5135 Irving St · Beaumont, TX 77705

$74,900

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 43 Days on market

Built 1962 7,000 sqft lot $63/sqft · 20% above area Est $62k · 20% over

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Why this score? — see what drove the C 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• 7,000 sq ft lot
• Built 1962
• Listed 43 days

Property features AI

Finance

• Other: Municipal Utility District disclosure available; Lease not considered

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1962; Single-level living area of 1,188
• Construction: Wood siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Cleared lot; Asphalt road frontage

Interior

• Bedrooms: Space for 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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, 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: Blanchette El (math 6% / reading 12%, grade F, #4,293 of 4,322 statewide, top 99%, 568 students, 96% FRL) — zoned schools average 96% FRL vs 69% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 206 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($73k) 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 $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
7. 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.
8. 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: 1.48% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.12%
• DSCR: 1.85
• GRM: 5.6

CMA / ARV

• ARV (median comp): $62,450
• List price: $74,900
• Delta: 19.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4995 Highland Ave	0.10mi	2/1.0 (-1)	1,112 (-6%)	2mo	$65,000	$58	78
795 Highland Dr	0.24mi	3/1.0	1,183 (-0%)	20mo	$89,900	$76	71
1050 Boyd St	0.44mi	3/1.0	1,316 (+11%)	2mo	$109,000	$83	60
468 Alabama	0.36mi	3/1.0	1,075 (-10%)	10mo	$54,900	$51	59

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: 11.0%
• Equity multiple: 1.44×
• Total profit: $9,175
• Equity at exit: $11,168

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $35,521
• Equity at exit: $6,476

Cash invested: $20,972 (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 77705

• Home prices YoY: -29.7%
• Active inventory: 206
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,110 high
• Mortgage (P&I): −$393
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $334

Break-even live

Break-even rent $687

Max offer price $74,900

Occupancy floor 65%

Sensitivity live

Price	-10% $377	-5% $355	+0% $334	+5% $313	+10% $292
Rent	-10% $246	-5% $290	+0% $334	+5% $378	+10% $422
Rate	-1.0pp $372	-0.5pp $353	base $334	+0.5pp $315	+1.0pp $295

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4670 Maddox St Beaumont, TX	3.0	1.0	1187	$1,195	$1.01	45d	1	0.41mi
365 E Irby St Beaumont, TX	3.0	2.0	1281	$1,495	$1.17	25d	1	0.72mi
677 E Caston St Beaumont, TX	2.0	1.0	1070	$795	$0.74	45d	1	0.72mi
4120 Brandon St Beaumont, TX	2.0	1.0	810	$997	$1.23	25d	1	0.77mi
4030 Howard St Beaumont, TX	2.0	1.0	1008	$795	$0.79	45d	1	0.85mi
4285 Chaison St Beaumont, TX	2.0	1.0	904	$850	$0.94	45d	1	0.86mi
4020 Howard St Beaumont, TX	3.0	2.0	1300	$975	$0.75	45d	1	0.86mi
690 Adams St Unit 206 Beaumont, TX	2.0	1.0	878	$795	$0.91	15d	1	0.99mi
655 Adams St Unit 1 Beaumont, TX	2.0	1.0	965	$750	$0.78	15d	1	1.01mi
315 E Pipkin St Beaumont, TX	2.0	1.0	952	$1,000	$1.05	15d	1	1.03mi
1417 Church St Beaumont, TX	2.0	1.0	1440	$1,100	$0.76	15d	1	1.27mi
614 Euclid St Beaumont, TX	4.0	2.0	1378	$1,395	$1.01	25d	1	1.48mi

Listing history 17 events

1. 2026-06-15
   days on market $74,900 Active 43 DOM
2. 2026-06-14
   days on market $74,900 Active 41 DOM
3. 2026-06-13
   days on market $74,900 Active 40 DOM
4. 2026-06-10
   days on market $74,900 Active 38 DOM
5. 2026-06-09
   days on market $74,900 Active 37 DOM
6. 2026-06-08
   days on market $74,900 Active 36 DOM
7. 2026-06-07
   days on market $74,900 Active 35 DOM
8. 2026-06-03
   days on market $74,900 Active 31 DOM
9. 2026-06-02
   days on market $74,900 Active 30 DOM
10. 2026-06-01
    days on market $74,900 Active 29 DOM
11. 2026-05-31
    days on market $74,900 Active 28 DOM
12. 2026-05-30
    days on market $74,900 Active 27 DOM
13. 2026-05-03
    listed $74,900 Active 494-char remark
14. 2026-05-02
    price $74,900 458-char remark
15. 2026-03-18
    listed $79,900 Active 458-char remark
16. 2015-11-13
    soldstatus
17. 2009-07-14
    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: $1,427 · $119/mo
• Projected year-2 tax: $1,427 · $119/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 2/10 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: $13,322
• − Mortgage interest: −$4,196
• − Property taxes: −$1,427
• − Insurance: −$374
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$2,179
• Taxable income: $3,014
• Est. tax owed @ 24.0%: −$723
• After-tax cash flow: $3,286/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

+0.0% since first listed

5 events — show timeline

• 2026-06-16 Listing Removed — HARMLS
• 2026-05-03 Listed $74,900 HARMLS
• 2026-05-02 Price Changed $74,900 BBOR
• 2015-11-13 Sold (Public Records) — Public Records
• 2009-07-14 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,427 · +13.9% YoY. Source: county tax records.