775 Todd St · Beaumont, TX 77707

$135,000

4 bd · 2.0 ba · 1,829 sqft · SingleFamily public records · 460 Days on market

Built 1978 Average condition 0.72 ac lot $74/sqft · 26% below area Est $182k · 26% under ↓ 23% since listing

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0
• 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 $135k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 5.2% 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, 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: Amelia El (math 8% / reading 15%, grade F, #4,225 of 4,322 statewide, top 98%, 544 students, 84% FRL); Vincent Middle (math 8% / reading 17%, grade F, #1,616 of 1,662 statewide, top 97%, 688 students, 75% FRL); West Brook Sr H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 2,245 students, 58% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: 223 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 39% 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 $933 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 460 days — a 12% lower offer ($119k) 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 460 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: 1.68% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.43%
• DSCR: 2.09
• GRM: 5.0

CMA / ARV

• ARV (median comp): $181,910
• List price: $135,000
• Delta: -17.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9770 Shepherd Dr	0.42mi	3/2.5 (-1)	1,835 (+0%)	2mo	$225,000	$123	72
9210 Mapes St	0.50mi	4/2.0	1,733 (-5%)	1mo	$219,000	$126	67
9710 Mapes St	0.03mi	4/3.0	1,664 (-9%)	17mo	$229,000	$138	65
9660 N Nevada St	0.77mi	3/2.0 (-1)	1,833 (+0%)	15mo	$260,000	$142	48
8670 Greenridge Ln	1.00mi	3/1.5 (-1)	1,816 (-1%)	20mo	$189,500	$104	40
1577 Wescalder Rd	1.00mi	3/2.0 (-1)	1,758 (-4%)	23mo	$195,000	$111	34
265 Enfield Ln	0.91mi	3/2.0 (-1)	2,182 (+19%)	16mo	$140,000	$64	22

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: 17.8%
• Equity multiple: 1.72×
• Total profit: $27,222
• Equity at exit: $20,129

10-year hold

• IRR: 26.3%
• Equity multiple: 3.31×
• Total profit: $87,165
• Equity at exit: $11,672

Cash invested: $37,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 13 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $247,450 ($147/sqft)
• Median days on market: 67 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -32.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77707

• Active inventory: 223
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,263 high
• Mortgage (P&I): −$708
• Tax from tax record: −$254 /mo · $3,048/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $770

Break-even live

Break-even rent $1,289

Max offer price $135,000

Occupancy floor 61%

Sensitivity live

Price	-10% $846	-5% $808	+0% $770	+5% $731	+10% $693
Rent	-10% $591	-5% $680	+0% $770	+5% $859	+10% $948
Rate	-1.0pp $838	-0.5pp $804	base $770	+0.5pp $735	+1.0pp $699

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: $33,750
• Closing costs: $4,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9260 Josey St Beaumont, TX	3.0	2.0	1500	$2,100	$1.40	139d	1	0.49mi
9150 Josey St Beaumont, TX	3.0	2.0	2500	$3,600	$1.44	6d	1	0.57mi
120 Smelker St Beaumont, TX	3.0	2.0	1300	$1,795	$1.38	109d	1	0.87mi
8670 Newfield Ln Beaumont, TX	3.0	1.0	1361	$1,450	$1.07	5d	1	0.95mi
2065 88th Cir Beaumont, TX	3.0	2.0	1750	$1,800	$1.03	119d	1	1.01mi
405 Harbor Oaks Dr Beaumont, TX	3.0	2.5	1828	$2,600	$1.42	119d	1	1.21mi
434 Harbor Oaks Dr Beaumont, TX	3.0	2.0	1844	$2,500	$1.36	119d	1	1.24mi
1625 Glendale St Beaumont, TX	3.0	2.0	1330	$1,800	$1.35	139d	1	1.45mi
260 Bradford Dr Beaumont, TX	3.0	2.0	1420	$1,995	$1.40	6d	1	1.48mi

