525 Church St · Beaumont, TX 77705

$85,000

3 bd · 2.0 ba · 1,699 sqft · SingleFamily public records · 157 Days on market

Built 1962 7,000 sqft lot $50/sqft · at area comps Est $87k · at est.

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming 1962 single-family home in Beaumont's established South Park neighborhood. Spanning 1,699 square feet on a generous 7,000 square foot lot, this home is a classic mid-century design meets endless potential—perfect as a starter home, investment property, or renovation project to customize your vision. The sizable yard provides ample room for gardens, outdoor entertaining, or future expansions. Conveniently located near local schools, parks, shopping, and major roadways, with easy access to downtown Beaumont and the greater Southeast Texas area. An exceptional opportunity to own in a well-established community. Schedule your showing today and imagine the possibilities!

Key facts

• Mid-century design
• Sizable yard
• Outdoor entertaining

Tags

• SINGLE-FAMILY HOME
• SOUTH PARK NEIGHBORHOOD
• MID-CENTURY DESIGN
• SIZABLE YARD
• OUTDOOR ENTERTAINING
• FUTURE EXPANSIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($75k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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: 1.50% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.67%
• DSCR: 1.79
• GRM: 5.6

CMA / ARV

• ARV (median comp): $86,608
• List price: $85,000
• Delta: -1.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3975 Howard St	0.40mi	4/2.0 (+1)	1,644 (-3%)	19mo	$174,995	$106	55

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $8,608
• Equity at exit: $12,674

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $36,487
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,274 high
• Mortgage (P&I): −$446
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $350

Break-even live

Break-even rent $831

Max offer price $85,000

Occupancy floor 68%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4020 Howard St Beaumont, TX	3.0	2.0	1300	$975	$0.75	44d	1	0.36mi
365 E Irby St Beaumont, TX	3.0	2.0	1281	$1,495	$1.17	23d	1	0.39mi
4210 Sullivan St Beaumont, TX	3.0	1.0	1540	$1,300	$0.84	44d	1	0.41mi
614 Euclid St Beaumont, TX	4.0	2.0	1378	$1,395	$1.01	23d	1	0.46mi
677 E Caston St Beaumont, TX	2.0	1.0	1070	$795	$0.74	44d	1	0.51mi
2781 Sabine Pass Ave Unit 605 Beaumont, TX	2.0	1.0	1278	$1,025	$0.80	14d	1	0.67mi
1417 Church St Beaumont, TX	2.0	1.0	1440	$1,100	$0.76	14d	1	0.71mi
1211 Washington Blvd Beaumont, TX	3.0	1.0	1363	$1,200	$0.88	44d	1	0.74mi
4670 Maddox St Beaumont, TX	3.0	1.0	1187	$1,195	$1.01	44d	1	0.77mi
1275 Doucette St Beaumont, TX	2.0	1.0	1096	$1,250	$1.14	14d	1	0.91mi
2310 Morrison St Beaumont, TX	3.0	2.0	1528	$1,423	$0.93	14d	1	0.99mi
4404 Raven St Beaumont, TX	4.0	2.0	1628	$1,600	$0.98	23d	1	1.13mi
795 Devilleneuve St Beaumont, TX	4.0	2.0	1138	$1,395	$1.23	14d	1	1.22mi
450 Jackson St Beaumont, TX	3.0	2.0	1500	$1,500	$1.00	14d	1	1.34mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	44d	1	1.38mi
1545 Avenue B Beaumont, TX	2.0	1.0	1212	$695	$0.57	44d	1	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $85,000 Active 157 DOM
2. 2026-06-17
   days on market $85,000 Active 156 DOM
3. 2026-06-16
   days on market $85,000 Active 155 DOM
4. 2026-06-15
   days on market $85,000 Active 154 DOM
5. 2026-06-14
   days on market $85,000 Active 152 DOM
6. 2026-06-13
   days on market $85,000 Active 151 DOM
7. 2026-06-10
   days on market $85,000 Active 149 DOM
8. 2026-06-09
   days on market $85,000 Active 148 DOM
9. 2026-06-08
   days on market $85,000 Active 147 DOM
10. 2026-06-07
    days on market $85,000 Active 146 DOM
11. 2026-06-03
    days on market $85,000 Active 142 DOM
12. 2026-06-02
    days on market $85,000 Active 141 DOM
13. 2026-06-01
    days on market $85,000 Active 140 DOM
14. 2026-05-31
    days on market $85,000 Active 139 DOM
15. 2026-05-30
    days on market $85,000 Active 138 DOM
16. 2026-01-12
    listed $85,000 Active 713-char remark

    Show marketing remark (713 chars)

    Discover this charming 1962 single-family home in Beaumont's established South Park neighborhood. Spanning 1,699 square feet on a generous 7,000 square foot lot, this home is a classic mid-century design meets endless potential—perfect as a starter home, investment property, or renovation project to customize your vision. The sizable yard provides ample room for gardens, outdoor entertaining, or future expansions. Conveniently located near local schools, parks, shopping, and major roadways, with easy access to downtown Beaumont and the greater Southeast Texas area. An exceptional opportunity to own in a well-established community. Schedule your showing today and imagine the possibilities!

17. 2020-10-30
    soldstatus
18. 2020-07-01
    soldstatus
19. 2020-03-11
    soldstatus
20. 2004-12-14
    soldstatus

ⓘ 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: $2,102 · $175/mo
• Projected year-2 tax: $2,102 · $175/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 · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $15,293
• − Mortgage interest: −$4,761
• − Property taxes: −$2,102
• − Insurance: −$425
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$2,473
• Taxable income: $3,085
• Est. tax owed @ 24.0%: −$740
• After-tax cash flow: $3,465/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

5 events — show timeline

• 2026-01-12 Listed $85,000 HARMLS
• 2020-10-30 Sold (Public Records) — Public Records
• 2020-07-01 Sold (Public Records) — Public Records
• 2020-03-11 Sold (Public Records) — Public Records
• 2004-12-14 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,102 · +11.4% YoY. Source: county tax records.