1141 Park Mdw · Beaumont, TX 77706

$140,000

2 bd · 2.5 ba · 1,396 sqft · SingleFamily · 63 Days on market

Good condition 2-car garage $100/sqft · 34% below area Est $211k · 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This two-suite home near Westbrook features a new front door; fresh interior paint; neutral vinyl sheet flooring in kitchen, first floor closet, suites, and 2nd suite bathroom; new hardware in kitchen and primary suite bathroom. 2nd suite can be used as a flex space. Half bath is off the living room and laundry closet is conveniently located in the kitchen. Close to grocery stores, medical centers, restaurants, retail, and more! Sunroom can be restored to its original state as an open-air courtyard (verbal bid from contractor available), or can be repaired as a functional space for storage, a workshop, personal gym, craft room, entertainment area, etc. Questions? Contact your agent or me!

Key facts

• Flex space
• New front door
• Fresh interior paint

Tags

• NEW FRONT DOOR
• FRESH INTERIOR PAINT
• NEUTRAL VINYL SHEET FLOORING
• NEW HARDWARE
• FLEX SPACE
• CONVENIENT LAUNDRY CLOSET

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 $293 ($4k/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 8.8% vs local median 5.2% 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: Amelia El (math 8% / reading 15%, grade F, #4,225 of 4,322 statewide, top 98%, 544 students, 84% FRL); Vincent Middle (math 8% / reading 17%, grade F, #1,616 of 1,662 statewide, top 97%, 688 students, 75% FRL); West Brook Sr H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 2,245 students, 58% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: Rents flat; 421 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 63 days — a 6% lower offer ($132k) 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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $210,712
• List price: $140,000
• Delta: -33.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8249 Heartfield Ln	0.43mi	3/2.0 (+1)	1,517 (+9%)	4mo	$184,900	$122	55
1008 Springmeadow Dr	0.53mi	3/2.0 (+1)	1,450 (+4%)	9mo	$230,000	$159	54
1117 Meadowland Dr	0.35mi	3/2.0 (+1)	1,534 (+10%)	14mo	$225,000	$147	49
1019 Springmeadow Dr	0.56mi	3/2.0 (+1)	1,466 (+5%)	24mo	$217,000	$148	39
1218 Meadowridge Dr	0.50mi	3/2.0 (+1)	1,568 (+12%)	16mo	$198,000	$126	36

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-7,700
• Equity at exit: $20,874

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,016
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 16 under contract
• Months of supply: 38.0 mo (3%/mo absorbed)
• Median asking: $161,900 ($121/sqft)
• Median days on market: 66 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +24.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77706

• Rents YoY: 0.7%
• Active inventory: 421
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $293

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 77%

Sensitivity live

Price	-10% $389	-5% $341	+0% $293	+5% $244	+10% $196
Rent	-10% $167	-5% $230	+0% $293	+5% $356	+10% $419
Rate	-1.0pp $363	-0.5pp $328	base $293	+0.5pp $256	+1.0pp $219

