546 Georgetown St #4 · Beaumont, TX 77707

$84,999

2 bd · 1.0 ba · 1,079 sqft · Townhouse public records · 76 Days on market

Built 1978 4,591 sqft lot $79/sqft · 19% below area Est $105k · 19% under $115/mo HOA · 8% of rent ↓ 30% since listing

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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 +29.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this 2-bedroom, 1-bath condo nestled on a desirable corner lot. Located on a quiet dead-end street, this home offers privacy and convenience, situated just across from the community mailboxes and close to Highway 90 for easy commuting. Designed with functionality in mind, this residence features handicap accessibility, ensuring comfort and ease of use for all. The attached one-car garage provides secure parking and additional storage space. Whether you're looking for a cozy retreat or a practical living space, this townhome offers the perfect blend of comfort and convenience.

Key facts

• Attached garage
• Community mailboxes
• Corner lot

Tags

• CORNER LOT
• ATTACHED GARAGE
• COMMUNITY MAILBOXES
• QUIET DEAD-END STREET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $85k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,899 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.64% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.72%
• DSCR: 1.70
• GRM: 5.1

CMA / ARV

• ARV (median comp): $105,000
• List price: $84,999
• Delta: -19.05%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6921 Calder Ave	0.71mi	2/1.5	1,152 (+7%)	21mo	$125,000	$109	36

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $6,234
• Equity at exit: $12,674

10-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $31,596
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$446
• Tax from tax record: −$194 /mo · $2,334/yr
• Insurance: −$35
• HOA: −$115
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $312

Break-even live

Break-even rent $1,001

Max offer price $84,999

Occupancy floor 73%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
551 Georgetown St Beaumont, TX	2.0	1.5	1317	$1,300	$0.99	44d	1	0.04mi
745 Jeny Ln Beaumont, TX	3.0	1.0	1008	$1,190	$1.18	23d	1	0.36mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$2,250	$1.88	23d	1	0.54mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$1,850	$1.54	21d	1	0.54mi
85 E Caldwood Dr #6 Beaumont, TX	2.0	1.5	1331	$1,250	$0.94	23d	1	0.70mi
85 E Caldwood Dr Beaumont, TX	2.0	1.5	1330	$1,223	$0.92	44d	2	0.70mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	14d	10	0.70mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	21d	1	0.71mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	44d	1	0.76mi
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	14d	9	0.76mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	44d	1	0.80mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	44d	1	0.95mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	21d	1	0.99mi
1425 Washington Village Pkwy Beaumont, TX	1.0–2.0	1.0	861	$1,065	$1.24	14d	1	1.09mi
565 25th St Beaumont, TX	2.0	2.0	1128	$1,650	$1.46	14d	1	1.36mi
565 24th St Beaumont, TX	2.0	1.0	849	$1,125	$1.33	44d	1	1.39mi
3720 Laurel Ave Unit Laurel Ave unit 12 Beaumont, TX	2.0	1.5	1188	$1,095	$0.92	23d	1	1.43mi
3720 Laurel St #6 Beaumont, TX	2.0	1.5	1152	$1,095	$0.95	14d	1	1.44mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 29 events

1. 2026-06-18
   days on market $84,999 Pending 76 DOM
2. 2026-06-18
   status $84,999 Pending 75 DOM
3. 2026-06-17
   days on market $84,999 Active 75 DOM
4. 2026-06-16
   days on market $84,999 Active 74 DOM
5. 2026-06-15
   pricedays on market $84,999 Active 73 DOM
6. 2026-06-14
   days on market $89,999 Active 71 DOM
7. 2026-06-13
   days on market $89,999 Active 70 DOM
8. 2026-06-10
   days on market $89,999 Active 68 DOM
9. 2026-06-09
   days on market $89,999 Active 67 DOM
10. 2026-06-08
    days on market $89,999 Active 66 DOM
11. 2026-06-07
    days on market $89,999 Active 65 DOM
12. 2026-06-03
    days on market $89,999 Active 61 DOM
13. 2026-06-02
    days on market $89,999 Active 60 DOM
14. 2026-06-01
    days on market $89,999 Active 59 DOM
15. 2026-05-31
    days on market $89,999 Active 58 DOM
16. 2026-05-30
    pricedays on market $89,999 Active 57 DOM
17. 2026-05-05
    price $94,900 594-char remark

    Show marketing remark (594 chars)

    Welcome to this 2-bedroom, 1-bath condo nestled on a desirable corner lot. Located on a quiet dead-end street, this home offers privacy and convenience, situated just across from the community mailboxes and close to Highway 90 for easy commuting. Designed with functionality in mind, this residence features handicap accessibility, ensuring comfort and ease of use for all. The attached one-car garage provides secure parking and additional storage space. Whether you're looking for a cozy retreat or a practical living space, this townhome offers the perfect blend of comfort and convenience.

