2375 Ranier St · Beaumont, TX 77701

$140,000

2 bd · 2.0 ba · 1,285 sqft · SingleFamily public records · 11 Days on market

Built 2014 7,701 sqft lot Est $157k · 11% under

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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).

• ARV discount +12.3/15.0
• Cash flow +10.5/30.0
• Appreciation +8.1/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

This adorable 2 bedroom 2 bath home hosts a cozy living room with a high tray ceiling, a dining room off the entry way, wood vinyl plank flooring throughout, indoor laundry room, and plenty of extra storage space. The kitchen offers black appliances, including refrigerator and vented microwave, modern dark wood cabinets, a spacious pantry, and beautiful modern pendant lights over the breakfast bar. The bedrooms offer spacious walk in closets, both bathrooms are handicap accessible, spacious back yard for entertaining, home is only 4 years old.

Key facts

• Versatile space
• Roomy kitchen
• Handicap accessible

Tags

• LARGE LIVING ROOM
• ROOMY KITCHEN
• VERSATILE SPACE
• HANDICAP ACCESSIBLE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Slab foundation
• Exterior features: Chain link fence; Composition roof

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Disposal
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Breakfast bar

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (10.7% below list).
• Recommended offer: $116k (17.4% below list) — sets the bar for cash-flow.

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: 73 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($968 loan paydown + $9k appreciation (6.2% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $115,630 (17.4% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.89% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $156,770
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2450 Columbia St	0.11mi	2/2.0	1,404 (+9%)	6mo	$135,000	$96	74
2340 Columbia St	0.11mi	3/2.0 (+1)	1,353 (+5%)	18mo	$79,900	$59	66
3190 Cartwright St	0.36mi	3/2.0 (+1)	1,301 (+1%)	14mo	$204,900	$157	64
3145 Roberts St	0.46mi	2/1.0	1,290 (+0%)	14mo	$75,000	$58	62
2360 Clearview St	0.25mi	3/1.0 (+1)	1,213 (-6%)	24mo	$147,990	$122	50
3137 Dorothy Ave	0.68mi	3/2.0 (+1)	1,300 (+1%)	17mo	$205,990	$158	48
3131 Dorothy Ave	0.69mi	3/2.0 (+1)	1,357 (+6%)	15mo	$214,990	$158	41

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: 12.6%
• Equity multiple: 1.86×
• Total profit: $33,856
• Equity at exit: $90,249

10-year hold

• IRR: 13.3%
• Equity multiple: 3.71×
• Total profit: $106,168
• Equity at exit: $165,630

Cash invested: $39,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$734
• Tax from tax record: −$267 /mo · $3,202/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-138

Break-even live

Break-even rent $1,425

Max offer price $115,630

Occupancy floor —

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2450 S 8th St Beaumont, TX	3.0	1.0	940	$1,450	$1.54	13d	1	0.19mi
3255 Waverly St Beaumont, TX	3.0	2.0	1152	$1,600	$1.39	23d	1	0.75mi
690 E Avenue Unit A Beaumont, TX	3.0	1.0	1300	$975	$0.75	13d	1	1.24mi
2350 Pecos St Unit B Beaumont, TX	1.0	1.0	980	$935	$0.95	23d	1	1.31mi
1425 Washington Village Pkwy Beaumont, TX	1.0–2.0	1.0	861	$1,065	$1.24	13d	1	1.33mi

Listing history 11 events

1. 2026-06-18
   days on market $140,000 Active 11 DOM
2. 2026-06-17
   days on market $140,000 Active 10 DOM
3. 2026-06-16
   days on market $140,000 Active 9 DOM
4. 2026-06-15
   days on market $140,000 Active 8 DOM
5. 2026-06-14
   days on market $140,000 Active 6 DOM
6. 2026-06-13
   days on market $140,000 Active 5 DOM
7. 2026-06-10
   days on market $140,000 Active 3 DOM
8. 2026-06-09
   days on market $140,000 Active 2 DOM
9. 2026-06-08
   days on marketlisting id $140,000 Active 1 DOM
10. 2026-06-07
    remarks 391-char remark
11. 2026-06-07
    listed $140,000 Active 2 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: $3,202 · $267/mo
• Projected year-2 tax: $3,202 · $267/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 ≥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: $15,006
• − Mortgage interest: −$7,842
• − Property taxes: −$3,202
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$4,073
• Taxable loss: −$4,010
• Est. tax savings @ 24.0%: +$962
• After-tax cash flow: $-693/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

+55.6% since first listed

4 events — show timeline

• 2026-06-05 Listed $140,000 BBOR
• 2019-02-07 Sold (Public Records) — Public Records
• 2019-01-18 Sold (MLS) — BBOR
• 2018-11-24 Listed $89,999 BBOR

Property tax history

+8.7%/yr

Latest (2025): $3,202 · -7.3% YoY. Source: county tax records.