2555 Harrison Ave · Beaumont, TX 77702

$389,900

4 bd · 3.0 ba · 3,282 sqft · SingleFamily public records · 349 Days on market

Built 1988 0.34 ac lot $119/sqft · 59% above area Est $270k · 45% over

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Why this score? — see what drove the F 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).

• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.4/30.0
• Schools +1.5/10.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into timeless elegance with this beautifully updated 4-bedroom, 3-bathroom home situated on a spacious lot, this grand residence offers the perfect blend of historic charm and modern luxury. Inside, you’ll find a brand-new kitchen with top-of-the-line finishes, a large formal living and dining room, and a sunroom that fills the home with natural light. The primary suite is a true retreat, featuring a private balcony and a huge walk-in closet. One of the additional bedrooms boasts charming shiplap walls, while another has its own balcony access. A versatile study can serve as a fourth bedroom if needed. Step outside to your own private oasis with a sparkling pool, perfect for entertaining. The garage includes a separate apartment, offering extra space for guests or rental potential. With its recent top-to-bottom updates, Roofs this home is truly move-in ready. Don’t miss this rare opportunity to own a piece of history with modern conveniences, contact us to set up your appointment.

Key facts

• Brand new kitchen
• Private balcony
• Separate apartment

Tags

• BRAND NEW KITCHEN
• PRIVATE BALCONY
• HUGE WALK IN CLOSET
• CHARMING SHIPLAP WALLS
• SEPARATE APARTMENT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (44.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (43.6% below list).
• Recommended offer: $216k (44.7% below list) — sets the bar for cash-flow.
• Cap rate 2.1% vs local median 5.3% in Beaumont — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 26 active listings in the ZIP; 1 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 349 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $85k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: 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 $215,553 (44.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 349 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.56% ✗
• Cap rate: 2.08%
• Cash-on-cash: -15.03%
• DSCR: 0.33
• GRM: 14.8

CMA / ARV

• ARV (median comp): $269,788
• List price: $389,900
• Delta: 44.52%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -45.0%
• Equity multiple: -0.37×
• Total profit: $-149,977
• Equity at exit: $58,135

10-year hold

• IRR: -80.9%
• Equity multiple: -1.21×
• Total profit: $-241,569
• Equity at exit: $33,711

Cash invested: $109,172 (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 77702

• Home prices YoY: -25.3%
• Active inventory: 26
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$898 /mo · $10,778/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-1,367

Break-even live

Break-even rent $3,931

Max offer price $215,553

Occupancy floor —

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2532 South St Beaumont, TX	3.0	2.0	2344	$2,200	$0.94	43d	1	0.49mi

Listing history 31 events

1. 2026-06-18
   days on market $389,900 Active 349 DOM
2. 2026-06-17
   days on market $389,900 Active 348 DOM
3. 2026-06-16
   days on market $389,900 Active 347 DOM
4. 2026-06-15
   days on market $389,900 Active 346 DOM
5. 2026-06-14
   days on market $389,900 Active 344 DOM
6. 2026-06-13
   days on market $389,900 Active 343 DOM
7. 2026-06-10
   days on market $389,900 Active 341 DOM
8. 2026-06-09
   days on market $389,900 Active 340 DOM
9. 2026-06-08
   days on market $389,900 Active 339 DOM
10. 2026-06-07
    days on market $389,900 Active 338 DOM
11. 2026-06-03
    days on market $389,900 Active 334 DOM
12. 2026-06-02
    days on market $389,900 Active 333 DOM
13. 2026-06-01
    days on market $389,900 Active 332 DOM
14. 2026-05-31
    days on market $389,900 Active 331 DOM
15. 2026-05-30
    days on market $389,900 Active 330 DOM
16. 2026-04-13
    price $399,900 1012-char remark

    Show marketing remark (1012 chars)

    Step into timeless elegance with this beautifully updated 4-bedroom, 3-bathroom home situated on a spacious lot, this grand residence offers the perfect blend of historic charm and modern luxury. Inside, you’ll find a brand-new kitchen with top-of-the-line finishes, a large formal living and dining room, and a sunroom that fills the home with natural light. The primary suite is a true retreat, featuring a private balcony and a huge walk-in closet. One of the additional bedrooms boasts charming shiplap walls, while another has its own balcony access. A versatile study can serve as a fourth bedroom if needed. Step outside to your own private oasis with a sparkling pool, perfect for entertaining. The garage includes a separate apartment, offering extra space for guests or rental potential. With its recent top-to-bottom updates, Roofs this home is truly move-in ready. Don’t miss this rare opportunity to own a piece of history with modern conveniences, contact us to set up your appointment.

17. 2026-01-24
    price $419,900 1012-char remark

    Show marketing remark (1012 chars)

    Step into timeless elegance with this beautifully updated 4-bedroom, 3-bathroom home situated on a spacious lot, this grand residence offers the perfect blend of historic charm and modern luxury. Inside, you’ll find a brand-new kitchen with top-of-the-line finishes, a large formal living and dining room, and a sunroom that fills the home with natural light. The primary suite is a true retreat, featuring a private balcony and a huge walk-in closet. One of the additional bedrooms boasts charming shiplap walls, while another has its own balcony access. A versatile study can serve as a fourth bedroom if needed. Step outside to your own private oasis with a sparkling pool, perfect for entertaining. The garage includes a separate apartment, offering extra space for guests or rental potential. With its recent top-to-bottom updates, Roofs this home is truly move-in ready. Don’t miss this rare opportunity to own a piece of history with modern conveniences, contact us to set up your appointment.

