775 Todd St · Beaumont, TX 77707

$149,900

4 bd · 2.0 ba · 1,829 sqft · SingleFamily public records · 366 Days on market

Built 1978 0.72 ac lot $82/sqft · 15% below area Est $176k · 15% under ↓ 23% since listing

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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 +30.0/30.0
• ARV discount +14.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 4-bedroom, 2-bath single-family home nestled in the desirable West End. Situated on three lots and over half an acre, this property offers the perfect blend of space, comfort, and convenience. Inside you will find fresh new carpet in the bedrooms, creating a cozy and move-in-ready feel. Don't miss this opportunity to own a well-maintained home with room to grow, inside and out. Plenty of outdoor space for potential expansion or landscaping.

Key facts

• Three lots
• Outdoor space
• Half an acre

Tags

• THREE LOTS
• HALF AN ACRE
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: 151 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($70k/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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 366 days — a 12% lower offer ($132k) 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 366 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 1978 — 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: 1.43% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.01%
• DSCR: 1.76
• GRM: 5.8

CMA / ARV

• ARV (median comp): $175,515
• List price: $149,900
• Delta: -14.59%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9710 Mapes St	0.03mi	4/3.0	1,664 (-9%)	14mo	$229,000	$138	68

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $13,672
• Equity at exit: $22,351

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $60,992
• Equity at exit: $12,961

Cash invested: $41,972 (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 77707

• Active inventory: 151
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$786
• Tax from tax record: −$254 /mo · $3,048/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $595

Break-even live

Break-even rent $1,396

Max offer price $149,900

Occupancy floor 67%

Sensitivity live

Price	-10% $680	-5% $637	+0% $595	+5% $552	+10% $510
Rent	-10% $425	-5% $510	+0% $595	+5% $680	+10% $765
Rate	-1.0pp $670	-0.5pp $633	base $595	+0.5pp $556	+1.0pp $517

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9260 Josey St Beaumont, TX	3.0	2.0	1500	$2,100	$1.40	45d	1	0.49mi
120 Smelker St Beaumont, TX	3.0	2.0	1300	$1,795	$1.38	15d	1	0.87mi
2065 88th Cir Beaumont, TX	3.0	2.0	1750	$1,800	$1.03	24d	1	1.01mi
405 Harbor Oaks Dr Beaumont, TX	3.0	2.5	1828	$2,600	$1.42	24d	1	1.21mi
434 Harbor Oaks Dr Beaumont, TX	3.0	2.0	1844	$2,500	$1.36	24d	1	1.24mi
1625 Glendale St Beaumont, TX	3.0	2.0	1330	$1,800	$1.35	45d	1	1.45mi

Listing history 21 events

1. 2026-06-21
   days on market $149,900 Active 366 DOM
2. 2026-06-18
   days on market $149,900 Active 363 DOM
3. 2026-06-17
   days on market $149,900 Active 362 DOM
4. 2026-06-16
   days on market $149,900 Active 361 DOM
5. 2026-06-15
   days on market $149,900 Active 360 DOM
6. 2026-06-14
   days on market $149,900 Active 358 DOM
7. 2026-06-13
   days on market $149,900 Active 357 DOM
8. 2026-06-10
   days on market $149,900 Active 355 DOM
9. 2026-06-09
   days on market $149,900 Active 354 DOM
10. 2026-06-08
    days on market $149,900 Active 353 DOM
11. 2026-06-07
    days on market $149,900 Active 352 DOM
12. 2026-06-03
    days on market $149,900 Active 348 DOM
13. 2026-06-02
    days on market $149,900 Active 347 DOM
14. 2026-06-01
    days on market $149,900 Active 346 DOM
15. 2026-05-31
    days on market $149,900 Active 345 DOM
16. 2026-05-30
    days on market $149,900 Active 344 DOM
17. 2026-04-20
    price $149,900 469-char remark

    Show marketing remark (469 chars)

    Welcome to this charming 4-bedroom, 2-bath single-family home nestled in the desirable West End. Situated on three lots and over half an acre, this property offers the perfect blend of space, comfort, and convenience. Inside you will find fresh new carpet in the bedrooms, creating a cozy and move-in-ready feel. Don't miss this opportunity to own a well-maintained home with room to grow, inside and out. Plenty of outdoor space for potential expansion or landscaping.

18. 2026-01-19
    price $165,000 469-char remark

    Show marketing remark (469 chars)

    Welcome to this charming 4-bedroom, 2-bath single-family home nestled in the desirable West End. Situated on three lots and over half an acre, this property offers the perfect blend of space, comfort, and convenience. Inside you will find fresh new carpet in the bedrooms, creating a cozy and move-in-ready feel. Don't miss this opportunity to own a well-maintained home with room to grow, inside and out. Plenty of outdoor space for potential expansion or landscaping.

19. 2025-11-10
    price $175,000 469-char remark

    Show marketing remark (469 chars)

    Welcome to this charming 4-bedroom, 2-bath single-family home nestled in the desirable West End. Situated on three lots and over half an acre, this property offers the perfect blend of space, comfort, and convenience. Inside you will find fresh new carpet in the bedrooms, creating a cozy and move-in-ready feel. Don't miss this opportunity to own a well-maintained home with room to grow, inside and out. Plenty of outdoor space for potential expansion or landscaping.

20. 2025-08-17
    price $185,000 469-char remark

    Show marketing remark (469 chars)

    Welcome to this charming 4-bedroom, 2-bath single-family home nestled in the desirable West End. Situated on three lots and over half an acre, this property offers the perfect blend of space, comfort, and convenience. Inside you will find fresh new carpet in the bedrooms, creating a cozy and move-in-ready feel. Don't miss this opportunity to own a well-maintained home with room to grow, inside and out. Plenty of outdoor space for potential expansion or landscaping.

21. 2025-06-20
    listed $195,000 Active 469-char remark

    Show marketing remark (469 chars)

    Welcome to this charming 4-bedroom, 2-bath single-family home nestled in the desirable West End. Situated on three lots and over half an acre, this property offers the perfect blend of space, comfort, and convenience. Inside you will find fresh new carpet in the bedrooms, creating a cozy and move-in-ready feel. Don't miss this opportunity to own a well-maintained home with room to grow, inside and out. Plenty of outdoor space for potential expansion or landscaping.

ⓘ 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: $3,048 · $254/mo
• Projected year-2 tax: $3,048 · $254/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $25,785
• − Mortgage interest: −$8,397
• − Property taxes: −$3,048
• − Insurance: −$750
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$4,361
• Taxable income: $5,104
• Est. tax owed @ 24.0%: −$1,225
• After-tax cash flow: $5,914/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): 18,323
• Household income: $69,756
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 596.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 40% White 28% Hispanic / Latino 23% Two or more races 18% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Italian 1% Romanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 75% English-only · Spanish 19% Vietnamese 3% 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: ▼ -163.16%
• Current HPI: 167.8109
• 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

-23.1% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $149,900 BBOR
• 2026-01-19 Price Changed $165,000 BBOR
• 2025-11-10 Price Changed $175,000 BBOR
• 2025-08-17 Price Changed $185,000 BBOR
• 2025-06-20 Listed $195,000 BBOR

Property tax history

+2.5%/yr

Latest (2025): $3,048 · -0.8% YoY. Source: county tax records.