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1135 Park Meadow Dr Beaumont, TX	2.0	2.5	1396	$1,490	$1.07	6d	1	0.03mi
8565 Glen Meadow Ln Beaumont, TX	2.0	2.0	1276	$1,500	$1.18	6d	1	0.12mi
956 Sunmeadow Dr Beaumont, TX	2.0	2.5	1358	$1,395	$1.03	6d	1	0.12mi
976 Sunmeadow Dr Beaumont, TX	3.0	2.5	1656	$1,995	$1.20	109d	1	0.12mi
976 Sunmeadow Dr Unit 05/04/26 Beaumont, TX	3.0	2.5	1656	$2,150	$1.30	139d	1	0.12mi
9030 Glen Meadow Ln Beaumont, TX	2.0	1.5	1024	$1,375	$1.34	6d	1	0.21mi
8960 Manion Dr Beaumont, TX	2.0	2.5	1358	$1,550	$1.14	139d	1	0.24mi
1212 N Major Dr Unit 4820 Beaumont, TX	3.0	2.5	1692	$1,646	$0.97	119d	1	0.24mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	109d	1	0.25mi
9252 Glen Meadow Ln Beaumont, TX	2.0	1.0	929	$1,250	$1.35	139d	1	0.26mi
1069 Green Meadow St Beaumont, TX	2.0	2.0	1556	$1,795	$1.15	140d	1	0.27mi
1450 N Major Dr Beaumont, TX	1.0–2.0	1.0–2.0	849	$1,391	$1.64	0d	4	0.28mi
1133 Green Meadow St Beaumont, TX	3.0	2.5	1775	$2,000	$1.13	6d	1	0.28mi
1456 N Major Dr Beaumont, TX	2.0	2.0	1008	$1,079	$1.07	139d	1	0.29mi
8256 Heartfield Ln Beaumont, TX	2.0	2.0	1638	$1,450	$0.89	139d	1	0.44mi
434 Harbor Oaks Dr Beaumont, TX	3.0	2.0	1844	$2,500	$1.36	119d	1	0.48mi
1532 Bryant Way Beaumont, TX	3.0	2.0	1628	$1,750	$1.07	109d	1	0.49mi
405 Harbor Oaks Dr Beaumont, TX	3.0	2.5	1828	$2,600	$1.42	119d	1	0.51mi
1512 Bryant Way Beaumont, TX	3.0	2.0	1467	$1,750	$1.19	6d	1	0.51mi
1915 Sams Way Beaumont, TX	3.0	2.0	1696	$2,100	$1.24	119d	1	0.75mi
6795 Greenwood Dr Beaumont, TX	3.0	2.0	1650	$2,500	$1.52	119d	1	0.79mi
120 Smelker St Beaumont, TX	3.0	2.0	1300	$1,795	$1.38	109d	1	0.86mi
260 Bradford Dr Beaumont, TX	3.0	2.0	1420	$1,995	$1.40	6d	1	0.90mi
290 Clemmons St Beaumont, TX	3.0	2.0	1211	$1,650	$1.36	6d	1	0.96mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	139d	1	1.03mi
6860 Prutzman Rd Apt 1 Beaumont, TX	2.0	1.0	900	$1,150	$1.28	5d	1	1.04mi
8670 Newfield Ln Beaumont, TX	3.0	1.0	1361	$1,450	$1.07	5d	1	1.07mi
9440 McLean St Beaumont, TX	3.0	1.0	1144	$1,500	$1.31	6d	1	1.10mi
9225 Shepherd Dr Beaumont, TX	3.0	1.0	1136	$1,495	$1.32	139d	1	1.10mi
7996 Blue Bonnet Ln Beaumont, TX	3.0	2.0	1635	$2,300	$1.41	109d	1	1.10mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	139d	1	1.11mi
9245 Shepherd Dr Beaumont, TX	3.0	1.0	1003	$1,350	$1.35	109d	1	1.11mi
620 Smelker Ave Beaumont, TX	3.0	1.0	1092	$1,599	$1.46	6d	1	1.14mi
9260 Josey St Beaumont, TX	3.0	2.0	1500	$2,100	$1.40	139d	1	1.19mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	139d	1	1.20mi
825 Smelker St Beaumont, TX	3.0	1.5	1064	$1,197	$1.12	6d	1	1.23mi
8745 Kimberly Dr Beaumont, TX	3.0	2.0	1166	$1,650	$1.42	6d	1	1.25mi
355 Pinchback Rd Beaumont, TX	2.0	2.0	930	$1,300	$1.40	6d	1	1.31mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	139d	1	1.32mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	0d	11	1.33mi

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential condo/townhouse
• Construction: Slab foundation
• Exterior features: Subdivision: Park Meadows T.Directions: Take 2nd street on Park Meadow.

