1532 Marshall Woods Dr · Beaumont, TX 77706

$197,000

3 bd · 2.0 ba · 1,997 sqft · Condo public records · 1 Days on market

Built 1978

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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 +16.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 story condo. Two masters; one upstairs and one down. Large living room with brick woodburning fireplace, french doors leading out to a large covered patio. Formal dining and eat-in breakfast room connected by a gorgeous kitchen. Kitchen features granite countertops. Third bedroom upstairs. 2 car attached garage.

Key facts

• 4,792 sq ft lot
• 2 garage spots

Property features AI

Finance

• HOA & community: Homeowners association; Subdivision: Marshall Twnhs

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential condo/townhouse
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built on 0.11 acre lot
• Exterior features: Covered patio/porch; Private maintained road

Interior

• Kitchen: Cooktop; Microwave; Oven
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Cooktop, Microwave, Oven; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $197k.

Deal economics

• At list price, monthly cash flow is $32 ($381/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $197k).
• Cap rate 6.9% vs local median 5.3% in Beaumont — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents flat; 258 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($73k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $197,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.38×
• Total profit: $-34,325
• Equity at exit: $29,373

10-year hold

• IRR: -16.4%
• Equity multiple: 0.19×
• Total profit: $-44,584
• Equity at exit: $17,033

Cash invested: $55,160 (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 77706

• Rents YoY: 0.7%
• Active inventory: 258
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$352 /mo · $4,220/yr
• Insurance: −$82
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $32

Break-even live

Break-even rent $1,941

Max offer price $197,000

Occupancy floor 93%

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6795 Greenwood Dr Beaumont, TX	3.0	2.0	1650	$2,500	$1.52	23d	1	0.25mi
1170 Brandywine St Beaumont, TX	3.0	2.0	2100	$1,890	$0.90	23d	1	0.45mi
1915 Sams Way Beaumont, TX	3.0	2.0	1696	$2,100	$1.24	23d	1	0.54mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	43d	1	0.62mi
1532 Bryant Way Beaumont, TX	3.0	2.0	1628	$1,750	$1.07	13d	1	0.63mi
8256 Heartfield Ln Beaumont, TX	2.0	2.0	1638	$1,450	$0.89	43d	1	0.77mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	13d	1	0.78mi
1212 N Major Dr Unit 4820 Beaumont, TX	3.0	2.5	1692	$1,646	$0.97	23d	1	0.80mi
1510 Belvedere Dr Beaumont, TX	4.0	2.5	2476	$2,200	$0.89	23d	1	0.81mi
6286 Afton Ln Beaumont, TX	3.0	2.5	2024	$1,675	$0.83	23d	1	0.82mi
6780 Hialeah Dr Beaumont, TX	4.0	2.5	2480	$2,295	$0.93	23d	1	0.86mi
5875 Oleander Dr Beaumont, TX	3.0	2.5	2595	$2,500	$0.96	43d	1	0.87mi
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	43d	1	0.95mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	43d	1	1.00mi
7996 Blue Bonnet Ln Beaumont, TX	3.0	2.0	1635	$2,300	$1.41	13d	1	1.01mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	21d	1	1.09mi
976 Sunmeadow Dr Beaumont, TX	3.0	2.5	1656	$1,995	$1.20	13d	1	1.13mi
976 Sunmeadow Dr Unit 05/04/26 Beaumont, TX	3.0	2.5	1656	$2,150	$1.30	43d	1	1.13mi
7575 Chelsea Pl Beaumont, TX	3.0	2.0	2193	$2,495	$1.14	44d	1	1.19mi
9540 Glen Meadow Ln Beaumont, TX	3.0	2.5	2045	$2,295	$1.12	43d	1	1.19mi
1069 Green Meadow St Beaumont, TX	2.0	2.0	1556	$1,795	$1.15	44d	1	1.25mi
8960 Manion Dr Beaumont, TX	2.0	2.5	1358	$1,550	$1.14	43d	1	1.26mi
4740 Baywood Ln Beaumont, TX	4.0	3.0	2548	$2,495	$0.98	23d	1	1.34mi
434 Harbor Oaks Dr Beaumont, TX	3.0	2.0	1844	$2,500	$1.36	23d	1	1.38mi
405 Harbor Oaks Dr Beaumont, TX	3.0	2.5	1828	$2,600	$1.42	23d	1	1.42mi
440 N Circuit Dr Beaumont, TX	3.0	2.0	1946	$2,150	$1.10	23d	1	1.42mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	43d	1	1.42mi
3620 Grayson Ln Beaumont, TX	3.0	2.0	1850	$2,390	$1.29	43d	1	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-18
   remarks 578-char remark
2. 2026-06-18
   listed $197,000 Active 1 DOM

ⓘ 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: $4,220 · $352/mo
• Projected year-2 tax: $4,220 · $352/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 · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $23,772
• − Mortgage interest: −$11,035
• − Property taxes: −$4,220
• − Insurance: −$1,782
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$5,731
• Taxable loss: −$2,800
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $1,052/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): 30,393
• Household income: $73,185
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1299.0

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 0.61)
• Race & ethnicity: White 56% Black 24% Hispanic / Latino 13% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Iranian 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 2% German/W. Germanic 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: ▼ -180.53%
• Current HPI: 159.4053
• Rent YoY: ▲ 0.66%
• 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

+7.1% since first listed

9 events — show timeline

• 2026-06-13 Listed $197,000 BBOR
• 2023-04-27 Listing Removed — HARMLS
• 2022-11-18 Listed $200,000 HARMLS
• 2020-09-21 Sold (Public Records) — Public Records
• 2020-09-21 Sold (Public Records) — Public Records
• 2020-09-11 Sold (MLS) — BBOR
• 2020-08-01 Listed $184,000 BBOR
• 2011-07-08 Sold (Public Records) — Public Records
• 2005-02-18 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $4,220 · +1.4% YoY. Source: county tax records.