1372 Orange St · Beaumont, TX 77701

$130,000

2 bd · 2.0 ba · 1,293 sqft · SingleFamily public records · 80 Days on market

Built 2012 7,405 sqft lot $101/sqft · at area comps Est $128k · at est.

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Why this score? — see what drove the D 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 +11.4/30.0
• Appreciation +8.1/10.0
• ARV discount +6.8/15.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• 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

Welcome to this well maintained 2012 home offering comfort, functionality, and plenty of storage. With 1,293 square feet, this property features 2 bedrooms and 2 full bathrooms, making it a great option for first time homebuyers, those looking to downsize, or anyone seeking a low maintenance home. Inside, you’ll find a practical layout with an indoor laundry room and all-electric appliances. Step outside to enjoy the covered back patio, perfect for relaxing or entertaining. The backyard also offers excellent storage with three storage buildings and an additional lean-to along the side, providing plenty of space for tools, hobbies, or extra belongings. This property combines everyday convenience with outdoor versatility. Call your favorite agent today!

Key facts

• Covered back patio
• Indoor laundry room
• 7,405 sq ft lot

Tags

• INDOOR LAUNDRY ROOM
• COVERED BACK PATIO
• THREE STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-46 ($-554/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (14.7% below list).
• Recommended offer: $111k (14.7% below list) — sets the bar for 1% rule.

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: Fletcher El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 476 students, 96% FRL); M L King Middle (math 6% / reading 12%, grade F, #1,653 of 1,662 statewide, top 99%, 480 students, 91% FRL) — zoned schools average 94% FRL vs 69% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($899 loan paydown + $8k appreciation (6.2% local appreciation)).
• At projected returns (6.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $110,835 (14.7% 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 80 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (median comp): $128,106
• List price: $130,000
• Delta: 1.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2335 Avenue B	0.41mi	2/1.0	1,284 (-1%)	5mo	$50,000	$39	72
1438 Wall St	0.41mi	3/2.0 (+1)	1,175 (-9%)	1mo	$150,000	$128	60
485 Neicy St	0.68mi	3/2.0 (+1)	1,221 (-6%)	10mo	$144,500	$118	46
2215 Blanchette St	0.60mi	2/1.0	1,400 (+8%)	23mo	$95,000	$68	35

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 2.00×
• Total profit: $36,581
• Equity at exit: $83,803

10-year hold

• IRR: 14.9%
• Equity multiple: 4.01×
• Total profit: $109,472
• Equity at exit: $153,800

Cash invested: $36,400 (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 77701

• Home prices YoY: 3.8%
• Active inventory: 73
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$682
• Tax from tax record: −$186 /mo · $2,230/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-46

Break-even live

Break-even rent $1,167

Max offer price $121,849

Occupancy floor 99%

Sensitivity live

Price	-10% $27	-5% $-9	+0% $-46	+5% $-83	+10% $-120
Rent	-10% $-134	-5% $-90	+0% $-46	+5% $-2	+10% $41
Rate	-1.0pp $19	-0.5pp $-13	base $-46	+0.5pp $-80	+1.0pp $-114

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 Avenue A Unit 1111 Beaumont, TX	2.0	1.0	1012	$995	$0.98	25d	1	0.16mi
1107 Avenue A Unit 1109 Beaumont, TX	2.0	1.0	1012	$995	$0.98	46d	1	0.16mi
1545 Avenue B Beaumont, TX	2.0	1.0	1212	$695	$0.57	46d	1	0.16mi
610 Craig St Beaumont, TX	3.0	2.0	1267	$1,995	$1.57	16d	1	0.36mi
690 E Avenue Unit A Beaumont, TX	3.0	1.0	1300	$975	$0.75	16d	1	0.55mi
701 Trinity St #450 Beaumont, TX	2.0	2.5	1586	$2,100	$1.32	16d	1	0.63mi
450 Jackson St Beaumont, TX	3.0	2.0	1500	$1,500	$1.00	16d	1	0.64mi
2781 Sabine Pass Ave Unit 605 Beaumont, TX	2.0	1.0	1278	$1,025	$0.80	16d	1	0.95mi
1211 Washington Blvd Beaumont, TX	3.0	1.0	1363	$1,200	$0.88	46d	1	0.95mi
2310 Morrison St Beaumont, TX	3.0	2.0	1528	$1,423	$0.93	16d	1	1.15mi
1275 Doucette St Beaumont, TX	2.0	1.0	1096	$1,250	$1.14	16d	1	1.21mi
1417 Church St Beaumont, TX	2.0	1.0	1440	$1,100	$0.76	16d	1	1.30mi
2350 Pecos St Unit B Beaumont, TX	1.0	1.0	980	$935	$0.95	25d	1	1.44mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $130,000 Pending 80 DOM
2. 2026-06-03
   days on market $130,000 Active 78 DOM
3. 2026-06-02
   days on market $130,000 Active 77 DOM
4. 2026-06-01
   days on market $130,000 Active 76 DOM
5. 2026-05-31
   days on market $130,000 Active 75 DOM
6. 2026-05-30
   days on market $130,000 Active 74 DOM
7. 2026-03-13
   listed $130,000 Active 767-char remark

   Show marketing remark (767 chars)

   Welcome to this well maintained 2012 home offering comfort, functionality, and plenty of storage. With 1,293 square feet, this property features 2 bedrooms and 2 full bathrooms, making it a great option for first time homebuyers, those looking to downsize, or anyone seeking a low maintenance home. Inside, you’ll find a practical layout with an indoor laundry room and all-electric appliances. Step outside to enjoy the covered back patio, perfect for relaxing or entertaining. The backyard also offers excellent storage with three storage buildings and an additional lean-to along the side, providing plenty of space for tools, hobbies, or extra belongings. This property combines everyday convenience with outdoor versatility. Call your favorite agent today!

ⓘ 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: $2,230 · $186/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$149/yr (+$12/mo · 6.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% 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: $13,300
• − Mortgage interest: −$7,282
• − Property taxes: −$2,230
• − Insurance: −$650
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$3,782
• Taxable loss: −$2,772
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $111/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): 12,381
• Household income: $49,181
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 516.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 44% Black 44% Two or more races 21% White 8% Asian 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 40% Vietnamese 3%

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: ▲ 6.25%
• Current HPI: 170.1843
• 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

1 event — show timeline

• 2026-03-13 Listed $130,000 BBOR

Property tax history

+2.4%/yr

Latest (2025): $2,230 · +9.1% YoY. Source: county tax records.