3480 Westmoreland St · Beaumont, TX 77705

$105,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 37 Days on market

Built 1968 7,000 sqft lot $101/sqft · 16% above area Est $90k · 16% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 3 bedroom 1 bath home. Very well kept throughout the years! Home has a very spacious and updated kitchen. New kitchen cabinets and stainless steel kitchen appliances. Bathroom has also been updated. Includes a deep garden tub. Each bedroom is spacious and has ample closet space. Wide hallway and doors should make this home wheelchair accessible throughout. Home is move-in ready!

Key facts

• Spacious yard
• Outdoor entertaining
• Generously sized lot

Tags

• GENEROUSLY SIZED LOT
• SPACIOUS YARD
• OUTDOOR ENTERTAINING
• QUICK ACCESS TO MAJOR ROADWAYS
• NEARBY PARKS
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Attached carport; 1 carport space
• Home design: Single-family residence; Residential property
• Construction: Frame construction
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Convection oven; Garbage disposal
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (Natural gas); Central air conditioning
• Interior features: Dishwasher; Convection oven; Garbage disposal

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: 207 active listings in the ZIP; 4 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).
• This rent runs 33% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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 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: 1.45% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.92%
• DSCR: 1.75
• GRM: 5.8

CMA / ARV

• ARV (median comp): $90,446
• List price: $105,000
• Delta: 16.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2864 Southerland	0.73mi	2/1.0 (-1)	988 (-5%)	14mo	$24,990	$25	41

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $5,254
• Equity at exit: $15,656

10-year hold

• IRR: 14.1%
• Equity multiple: 2.14×
• Total profit: $33,529
• Equity at exit: $9,078

Cash invested: $29,400 (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 77705

• Home prices YoY: -29.7%
• Active inventory: 207
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,520 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$192 /mo · $2,300/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $348

Break-even live

Break-even rent $1,079

Max offer price $105,000

Occupancy floor 72%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3255 Waverly St Beaumont, TX	3.0	2.0	1152	$1,600	$1.39	23d	1	0.25mi
2450 S 8th St Beaumont, TX	3.0	1.0	940	$1,450	$1.54	13d	1	0.72mi
4455 S 5th St Beaumont, TX	3.0	2.0	1437	$1,500	$1.04	13d	1	0.88mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	43d	1	1.16mi

Listing history 21 events

1. 2026-06-18
   days on market $105,000 Active 37 DOM
2. 2026-06-17
   days on market $105,000 Active 36 DOM
3. 2026-06-16
   days on market $105,000 Active 35 DOM
4. 2026-06-15
   days on market $105,000 Active 34 DOM
5. 2026-06-14
   days on market $105,000 Active 32 DOM
6. 2026-06-13
   days on market $105,000 Active 31 DOM
7. 2026-06-10
   days on market $105,000 Active 29 DOM
8. 2026-06-09
   days on market $105,000 Active 28 DOM
9. 2026-06-08
   days on market $105,000 Active 27 DOM
10. 2026-06-07
    days on market $105,000 Active 26 DOM
11. 2026-06-03
    days on market $105,000 Active 22 DOM
12. 2026-06-02
    days on market $105,000 Active 21 DOM
13. 2026-06-01
    days on market $105,000 Active 20 DOM
14. 2026-05-31
    days on market $105,000 Active 19 DOM
15. 2026-05-30
    days on market $105,000 Active 18 DOM
16. 2026-05-13
    listed $105,000 Active 919-char remark
17. 2025-03-06
    historical $1,350
18. 2025-01-31
    listed $1,350
19. 2022-09-16
    soldstatus
20. 2022-08-31
    soldstatus 392-char remark

    Show marketing remark (392 chars)

    Affordable 3 bedroom 1 bath home. Very well kept throughout the years! Home has a very spacious and updated kitchen. New kitchen cabinets and stainless steel kitchen appliances. Bathroom has also been updated. Includes a deep garden tub. Each bedroom is spacious and has ample closet space. Wide hallway and doors should make this home wheelchair accessible throughout. Home is move-in ready!

21. 2022-07-25
    listed $96,000 392-char remark

    Show marketing remark (392 chars)

    Affordable 3 bedroom 1 bath home. Very well kept throughout the years! Home has a very spacious and updated kitchen. New kitchen cabinets and stainless steel kitchen appliances. Bathroom has also been updated. Includes a deep garden tub. Each bedroom is spacious and has ample closet space. Wide hallway and doors should make this home wheelchair accessible throughout. Home is move-in ready!

ⓘ 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: $2,300 · $192/mo
• Projected year-2 tax: $2,300 · $192/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 8/10 Severe FEMA zone X (shaded) · 99% 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: $18,237
• − Mortgage interest: −$5,882
• − Property taxes: −$2,300
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$3,055
• Taxable income: $2,760
• Est. tax owed @ 24.0%: −$662
• After-tax cash flow: $3,514/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): 38,259
• Household income: $54,633
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 776.0

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 0.66)
• Race & ethnicity: Black 46% White 29% Hispanic / Latino 21% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 5% Italian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 18% 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: ▼ -54.76%
• Current HPI: 129.3696
• 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

+9.4% since first listed

6 events — show timeline

• 2026-05-13 Listed $105,000 BBOR
• 2025-03-06 Rental Removed $1,350 RENTALBEAST
• 2025-01-31 Listed for Rent $1,350 RENTALBEAST
• 2022-09-16 Sold (Public Records) — Public Records
• 2022-08-31 Sold (MLS) — BBOR
• 2022-07-25 Listed $96,000 BBOR

Property tax history

+7.6%/yr

Latest (2025): $2,300 · +6.2% YoY. Source: county tax records.