1141 Park Mdw · Beaumont, TX 77706

$140,000

2 bd · 2.5 ba · 1,396 sqft · SingleFamily · 74 Days on market

Good condition $100/sqft · 34% below area Est $213k · 34% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This newly refreshed home is conveniently tucked away near shopping, restaurants, medical care, and Westbrook High School. Updates include fresh paint, new front door, new hardware in full bathrooms and kitchen, some new light fixtures, and vinyl sheet flooring in most rooms. Primary suite has walk-in closet. Second suite can function as an office or hobby room. Inspection report available. Seller's disclosure and overview of repairs/updates will be available soon. Sunroom can be remodeled or restored to its original design as an outdoor pavillion (bid available from local contractor). Per seller, home has never flooded. If you are an investor looking for a rental opportunity, or if you are a buyer needing a simpler life, this could fit your needs! Buyer's side to verify square footage. Sign coming soon.

Key facts

• Second suite
• Walk-in closet
• New front door

Tags

• NEW FRONT DOOR
• NEW HARDWARE IN FULL BATHROOMS
• NEW HARDWARE IN KITCHEN
• VINYL SHEET FLOORING
• WALK-IN CLOSET
• SECOND SUITE

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Rents flat; 258 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.18% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.40%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $213,134
• List price: $140,000
• Delta: -24.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 Springmeadow Dr	0.53mi	3/2.0 (+1)	1,450 (+4%)	6mo	$230,000	$159	57
1117 Meadowland Dr	0.35mi	3/2.0 (+1)	1,534 (+10%)	11mo	$225,000	$147	51
1218 Meadowridge Dr	0.50mi	3/2.0 (+1)	1,568 (+12%)	13mo	$198,000	$126	38

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.77×
• Total profit: $-9,027
• Equity at exit: $20,874

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-94
• Equity at exit: $12,105

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 77706

• Rents YoY: 0.7%
• Active inventory: 258
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,655 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $273

Break-even live

Break-even rent $1,309

Max offer price $140,000

Occupancy floor 78%

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 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
976 Sunmeadow Dr Beaumont, TX	3.0	2.5	1656	$1,995	$1.20	13d	1	0.12mi
976 Sunmeadow Dr Unit 05/04/26 Beaumont, TX	3.0	2.5	1656	$2,150	$1.30	43d	1	0.12mi
8960 Manion Dr Beaumont, TX	2.0	2.5	1358	$1,550	$1.14	43d	1	0.24mi
1212 N Major Dr Unit 4820 Beaumont, TX	3.0	2.5	1692	$1,646	$0.97	23d	1	0.24mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	13d	1	0.25mi
9252 Glen Meadow Ln Beaumont, TX	2.0	1.0	929	$1,250	$1.35	43d	1	0.26mi
1069 Green Meadow St Beaumont, TX	2.0	2.0	1556	$1,795	$1.15	44d	1	0.27mi
1450 N Major Dr Beaumont, TX	1.0–2.0	1.0–2.0	849	$1,188	$1.40	13d	17	0.28mi
1456 N Major Dr Beaumont, TX	2.0	2.0	1008	$1,079	$1.07	43d	1	0.29mi
8256 Heartfield Ln Beaumont, TX	2.0	2.0	1638	$1,450	$0.89	43d	1	0.44mi
1605 Cornerstone Ct Beaumont, TX	1.0–2.0	1.0–2.0	818	$1,108	$1.35	13d	17	0.46mi
434 Harbor Oaks Dr Beaumont, TX	3.0	2.0	1844	$2,500	$1.36	23d	1	0.48mi
1532 Bryant Way Beaumont, TX	3.0	2.0	1628	$1,750	$1.07	13d	1	0.49mi
405 Harbor Oaks Dr Beaumont, TX	3.0	2.5	1828	$2,600	$1.42	23d	1	0.51mi
1915 Sams Way Beaumont, TX	3.0	2.0	1696	$2,100	$1.24	23d	1	0.75mi
6795 Greenwood Dr Beaumont, TX	3.0	2.0	1650	$2,500	$1.52	23d	1	0.79mi
120 Smelker St Beaumont, TX	3.0	2.0	1300	$1,795	$1.38	13d	1	0.86mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	43d	1	1.03mi
9225 Shepherd Dr Beaumont, TX	3.0	1.0	1136	$1,495	$1.32	43d	1	1.10mi
7996 Blue Bonnet Ln Beaumont, TX	3.0	2.0	1635	$2,300	$1.41	13d	1	1.10mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	43d	1	1.11mi
9245 Shepherd Dr Beaumont, TX	3.0	1.0	1003	$1,350	$1.35	13d	1	1.11mi
9260 Josey St Beaumont, TX	3.0	2.0	1500	$2,100	$1.40	43d	1	1.19mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	43d	1	1.20mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	43d	1	1.32mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	13d	10	1.33mi
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	13d	9	1.40mi

Listing history 17 events

1. 2026-06-18
   price $140,000 Active 74 DOM
2. 2026-06-18
   days on market $160,000 Active 74 DOM
3. 2026-06-17
   days on market $160,000 Active 73 DOM
4. 2026-06-16
   days on market $160,000 Active 72 DOM
5. 2026-06-15
   days on market $160,000 Active 71 DOM
6. 2026-06-14
   days on market $160,000 Active 69 DOM
7. 2026-06-13
   days on market $160,000 Active 68 DOM
8. 2026-06-10
   days on market $160,000 Active 66 DOM
9. 2026-06-09
   days on market $160,000 Active 65 DOM
10. 2026-06-08
    days on market $160,000 Active 64 DOM
11. 2026-06-07
    days on market $160,000 Active 63 DOM
12. 2026-06-03
    days on market $160,000 Active 59 DOM
13. 2026-06-02
    days on market $160,000 Active 58 DOM
14. 2026-06-01
    days on market $160,000 Active 57 DOM
15. 2026-05-31
    days on market $160,000 Active 56 DOM
16. 2026-05-30
    days on market $160,000 Active 55 DOM
17. 2026-04-05
    listed $160,000 Active 815-char remark

    Show marketing remark (815 chars)

    This newly refreshed home is conveniently tucked away near shopping, restaurants, medical care, and Westbrook High School. Updates include fresh paint, new front door, new hardware in full bathrooms and kitchen, some new light fixtures, and vinyl sheet flooring in most rooms. Primary suite has walk-in closet. Second suite can function as an office or hobby room. Inspection report available. Seller's disclosure and overview of repairs/updates will be available soon. Sunroom can be remodeled or restored to its original design as an outdoor pavillion (bid available from local contractor). Per seller, home has never flooded. If you are an investor looking for a rental opportunity, or if you are a buyer needing a simpler life, this could fit your needs! Buyer's side to verify square footage. Sign coming soon.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $19,856
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$4,073
• Taxable income: $1,166
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $2,998/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This newly refreshed home is in good condition with cosmetic updates, ready for a new owner or investor. Minor improvements can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in high-traffic areas — Improves aesthetics and durability
• Both New kitchen appliances — Modernizes the kitchen and adds value
• Both New bathroom fixtures — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves aesthetics and durability ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑
• Both New bathroom fixtures — Enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 30,393
• Household income: $73,185
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1299.0

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 0.61)
• Race & ethnicity: White 56% Black 24% Hispanic / Latino 13% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Iranian 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 2% German/W. Germanic 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: ▼ -180.53%
• Current HPI: 159.4053
• Rent YoY: ▲ 0.66%
• 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

1 event — show timeline

• 2026-04-05 Listed $160,000 BBOR