348 Garland St · Beaumont, TX 77705

$70,000

4 bd · 2.0 ba · 1,518 sqft · SingleFamily public records · 17 Days on market

Built 1962 5,898 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Walk or a short bike ride to Lamar University, Needs some TLC. Spacious. Great for a first time homeowner/project or can be a rental or student housing. Great opportunity!

Key facts

• 5,898 sq ft lot
• Parking
• Built 1962

Property features AI

Exterior

• Parking: Attached 1-car carport
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (entry level not specified)
• Construction: Built in 1962; Wood siding exterior; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: 4 total rooms; Seller disclosure provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 30% of the median local income ($55k/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 $484 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($69k) 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 $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.98% ✓
• Cap rate: 17.82%
• Cash-on-cash: 41.18%
• DSCR: 2.83
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $153,318
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
590 Highland Dr	0.21mi	3/2.0 (-1)	1,504 (-1%)	3mo	$175,000	$116	81
5675 Kenneth Ave	0.55mi	3/1.0 (-1)	1,376 (-9%)	1mo	$139,000	$101	49
4340 Fonville Ave	0.68mi	3/2.0 (-1)	1,430 (-6%)	12mo	$119,000	$83	44
1050 Boyd St	0.55mi	3/1.0 (-1)	1,316 (-13%)	2mo	$109,000	$83	41
3975 Howard St	0.63mi	4/2.0	1,644 (+8%)	19mo	$174,995	$106	41

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: 37.7%
• Equity multiple: 2.61×
• Total profit: $31,478
• Equity at exit: $10,437

10-year hold

• IRR: 44.2%
• Equity multiple: 5.21×
• Total profit: $82,505
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$367
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $673

Break-even live

Break-even rent $536

Max offer price $70,000

Occupancy floor 47%

Sensitivity live

Price	-10% $712	-5% $692	+0% $673	+5% $653	+10% $633
Rent	-10% $563	-5% $618	+0% $673	+5% $727	+10% $782
Rate	-1.0pp $708	-0.5pp $690	base $673	+0.5pp $654	+1.0pp $636

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.14mi
4210 Sullivan St Beaumont, TX	3.0	1.0	1540	$1,300	$0.84	45d	1	0.47mi
365 E Irby St Beaumont, TX	3.0	2.0	1281	$1,495	$1.17	25d	1	0.49mi
4020 Howard St Beaumont, TX	3.0	2.0	1300	$975	$0.75	45d	1	0.61mi
4404 Raven St Beaumont, TX	4.0	2.0	1628	$1,600	$0.98	25d	1	1.24mi
614 Euclid St Beaumont, TX	4.0	2.0	1378	$1,395	$1.01	25d	1	1.31mi
1211 Washington Blvd Beaumont, TX	3.0	1.0	1363	$1,200	$0.88	45d	1	1.47mi

Listing history 13 events

1. 2026-06-21
   days on market $70,000 Active 17 DOM
2. 2026-06-18
   days on market $70,000 Active 14 DOM
3. 2026-06-17
   status $70,000 Active 13 DOM
4. 2026-06-17
   days on market $70,000 Pending 13 DOM
5. 2026-06-16
   statusdays on market $70,000 Pending 12 DOM
6. 2026-06-15
   days on market $70,000 Active 11 DOM
7. 2026-06-14
   days on market $70,000 Active 9 DOM
8. 2026-06-13
   days on market $70,000 Active 8 DOM
9. 2026-06-10
   days on market $70,000 Active 6 DOM
10. 2026-06-09
    days on market $70,000 Active 5 DOM
11. 2026-06-08
    days on market $70,000 Active 4 DOM
12. 2026-06-07
    remarks 171-char remark
13. 2026-06-07
    listed $70,000 Active 3 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: $325 · $27/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$956/yr (+$80/mo · 294.3%)

ⓘ 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 ≥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: $16,647
• − Mortgage interest: −$3,921
• − Property taxes: −$325
• − Insurance: −$350
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$2,036
• Taxable income: $7,351
• Est. tax owed @ 24.0%: −$1,764
• After-tax cash flow: $6,307/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

5 events — show timeline

• 2026-06-04 Listed $70,000 HARMLS
• 2014-07-29 Sold (Public Records) — Public Records
• 2007-09-19 Sold (Public Records) — Public Records
• 2007-09-19 Sold (Public Records) — Public Records
• 2007-04-05 Sold (Public Records) — Public Records

Property tax history

-11.0%/yr

Latest (2025): $325 · +2.5% YoY. Source: county tax records.