537 Longmeadow St · Beaumont, TX 77707

$109,000

2 bd · 1.5 ba · 1,358 sqft · Condo public records · 162 Days on market

Built 1978 $80/sqft · 36% below area Est $155k · 30% under ↓ 8% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +8.5/10.0
• 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

Centrally located two-story townhome offering 2 bedrooms, 1.5 baths, and a 2-car garage. This well-designed floor plan features a large living area with great natural flow, making it comfortable for everyday living and entertaining. The property offers flexibility and can be used as a primary residence or investment rental. Conveniently located near shopping, dining, medical facilities, and major roadways for easy access throughout Beaumont. Shown by appointment only.

Key facts

• Large living area
• Two-story townhome
• 2 garage spots

Tags

• TWO-STORY TOWNHOME
• LARGE LIVING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $754 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major flood risk; 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 $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.35% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 6.2

CMA / ARV

• ARV (median comp): $154,798
• List price: $109,000
• Delta: -29.59%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,405
• Equity at exit: $16,252

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $28,161
• Equity at exit: $9,424

Cash invested: $30,520 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$572
• Tax from tax record: −$233 /mo · $2,798/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $314

Break-even live

Break-even rent $1,076

Max offer price $109,000

Occupancy floor 74%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
551 Georgetown St Beaumont, TX	2.0	1.5	1317	$1,300	$0.99	44d	1	0.11mi
745 Jeny Ln Beaumont, TX	3.0	1.0	1008	$1,190	$1.18	23d	1	0.38mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$2,250	$1.88	23d	1	0.48mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$1,850	$1.54	21d	1	0.48mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	14d	10	0.72mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	44d	1	0.74mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	44d	1	0.75mi
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	44d	1	0.76mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	21d	1	0.78mi
85 E Caldwood Dr Beaumont, TX	2.0	1.5	1330	$1,223	$0.92	44d	2	0.79mi
85 E Caldwood Dr #6 Beaumont, TX	2.0	1.5	1331	$1,250	$0.94	23d	1	0.79mi
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	14d	9	0.80mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	44d	1	0.92mi
5195 Oriole Dr Beaumont, TX	3.0	2.0	1814	$2,000	$1.10	44d	1	0.97mi
340 Maxwell Dr Beaumont, TX	3.0	2.5	1824	$2,100	$1.15	44d	1	1.00mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	44d	1	1.03mi
1425 Washington Village Pkwy Beaumont, TX	1.0–2.0	1.0	861	$1,065	$1.24	14d	1	1.08mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	21d	1	1.08mi
565 25th St Beaumont, TX	2.0	2.0	1128	$1,650	$1.46	14d	1	1.46mi

HOA detail condo

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

Listing history 17 events

1. 2026-06-18
   days on market $109,000 Active 162 DOM
2. 2026-06-17
   days on market $109,000 Active 161 DOM
3. 2026-06-16
   days on market $109,000 Active 160 DOM
4. 2026-06-15
   days on market $109,000 Active 159 DOM
5. 2026-06-14
   days on market $109,000 Active 157 DOM
6. 2026-06-13
   days on market $109,000 Active 156 DOM
7. 2026-06-10
   days on market $109,000 Active 154 DOM
8. 2026-06-09
   days on market $109,000 Active 153 DOM
9. 2026-06-08
   days on market $109,000 Active 152 DOM
10. 2026-06-07
    days on market $109,000 Active 151 DOM
11. 2026-06-03
    days on market $109,000 Active 147 DOM
12. 2026-06-02
    days on market $109,000 Active 146 DOM
13. 2026-06-01
    days on market $109,000 Active 145 DOM
14. 2026-05-31
    days on market $109,000 Active 144 DOM
15. 2026-05-30
    days on market $109,000 Active 143 DOM
16. 2026-05-12
    price $109,000 472-char remark

    Show marketing remark (472 chars)

    Centrally located two-story townhome offering 2 bedrooms, 1.5 baths, and a 2-car garage. This well-designed floor plan features a large living area with great natural flow, making it comfortable for everyday living and entertaining. The property offers flexibility and can be used as a primary residence or investment rental. Conveniently located near shopping, dining, medical facilities, and major roadways for easy access throughout Beaumont. Shown by appointment only.

17. 2026-01-07
    listed $119,000 Active 472-char remark

    Show marketing remark (472 chars)

    Centrally located two-story townhome offering 2 bedrooms, 1.5 baths, and a 2-car garage. This well-designed floor plan features a large living area with great natural flow, making it comfortable for everyday living and entertaining. The property offers flexibility and can be used as a primary residence or investment rental. Conveniently located near shopping, dining, medical facilities, and major roadways for easy access throughout Beaumont. Shown by appointment only.

ⓘ 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: $2,798 · $233/mo
• Projected year-2 tax: $2,798 · $233/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 6/10 Major 67% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $17,681
• − Mortgage interest: −$6,106
• − Property taxes: −$2,798
• − Insurance: −$545
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$3,171
• Taxable income: $2,232
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,230/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

-8.4% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $109,000 BBOR
• 2026-01-07 Listed $119,000 BBOR

Property tax history

+2.0%/yr

Latest (2025): $2,798 · -0.8% YoY. Source: county tax records.