2110 Leight St · Beaumont, TX 77703

$99,000

3 bd · 1.0 ba · 1,278 sqft · SingleFamily public records · 377 Days on market

Built 1962 9,517 sqft lot $77/sqft · at area comps Est $97k · at est.

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +7.7/10.0
• ARV discount +6.6/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

GOOD LOCATION! 2110 Leight St needs some repairs but has lots of potential. It has three bedrooms, one bathroom, and 1,278 square feet of space, this residence provides ample room for comfortable living. Situated on a large 9,520 square foot lot, the property boasts a spacious backyard, perfect for outdoor activities and entertaining. Inside, the home features vinyl plank flooring, providing durability and easy maintenance. The family room is bright and inviting, thanks to its large windows that flood the space with natural light. Whether you're relaxing indoors or enjoying the outdoor space, this home offers a cozy and welcoming atmosphere for you and your loved ones. Easy access I-10 and is near restaurant, supermarkets, and local shops in the Beaumont area. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that mat be able to put the deed in your name and make this your dream home.

Key facts

• Large windows
• Easy access i-10
• Near supermarkets

Tags

• SPACIOUS BACKYARD
• VINYL PLANK FLOORING
• LARGE WINDOWS
• EASY ACCESS I-10
• NEAR RESTAURANTS
• NEAR SUPERMARKETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 79 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $1,305/mo this rent would consume 49% of the median local household income ($32k/yr) (locally 657% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($684 loan paydown + $5k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 377 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 377 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.32% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.50%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

• ARV (median comp): $97,102
• List price: $99,000
• Delta: 1.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2125 Gill St	0.27mi	3/2.0	1,344 (+5%)	1mo	$65,000	$48	74
3565 West Ave	0.35mi	2/2.0 (-1)	1,293 (+1%)	3mo	$116,995	$90	70
2255 Earl St	0.19mi	3/2.0	1,240 (-3%)	20mo	$155,000	$125	66
2490 Overbrook Ln	0.30mi	2/1.0 (-1)	1,170 (-8%)	9mo	$79,000	$68	59
1728 Glasshouse St	0.59mi	3/1.0	1,293 (+1%)	15mo	$55,000	$43	58
2360 Tyler St	0.69mi	2/1.0 (-1)	1,308 (+2%)	19mo	$69,900	$53	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 2.68×
• Total profit: $46,659
• Equity at exit: $58,737

10-year hold

• IRR: 25.0%
• Equity multiple: 5.39×
• Total profit: $121,575
• Equity at exit: $103,622

Cash invested: $27,720 (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 77703

• Home prices YoY: 3.7%
• Active inventory: 79
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$519
• Tax from tax record: −$135 /mo · $1,624/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $335

