135 Ferndale Ln · Beaumont, TX 77707

$180,000

3 bd · 2.0 ba · 1,402 sqft · SingleFamily public records · 9 Days on market

Built 1962 8,398 sqft lot Est $147k · 22% over

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Why this score? — see what drove the D- 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 +16.0/30.0
• 1% rule +5.1/10.0
• DSCR +4.9/10.0
• 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

Listing remarks MLS

This adorable home has had new paint, tile floors and cleaned carpet and is move-in ready! Two spacious bedrooms, with a centrally located bathroom, 3rd master bedroom has it's own bathroom! Breakfast area off of the kitchen, with plenty of space for a formal dining table, if desired. Beautiful covered patio, large oak shade trees, and a storage building!

Key facts

• Storage building
• Covered patio
• 8,398 sq ft lot

Tags

• COVERED PATIO
• MATURE OAK SHADE TREES
• STORAGE BUILDING
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 space); Attached carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1962; Slab foundation; Composition roof
• Construction: Brick construction
• Exterior features: Covered patio; Deck; Patio; Storage shed(s)

Interior

• Kitchen: Dishwasher; Free-standing range
• Bedrooms: 3 total rooms
• Flooring: Concrete; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 6.9% vs local median 5.3% in Beaumont — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 151 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 31% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $180,000

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.01% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $147,210
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8675 Braeburn St	0.09mi	3/2.0	1,269 (-10%)	15mo	$169,900	$134	67
9310 Josey St	0.53mi	3/2.0	1,408 (+0%)	16mo	$69,000	$49	61
9015 Landis Dr	0.49mi	2/2.0 (-1)	1,281 (-9%)	1mo	$135,000	$105	57
9510 Shepherd Dr	0.69mi	3/2.0	1,302 (-7%)	1mo	$182,000	$140	55
7730 Wickersham Pl	0.71mi	3/1.5	1,599 (+14%)	10mo	$166,000	$104	33

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-23,386
• Equity at exit: $26,839

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-12,674
• Equity at exit: $15,563

Cash invested: $50,400 (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 77707

• Active inventory: 151
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$944
• Tax from tax record: −$324 /mo · $3,883/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $89

Break-even live

Break-even rent $1,699

Max offer price $180,000

Occupancy floor 90%

Sensitivity live

Price	-10% $191	-5% $140	+0% $89	+5% $38	+10% $-12
Rent	-10% $-54	-5% $18	+0% $89	+5% $161	+10% $233
Rate	-1.0pp $180	-0.5pp $135	base $89	+0.5pp $43	+1.0pp $-5

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Smelker St Beaumont, TX	3.0	2.0	1300	$1,795	$1.38	15d	1	0.13mi
405 Harbor Oaks Dr Beaumont, TX	3.0	2.5	1828	$2,600	$1.42	25d	1	0.34mi
434 Harbor Oaks Dr Beaumont, TX	3.0	2.0	1844	$2,500	$1.36	25d	1	0.36mi
9225 Shepherd Dr Beaumont, TX	3.0	1.0	1136	$1,495	$1.32	45d	1	0.43mi
9245 Shepherd Dr Beaumont, TX	3.0	1.0	1003	$1,350	$1.35	15d	1	0.45mi
9260 Josey St Beaumont, TX	3.0	2.0	1500	$2,100	$1.40	45d	1	0.48mi
8960 Manion Dr Beaumont, TX	2.0	2.5	1358	$1,550	$1.14	45d	1	0.76mi
976 Sunmeadow Dr Unit 05/04/26 Beaumont, TX	3.0	2.5	1656	$2,150	$1.30	45d	1	0.83mi
976 Sunmeadow Dr Beaumont, TX	3.0	2.5	1656	$1,995	$1.20	15d	1	0.83mi
1069 Green Meadow St Beaumont, TX	2.0	2.0	1556	$1,795	$1.15	46d	1	0.86mi
9252 Glen Meadow Ln Beaumont, TX	2.0	1.0	929	$1,250	$1.35	45d	1	0.97mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	45d	1	1.03mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	15d	1	1.06mi
1212 N Major Dr Unit 4820 Beaumont, TX	3.0	2.5	1692	$1,646	$0.97	25d	1	1.06mi
1625 Glendale St Beaumont, TX	3.0	2.0	1330	$1,800	$1.35	45d	1	1.07mi
1450 N Major Dr Beaumont, TX	1.0–2.0	1.0–2.0	849	$1,188	$1.40	15d	17	1.11mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	45d	1	1.12mi
1456 N Major Dr Beaumont, TX	2.0	2.0	1008	$1,079	$1.07	45d	1	1.13mi
2065 88th Cir Beaumont, TX	3.0	2.0	1750	$1,800	$1.03	25d	1	1.20mi
8256 Heartfield Ln Beaumont, TX	2.0	2.0	1638	$1,450	$0.89	45d	1	1.28mi
1605 Cornerstone Ct Beaumont, TX	1.0–2.0	1.0–2.0	818	$1,108	$1.35	15d	17	1.29mi
1532 Bryant Way Beaumont, TX	3.0	2.0	1628	$1,750	$1.07	15d	1	1.31mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	45d	1	1.32mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$1,850	$1.54	23d	1	1.38mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$2,250	$1.88	25d	1	1.38mi
6795 Greenwood Dr Beaumont, TX	3.0	2.0	1650	$2,500	$1.52	25d	1	1.44mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	45d	1	1.47mi

Listing history 7 events

1. 2026-06-21
   days on market $180,000 Active 9 DOM
2. 2026-06-18
   days on market $180,000 Active 6 DOM
3. 2026-06-17
   days on market $180,000 Active 5 DOM
4. 2026-06-16
   days on market $180,000 Active 4 DOM
5. 2026-06-15
   days on market $180,000 Active 3 DOM
6. 2026-06-13
   remarks 647-char remark
7. 2026-06-13
   listed $180,000 Active 1 DOM

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,883 · $324/mo
• Projected year-2 tax: $3,883 · $324/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 5/10 Major FEMA zone X · 66% 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: $21,751
• − Mortgage interest: −$10,083
• − Property taxes: −$3,883
• − Insurance: −$900
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$5,236
• Taxable loss: −$1,831
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $1,512/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): 18,323
• Household income: $69,756
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 596.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 40% White 28% Hispanic / Latino 23% Two or more races 18% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Italian 1% Romanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 75% English-only · Spanish 19% Vietnamese 3% 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: ▼ -163.16%
• Current HPI: 167.8109
• 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

+62.2% since first listed

4 events — show timeline

• 2026-06-12 Listed $180,000 HARMLS
• 2019-05-07 Sold (Public Records) — Public Records
• 2019-05-07 Sold (MLS) — BBOR
• 2019-04-09 Listed $111,000 BBOR

Property tax history

+5.7%/yr

Latest (2025): $3,883 · +2.0% YoY. Source: county tax records.