18. 2026-04-17
    status Active 594-char remark

    Show marketing remark (594 chars)

    Welcome to this 2-bedroom, 1-bath condo nestled on a desirable corner lot. Located on a quiet dead-end street, this home offers privacy and convenience, situated just across from the community mailboxes and close to Highway 90 for easy commuting. Designed with functionality in mind, this residence features handicap accessibility, ensuring comfort and ease of use for all. The attached one-car garage provides secure parking and additional storage space. Whether you're looking for a cozy retreat or a practical living space, this townhome offers the perfect blend of comfort and convenience.

19. 2026-04-17
    price $99,900 594-char remark

    Show marketing remark (594 chars)

    Welcome to this 2-bedroom, 1-bath condo nestled on a desirable corner lot. Located on a quiet dead-end street, this home offers privacy and convenience, situated just across from the community mailboxes and close to Highway 90 for easy commuting. Designed with functionality in mind, this residence features handicap accessibility, ensuring comfort and ease of use for all. The attached one-car garage provides secure parking and additional storage space. Whether you're looking for a cozy retreat or a practical living space, this townhome offers the perfect blend of comfort and convenience.

20. 2026-04-10
    status Pending 594-char remark

    Show marketing remark (594 chars)

    Welcome to this 2-bedroom, 1-bath condo nestled on a desirable corner lot. Located on a quiet dead-end street, this home offers privacy and convenience, situated just across from the community mailboxes and close to Highway 90 for easy commuting. Designed with functionality in mind, this residence features handicap accessibility, ensuring comfort and ease of use for all. The attached one-car garage provides secure parking and additional storage space. Whether you're looking for a cozy retreat or a practical living space, this townhome offers the perfect blend of comfort and convenience.

21. 2026-04-03
    listed $110,000 Active 594-char remark

    Show marketing remark (594 chars)

    Welcome to this 2-bedroom, 1-bath condo nestled on a desirable corner lot. Located on a quiet dead-end street, this home offers privacy and convenience, situated just across from the community mailboxes and close to Highway 90 for easy commuting. Designed with functionality in mind, this residence features handicap accessibility, ensuring comfort and ease of use for all. The attached one-car garage provides secure parking and additional storage space. Whether you're looking for a cozy retreat or a practical living space, this townhome offers the perfect blend of comfort and convenience.

22. 2025-09-27
    historical
23. 2025-08-27
    price $118,500
24. 2025-08-12
    status Active
25. 2025-07-30
    status Pending
26. 2025-07-09
    price $120,000
27. 2025-06-20
    price $129,900
28. 2025-06-07
    listed $134,900 Active
29. 2023-07-25
    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: $2,334 · $194/mo
• Projected year-2 tax: $2,334 · $194/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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 25 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: $16,746
• − Mortgage interest: −$4,761
• − Property taxes: −$2,334
• − Insurance: −$425
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − HOA: −$1,380
• − Depreciation: −$2,473
• Taxable income: $2,694
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $3,095/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

-29.7% since first listed

13 events — show timeline

• 2026-05-05 Price Changed $94,900 HARMLS
• 2026-04-17 Relisted — HARMLS
• 2026-04-17 Price Changed $99,900 HARMLS
• 2026-04-10 Pending — HARMLS
• 2026-04-03 Listed $110,000 HARMLS
• 2025-09-27 Listing Removed — HARMLS
• 2025-08-27 Price Changed $118,500 HARMLS
• 2025-08-12 Relisted — HARMLS
• 2025-07-30 Pending — HARMLS
• 2025-07-09 Price Changed $120,000 HARMLS
• 2025-06-20 Price Changed $129,900 HARMLS
• 2025-06-07 Listed $134,900 HARMLS
• 2023-07-25 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,334 · -0.8% YoY. Source: county tax records.