Break-even live

Break-even rent $881

Max offer price $99,000

Occupancy floor 69%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2450 N Lynwood Dr Beaumont, TX	3.0	1.0	1015	$1,175	$1.16	23d	1	0.40mi
2023 Delaware St Beaumont, TX	3.0	1.0	1180	$1,300	$1.10	43d	1	0.43mi
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	23d	1	0.51mi
2530 Pierce St Beaumont, TX	2.0	1.0	950	$1,000	$1.05	43d	1	0.53mi
2550 Pierce St Beaumont, TX	2.0	1.0	1044	$1,050	$1.01	43d	1	0.54mi
4565 Detroit St Beaumont, TX	2.0	1.0	880	$995	$1.13	44d	1	0.79mi
3085 S Willowood Ln Beaumont, TX	3.0	1.0	1533	$1,400	$0.91	13d	1	0.84mi
2020 Cottonwood St Beaumont, TX	2.0–4.0	1.0	928	$1,238	$1.33	13d	9	0.87mi
4325 Woodlawn St Beaumont, TX	2.0	1.0	1150	$1,000	$0.87	13d	1	0.89mi
1420 Liveoak St Beaumont, TX	3.0	2.0	1760	$1,695	$0.96	23d	1	1.05mi
2570 Sweetgum Ln Beaumont, TX	1.0–2.0	1.0–1.5	876	$1,599	$1.82	13d	15	1.16mi
5070 Wilshire St Beaumont, TX	2.0	1.0	1042	$1,295	$1.24	13d	1	1.18mi
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	23d	1	1.33mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$999	$1.10	13d	9	1.38mi
3255 Charles St Beaumont, TX	3.0	1.0	1396	$1,350	$0.97	43d	1	1.38mi
2525 Louisiana St Beaumont, TX	2.0	1.0	1516	$1,485	$0.98	23d	1	1.39mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	13d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $99,000 Active 377 DOM
2. 2026-06-17
   days on market $99,000 Active 376 DOM
3. 2026-06-16
   days on market $99,000 Active 375 DOM
4. 2026-06-15
   days on market $99,000 Active 374 DOM
5. 2026-06-14
   days on market $99,000 Active 372 DOM
6. 2026-06-13
   days on market $99,000 Active 371 DOM
7. 2026-06-10
   days on market $99,000 Active 369 DOM
8. 2026-06-09
   days on market $99,000 Active 368 DOM
9. 2026-06-08
   days on market $99,000 Active 367 DOM
10. 2026-06-07
    days on market $99,000 Active 366 DOM
11. 2026-06-03
    days on market $99,000 Active 362 DOM
12. 2026-06-02
    days on market $99,000 Active 361 DOM
13. 2026-06-01
    days on market $99,000 Active 360 DOM
14. 2026-05-31
    days on market $99,000 Active 359 DOM
15. 2026-05-30
    days on market $99,000 Active 358 DOM
16. 2025-06-20
    price $99,000 996-char remark

    Show marketing remark (996 chars)

    GOOD LOCATION! 2110 Leight St needs some repairs but has lots of potential. It has three bedrooms, one bathroom, and 1,278 square feet of space, this residence provides ample room for comfortable living. Situated on a large 9,520 square foot lot, the property boasts a spacious backyard, perfect for outdoor activities and entertaining. Inside, the home features vinyl plank flooring, providing durability and easy maintenance. The family room is bright and inviting, thanks to its large windows that flood the space with natural light. Whether you're relaxing indoors or enjoying the outdoor space, this home offers a cozy and welcoming atmosphere for you and your loved ones. Easy access I-10 and is near restaurant, supermarkets, and local shops in the Beaumont area. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that mat be able to put the deed in your name and make this your dream home.

17. 2025-06-06
    listed $114,749 Active 996-char remark

    Show marketing remark (996 chars)

    GOOD LOCATION! 2110 Leight St needs some repairs but has lots of potential. It has three bedrooms, one bathroom, and 1,278 square feet of space, this residence provides ample room for comfortable living. Situated on a large 9,520 square foot lot, the property boasts a spacious backyard, perfect for outdoor activities and entertaining. Inside, the home features vinyl plank flooring, providing durability and easy maintenance. The family room is bright and inviting, thanks to its large windows that flood the space with natural light. Whether you're relaxing indoors or enjoying the outdoor space, this home offers a cozy and welcoming atmosphere for you and your loved ones. Easy access I-10 and is near restaurant, supermarkets, and local shops in the Beaumont area. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that mat be able to put the deed in your name and make this your dream home.

18. 2022-07-18
    soldstatus
19. 2022-06-16
    historical
20. 2022-06-10
    listed $30,000 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: $1,624 · $135/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$188/yr (+$16/mo · 11.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 74% 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: $15,657
• − Mortgage interest: −$5,546
• − Property taxes: −$1,624
• − Insurance: −$495
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$2,880
• Taxable income: $2,607
• Est. tax owed @ 24.0%: −$626
• After-tax cash flow: $3,394/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): 11,004
• Household income: $31,803
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 657.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 31% Two or more races 7% White 5%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 70% English-only · Spanish 29% French/Haitian/Cajun 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: ▲ 5.43%
• Current HPI: 151.9888
• 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

+230.0% since first listed

5 events — show timeline

• 2025-06-20 Price Changed $99,000 HARMLS
• 2025-06-06 Listed $114,749 HARMLS
• 2022-07-18 Sold (Public Records) — Public Records
• 2022-06-16 Listing Removed — HARMLS
• 2022-06-10 Listed $30,000 HARMLS

Property tax history

+9.5%/yr

Latest (2025): $1,624 · -28.3% YoY. Source: county tax records.