Interior

• Kitchen: DishwasherRangeDisposal
• Flooring: TileVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central airCeiling fan(s)
• Interior features: PantrySkylight(s)Wood-burning fireplace

Listing history 50 events

1. 2026-09-24
   days on market $140,000 Active 63 DOM
2. 2026-09-23
   days on market $140,000 Active 62 DOM
3. 2026-09-22
   days on market $140,000 Active 61 DOM
4. 2026-09-21
   days on market $140,000 Active 60 DOM
5. 2026-09-20
   days on market $140,000 Active 59 DOM
6. 2026-09-19
   days on market $140,000 Active 58 DOM
7. 2026-09-18
   days on market $140,000 Active 57 DOM
8. 2026-09-17
   days on market $140,000 Active 56 DOM
9. 2026-09-16
   days on market $140,000 Active 55 DOM
10. 2026-09-15
    days on market $140,000 Active 54 DOM
11. 2026-09-14
    days on market $140,000 Active 53 DOM
12. 2026-09-13
    days on market $140,000 Active 52 DOM
13. 2026-09-12
    days on market $140,000 Active 51 DOM
14. 2026-09-11
    days on market $140,000 Active 50 DOM
15. 2026-09-05
    days on market $140,000 Active 44 DOM
16. 2026-09-04
    days on market $140,000 Active 43 DOM
17. 2026-09-03
    days on market $140,000 Active 42 DOM
18. 2026-08-31
    days on market $140,000 Active 39 DOM
19. 2026-08-30
    days on market $140,000 Active 38 DOM
20. 2026-08-29
    days on market $140,000 Active 37 DOM
21. 2026-08-28
    days on market $140,000 Active 36 DOM
22. 2026-08-27
    days on market $140,000 Active 35 DOM
23. 2026-08-25
    days on market $140,000 Active 33 DOM
24. 2026-08-24
    days on market $140,000 Active 32 DOM
25. 2026-08-23
    days on market $140,000 Active 31 DOM
26. 2026-08-22
    days on market $140,000 Active 30 DOM
27. 2026-08-21
    days on market $140,000 Active 29 DOM
28. 2026-08-20
    days on market $140,000 Active 28 DOM
29. 2026-08-19
    days on market $140,000 Active 27 DOM
30. 2026-08-18
    days on market $140,000 Active 26 DOM
31. 2026-08-17
    days on market $140,000 Active 25 DOM
32. 2026-08-16
    days on market $140,000 Active 24 DOM
33. 2026-08-15
    days on market $140,000 Active 23 DOM
34. 2026-08-15
    days on market $140,000 Active 22 DOM
35. 2026-08-13
    days on market $140,000 Active 21 DOM
36. 2026-08-12
    days on market $140,000 Active 20 DOM
37. 2026-08-11
    days on market $140,000 Active 19 DOM
38. 2026-08-10
    days on market $140,000 Active 18 DOM
39. 2026-08-09
    days on market $140,000 Active 17 DOM
40. 2026-08-08
    days on market $140,000 Active 16 DOM
41. 2026-08-07
    days on market $140,000 Active 15 DOM
42. 2026-08-06
    days on market $140,000 Active 14 DOM
43. 2026-08-05
    days on market $140,000 Active 13 DOM
44. 2026-08-04
    days on market $140,000 Active 12 DOM
45. 2026-08-03
    days on market $140,000 Active 11 DOM
46. 2026-07-31
    days on market $140,000 Active 8 DOM
47. 2026-07-29
    days on market $140,000 Active 6 DOM
48. 2026-07-27
    days on market $140,000 Active 4 DOM
49. 2026-07-25
    days on market $140,000 Active 2 DOM
50. 2026-07-23
    days on marketlisting id $140,000 Active 1 DOM

ⓘ 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 3/10 Moderate FEMA zone X · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $19,140
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$4,073
• Taxable income: $1,363
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $3,183/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 Est. rehab $6,980–$20,940 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 17/100

Zoned Schools

Elementary Amelia El F TX #4,225/4,322 Nat'l #38,389/41,679 Middle Vincent Middle F TX #1,616/1,662 Nat'l #13,022/14,009 High West Brook Sr H S F TX #1,228/1,632 Nat'l #12,196/17,239

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

C Composite livability gradescore 64/100

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 · 259,015 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: 10% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential condo/townhouse
• Construction: Slab foundation
• Exterior features: Subdivision: Park Meadows T.Directions: Take 2nd street on Park Meadow.

Interior

• Kitchen: DishwasherRangeDisposal
• Flooring: TileVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central airCeiling fan(s)
• Interior features: PantrySkylight(s)Wood-burning fireplace

Price history

+0.0% since first listed

2 events — show timeline

• 2026-07-21 Listed $140,000 BBOR
• 2026-06-12 Price Changed $140,000 BBOR