may have seen this floor plan. The front door opens up into the roomy livingroom that features a woodburning fireplace. The kitchen shares the adjacent wall. The slate tile adds a nice boldness to this room and the breakfast area. Right off the kitchen is a convenient 1/2 bath, laundry room and access to the garage. All the bedrooms are upstairs and have large walkin closets. Little to no yard maintainence in this patio area and the french doors on the patio are astheticly pleasing and functional.

21. 2022-10-07
    listed $106,000 Active 548-char remark

    Show marketing remark (548 chars)

    If you've been looking for a condo to buy you may have seen this floor plan. The front door opens up into the roomy livingroom that features a woodburning fireplace. The kitchen shares the adjacent wall. The slate tile adds a nice boldness to this room and the breakfast area. Right off the kitchen is a convenient 1/2 bath, laundry room and access to the garage. All the bedrooms are upstairs and have large walkin closets. Little to no yard maintainence in this patio area and the french doors on the patio are astheticly pleasing and functional.

22. 2007-05-11
    soldstatus
23. 2006-06-14
    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: $2,453 · $204/mo
• Projected year-2 tax: $2,453 · $204/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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $18,320
• − Mortgage interest: −$6,436
• − Property taxes: −$2,453
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$3,343
• Taxable income: $1,785
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $2,989/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

+8.4% since first listed

7 events — show timeline

• 2026-03-11 Listed $114,900 BBOR
• 2023-01-27 Sold (Public Records) — Public Records
• 2023-01-26 Sold (MLS) — BBOR
• 2022-12-13 Pending — BBOR
• 2022-10-07 Listed $106,000 BBOR
• 2007-05-11 Sold (Public Records) — Public Records
• 2006-06-14 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,453 · +1.2% YoY. Source: county tax records.