18. 2025-12-30
    price $429,900 1012-char remark

    Show marketing remark (1012 chars)

    Step into timeless elegance with this beautifully updated 4-bedroom, 3-bathroom home situated on a spacious lot, this grand residence offers the perfect blend of historic charm and modern luxury. Inside, you’ll find a brand-new kitchen with top-of-the-line finishes, a large formal living and dining room, and a sunroom that fills the home with natural light. The primary suite is a true retreat, featuring a private balcony and a huge walk-in closet. One of the additional bedrooms boasts charming shiplap walls, while another has its own balcony access. A versatile study can serve as a fourth bedroom if needed. Step outside to your own private oasis with a sparkling pool, perfect for entertaining. The garage includes a separate apartment, offering extra space for guests or rental potential. With its recent top-to-bottom updates, Roofs this home is truly move-in ready. Don’t miss this rare opportunity to own a piece of history with modern conveniences, contact us to set up your appointment.

19. 2025-11-06
    price $439,900 1012-char remark

    Show marketing remark (1012 chars)

    Step into timeless elegance with this beautifully updated 4-bedroom, 3-bathroom home situated on a spacious lot, this grand residence offers the perfect blend of historic charm and modern luxury. Inside, you’ll find a brand-new kitchen with top-of-the-line finishes, a large formal living and dining room, and a sunroom that fills the home with natural light. The primary suite is a true retreat, featuring a private balcony and a huge walk-in closet. One of the additional bedrooms boasts charming shiplap walls, while another has its own balcony access. A versatile study can serve as a fourth bedroom if needed. Step outside to your own private oasis with a sparkling pool, perfect for entertaining. The garage includes a separate apartment, offering extra space for guests or rental potential. With its recent top-to-bottom updates, Roofs this home is truly move-in ready. Don’t miss this rare opportunity to own a piece of history with modern conveniences, contact us to set up your appointment.

20. 2025-09-24
    price $450,000 1012-char remark

    Show marketing remark (1012 chars)

    Step into timeless elegance with this beautifully updated 4-bedroom, 3-bathroom home situated on a spacious lot, this grand residence offers the perfect blend of historic charm and modern luxury. Inside, you’ll find a brand-new kitchen with top-of-the-line finishes, a large formal living and dining room, and a sunroom that fills the home with natural light. The primary suite is a true retreat, featuring a private balcony and a huge walk-in closet. One of the additional bedrooms boasts charming shiplap walls, while another has its own balcony access. A versatile study can serve as a fourth bedroom if needed. Step outside to your own private oasis with a sparkling pool, perfect for entertaining. The garage includes a separate apartment, offering extra space for guests or rental potential. With its recent top-to-bottom updates, Roofs this home is truly move-in ready. Don’t miss this rare opportunity to own a piece of history with modern conveniences, contact us to set up your appointment.

21. 2025-07-05
    listed $475,000 Active 1012-char remark

    Show marketing remark (1012 chars)

    Step into timeless elegance with this beautifully updated 4-bedroom, 3-bathroom home situated on a spacious lot, this grand residence offers the perfect blend of historic charm and modern luxury. Inside, you’ll find a brand-new kitchen with top-of-the-line finishes, a large formal living and dining room, and a sunroom that fills the home with natural light. The primary suite is a true retreat, featuring a private balcony and a huge walk-in closet. One of the additional bedrooms boasts charming shiplap walls, while another has its own balcony access. A versatile study can serve as a fourth bedroom if needed. Step outside to your own private oasis with a sparkling pool, perfect for entertaining. The garage includes a separate apartment, offering extra space for guests or rental potential. With its recent top-to-bottom updates, Roofs this home is truly move-in ready. Don’t miss this rare opportunity to own a piece of history with modern conveniences, contact us to set up your appointment.

22. 2025-05-12
    price $499,000
23. 2025-04-23
    price $515,000
24. 2024-09-10
    soldstatus
25. 2024-09-06
    soldstatus Closed
26. 2024-09-06
    soldstatus Sold
27. 2024-08-21
    status Pending
28. 2024-08-09
    status Option Pending
29. 2024-08-09
    status Pending
30. 2024-08-08
    listed $129,000 Active
31. 2024-08-08
    listed $129,000 Active

ⓘ 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: $10,778 · $898/mo
• Projected year-2 tax: $10,778 · $898/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 · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $26,400
• − Mortgage interest: −$21,840
• − Property taxes: −$10,778
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$11,343
• Taxable loss: −$23,734
• Est. tax savings @ 24.0%: +$5,696
• After-tax cash flow: $-10,711/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): 3,497

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 0.73)
• Race & ethnicity: Black 31% Hispanic / Latino 30% White 27% Two or more races 18% Asian 8%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 21% · Canada
• Languages at home: 73% English-only · Spanish 25% Arabic 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: ▼ -46.58%
• Current HPI: 137.5454
• 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

+210.0% since first listed

16 events — show timeline

• 2026-04-13 Price Changed $399,900 BBOR
• 2026-01-24 Price Changed $419,900 BBOR
• 2025-12-30 Price Changed $429,900 BBOR
• 2025-11-06 Price Changed $439,900 BBOR
• 2025-09-24 Price Changed $450,000 BBOR
• 2025-07-05 Listed $475,000 BBOR
• 2025-05-12 Price Changed $499,000 BBOR
• 2025-04-23 Price Changed $515,000 BBOR
• 2024-09-10 Sold (Public Records) — Public Records
• 2024-09-06 Sold (MLS) — HARMLS
• 2024-09-06 Sold (MLS) — BBOR
• 2024-08-21 Pending — HARMLS
• 2024-08-09 Pending — HARMLS
• 2024-08-09 Pending — BBOR
• 2024-08-08 Listed $129,000 HARMLS
• 2024-08-08 Listed $129,000 BBOR

Property tax history

+2.7%/yr

Latest (2025): $10,778 · +23.6% YoY. Source: county tax records.