Listing history 50 events

1. 2026-09-23
   days on market $135,000 Active 460 DOM
2. 2026-09-22
   days on market $135,000 Active 459 DOM
3. 2026-09-21
   days on market $135,000 Active 458 DOM
4. 2026-09-20
   pricedays on market $135,000 Active 457 DOM
5. 2026-09-19
   days on market $149,900 Active 456 DOM
6. 2026-09-18
   days on market $149,900 Active 455 DOM
7. 2026-09-17
   days on market $149,900 Active 454 DOM
8. 2026-09-16
   days on market $149,900 Active 453 DOM
9. 2026-09-15
   days on market $149,900 Active 452 DOM
10. 2026-09-14
    days on market $149,900 Active 451 DOM
11. 2026-09-13
    days on market $149,900 Active 450 DOM
12. 2026-09-12
    days on market $149,900 Active 449 DOM
13. 2026-09-11
    days on market $149,900 Active 448 DOM
14. 2026-09-05
    days on market $149,900 Active 442 DOM
15. 2026-09-04
    days on market $149,900 Active 441 DOM
16. 2026-09-03
    days on market $149,900 Active 440 DOM
17. 2026-08-31
    days on market $149,900 Active 437 DOM
18. 2026-08-30
    days on market $149,900 Active 436 DOM
19. 2026-08-29
    days on market $149,900 Active 435 DOM
20. 2026-08-28
    days on market $149,900 Active 434 DOM
21. 2026-08-25
    days on market $149,900 Active 431 DOM
22. 2026-08-24
    days on market $149,900 Active 430 DOM
23. 2026-08-23
    days on market $149,900 Active 429 DOM
24. 2026-08-22
    days on market $149,900 Active 428 DOM
25. 2026-08-21
    days on market $149,900 Active 427 DOM
26. 2026-08-20
    days on market $149,900 Active 426 DOM
27. 2026-08-19
    days on market $149,900 Active 425 DOM
28. 2026-08-18
    days on market $149,900 Active 424 DOM
29. 2026-08-17
    days on market $149,900 Active 423 DOM
30. 2026-08-16
    days on market $149,900 Active 422 DOM
31. 2026-08-15
    days on market $149,900 Active 421 DOM
32. 2026-08-15
    days on market $149,900 Active 420 DOM
33. 2026-08-13
    days on market $149,900 Active 419 DOM
34. 2026-08-12
    days on market $149,900 Active 418 DOM
35. 2026-08-11
    days on market $149,900 Active 417 DOM
36. 2026-08-10
    days on market $149,900 Active 416 DOM
37. 2026-08-09
    days on market $149,900 Active 415 DOM
38. 2026-08-08
    days on market $149,900 Active 414 DOM
39. 2026-08-07
    days on market $149,900 Active 413 DOM
40. 2026-08-06
    days on market $149,900 Active 412 DOM
41. 2026-08-05
    days on market $149,900 Active 411 DOM
42. 2026-08-04
    days on market $149,900 Active 410 DOM
43. 2026-08-03
    days on market $149,900 Active 409 DOM
44. 2026-07-31
    days on market $149,900 Active 406 DOM
45. 2026-07-29
    days on market $149,900 Active 404 DOM
46. 2026-07-27
    days on market $149,900 Active 402 DOM
47. 2026-07-25
    days on market $149,900 Active 400 DOM
48. 2026-07-23
    days on market $149,900 Active 398 DOM
49. 2026-07-22
    days on market $149,900 Active 397 DOM
50. 2026-07-21
    days on market $149,900 Active 396 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: $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: $27,156
• − Mortgage interest: −$7,562
• − Property taxes: −$3,048
• − Insurance: −$675
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − Depreciation: −$3,927
• Taxable income: $7,598
• Est. tax owed @ 24.0%: −$1,824
• After-tax cash flow: $7,411/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.

Condition & rehab AI · 9 photos

Average 55/100 Cosmetic rehab Est. rehab $9,145–$27,435 screening

This single-family home has average condition with cosmetic updates needed, particularly in painting and landscaping, to enhance its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Minor Landscaping — Overgrown grass and shrubs need trimming
• Minor Paint — Faded paint on exterior and interior walls

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and adds value ↑
• Both Replace dated bathroom fixtures — Modern fixtures in bathrooms increase appeal and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 17/100

Zoned Schools

Elementary Amelia El F TX #4,225/4,322 Nat'l #38,389/41,679 Middle Vincent Middle F TX #1,616/1,662 Nat'l #13,022/14,009 High West Brook Sr H S F TX #1,228/1,632 Nat'l #12,196/17,239

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

C Composite livability gradescore 64/100

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 · 259,015 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: 20% of renters

---

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.