1350 Edwin St · Beaumont, TX 77705

$87,997

3 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 51 Days on market

Built 1962 6,699 sqft lot Est $137k · 36% under ↓ 6% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Opportunity knocks! This spacious 3-bedroom, 2-bath home is the perfect fixer-upper with good bones for someone ready to make it their own. Featuring a nice-size kitchen, a large primary bedroom, and a functional layout, this property offers endless potential for customization and value-add improvements. Whether you’re a first-time homebuyer, investor, or someone looking for a project, this home is a solid foundation to build your vision. Bring your ideas, add your personal touches, and turn this house into your home.

Key facts

• 6,699 sq ft lot
• Built 1962
• Listed 51 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (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: Pietzsch/Mac Arthur El (math 5% / reading 7%, grade F, #4,315 of 4,322 statewide, top 100%, 1,083 students, 97% FRL); M L King Middle (math 6% / reading 12%, grade F, #1,653 of 1,662 statewide, top 99%, 480 students, 91% FRL); Beaumont United H S (math 8% / reading 16%, grade F, #1,554 of 1,632 statewide, top 95%, 2,131 students, 86% FRL) — zoned schools average 91% FRL vs 69% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 207 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $609 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($85k) 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 $85,357 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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: 1.47% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.87%
• DSCR: 1.84
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $137,116
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4740 Cornell Dr	0.68mi	3/2.0	1,686 (+2%)	6mo	$169,999	$101	60
4340 Fonville Ave	0.43mi	3/2.0	1,430 (-13%)	12mo	$119,000	$83	48
1820 Ollie St	0.41mi	3/2.0	1,500 (-9%)	24mo	$99,000	$66	46
3265 Ogden Ave	0.48mi	3/2.0	1,434 (-13%)	18mo	$229,900	$160	40
1645 Harriot St	0.40mi	2/2.0 (-1)	1,456 (-12%)	20mo	$58,000	$40	39

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $10,449
• Equity at exit: $13,121

10-year hold

• IRR: 19.8%
• Equity multiple: 2.66×
• Total profit: $41,010
• Equity at exit: $7,608

Cash invested: $24,639 (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: 207
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,291 high
• Mortgage (P&I): −$461
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $387

Break-even live

Break-even rent $801

Max offer price $87,997

Occupancy floor 65%

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: $21,999
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Church St Beaumont, TX	2.0	1.0	1440	$1,100	$0.76	13d	1	0.14mi
1211 Washington Blvd Beaumont, TX	3.0	1.0	1363	$1,200	$0.88	43d	1	0.47mi
4404 Raven St Beaumont, TX	4.0	2.0	1628	$1,600	$0.98	23d	1	0.60mi
614 Euclid St Beaumont, TX	4.0	2.0	1378	$1,395	$1.01	23d	1	0.70mi
2781 Sabine Pass Ave Unit 605 Beaumont, TX	2.0	1.0	1278	$1,025	$0.80	13d	1	0.77mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	43d	1	0.78mi
365 E Irby St Beaumont, TX	3.0	2.0	1281	$1,495	$1.17	23d	1	0.83mi
4210 Sullivan St Beaumont, TX	3.0	1.0	1540	$1,300	$0.84	43d	1	0.85mi
4020 Howard St Beaumont, TX	3.0	2.0	1300	$975	$0.75	43d	1	0.89mi
677 E Caston St Beaumont, TX	2.0	1.0	1070	$795	$0.74	43d	1	0.98mi
4670 Maddox St Beaumont, TX	3.0	1.0	1187	$1,195	$1.01	43d	1	1.09mi
1545 Avenue B Beaumont, TX	2.0	1.0	1212	$695	$0.57	43d	1	1.25mi
1275 Doucette St Beaumont, TX	2.0	1.0	1096	$1,250	$1.14	13d	1	1.26mi
2310 Morrison St Beaumont, TX	3.0	2.0	1528	$1,423	$0.93	13d	1	1.31mi
4455 S 5th St Beaumont, TX	3.0	2.0	1437	$1,500	$1.04	13d	1	1.32mi
795 Devilleneuve St Beaumont, TX	4.0	2.0	1138	$1,395	$1.23	13d	1	1.39mi
450 Jackson St Beaumont, TX	3.0	2.0	1500	$1,500	$1.00	13d	1	1.42mi
610 Craig St Beaumont, TX	3.0	2.0	1267	$1,995	$1.57	13d	1	1.48mi

Listing history 4 events

1. 2026-02-27
   status Pending
2. 2026-02-10
   price $87,997
3. 2026-01-07
   listed $93,997 Active
4. 2007-08-27
   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: $1,612 · $134/mo
• Projected year-2 tax: $1,612 · $134/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 4/10 Moderate FEMA zone X · 20% 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: $15,491
• − Mortgage interest: −$4,929
• − Property taxes: −$1,612
• − Insurance: −$440
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,560
• Taxable income: $3,472
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $3,816/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

-6.4% since first listed

4 events — show timeline

• 2026-02-27 Pending — HARMLS
• 2026-02-10 Price Changed $87,997 HARMLS
• 2026-01-07 Listed $93,997 HARMLS
• 2007-08-27 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,612 · -0.8% YoY. Source: county tax records.