156 Orgain St · Beaumont, TX 77707

$94,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 14 Days on market

Built 1978 7,405 sqft lot Est $187k · 50% under ↓ 47% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Great brick home at a great price located in Beaumont's West End Caldwood Forest Subdivision! 3 bedroom 2 bathroom with living room plus a den that boasts a masonry fireplace. The den leads you to the closed in back porch. This could be the perfect starter home!

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Cap rate 11.1% 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: Caldwood El (math 13% / reading 20%, grade F, #3,946 of 4,322 statewide, top 92%, 553 students, 89% FRL); Odom Middle (math 30% / reading 42%, grade F, #805 of 1,662 statewide, top 50%, 709 students, 73% 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 73% FRL track the district average.
• Market conditions: 151 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $650 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 $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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

• Watch-outs: property tax is 4.9% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.75% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.33%
• DSCR: 1.77
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $187,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Briggs St	0.07mi	3/2.0	1,427 (-1%)	20mo	$178,000	$125	79
3966 Broadmoor Dr	0.19mi	4/1.5 (+1)	1,502 (+4%)	2mo	$115,000	$77	75
92 Sparrow Way	0.28mi	3/2.0	1,305 (-9%)	3mo	$169,900	$130	69
98 Sparrow Way	0.25mi	3/2.0	1,275 (-12%)	1mo	$198,000	$155	68
5590 Kohler St	0.72mi	3/2.0	1,469 (+2%)	3mo	$210,000	$143	61

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $9,165
• Equity at exit: $14,016

10-year hold

• IRR: 18.2%
• Equity multiple: 2.52×
• Total profit: $39,924
• Equity at exit: $8,127

Cash invested: $26,320 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$493
• Tax from tax record: −$387 /mo · $4,644/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $380

Break-even live

Break-even rent $1,163

Max offer price $94,000

Occupancy floor 72%

Sensitivity live

Price	-10% $715	-5% $682	+0% $380	+5% $353	+10% $327
Rent	-10% $250	-5% $315	+0% $380	+5% $445	+10% $510
Rate	-1.0pp $427	-0.5pp $404	base $380	+0.5pp $356	+1.0pp $331

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Maxwell Dr Beaumont, TX	3.0	2.5	1824	$2,100	$1.15	45d	1	0.20mi
5195 Oriole Dr Beaumont, TX	3.0	2.0	1814	$2,000	$1.10	45d	1	0.41mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	22d	1	0.44mi
3720 Laurel Ave Unit Laurel Ave unit 12 Beaumont, TX	2.0	1.5	1188	$1,095	$0.92	25d	1	0.45mi
3720 Laurel St #6 Beaumont, TX	2.0	1.5	1152	$1,095	$0.95	15d	1	0.47mi
85 E Caldwood Dr Beaumont, TX	2.0	1.5	1330	$1,223	$0.92	45d	2	0.58mi
85 E Caldwood Dr #6 Beaumont, TX	2.0	1.5	1331	$1,250	$0.94	25d	1	0.58mi
565 25th St Beaumont, TX	2.0	2.0	1128	$1,650	$1.46	15d	1	0.60mi
355 N 18th St Beaumont, TX	3.0	2.0	1050	$1,395	$1.33	45d	1	0.63mi
745 Jeny Ln Beaumont, TX	3.0	1.0	1008	$1,190	$1.18	25d	1	0.86mi
551 Georgetown St Beaumont, TX	2.0	1.5	1317	$1,300	$0.99	45d	1	0.99mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	22d	1	1.00mi
1425 Washington Village Pkwy Beaumont, TX	1.0–2.0	1.0	861	$1,065	$1.24	15d	1	1.19mi
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	45d	1	1.21mi
1215 Longfellow Dr Beaumont, TX	1.0–2.0	1.0–2.0	834	$1,545	$1.85	15d	15	1.21mi
2640 Harrison Ave Beaumont, TX	3.0	1.0	1158	$1,295	$1.12	25d	1	1.34mi
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	15d	9	1.35mi
2565 Harrison Ave Beaumont, TX	3.0	2.0	1789	$2,150	$1.20	45d	1	1.40mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	15d	10	1.42mi

Listing history 20 events

1. 2026-06-09
   days on market $94,000 Active 14 DOM
2. 2026-06-09
   status $94,000 Active 13 DOM
3. 2026-04-27
   status Pending
4. 2026-04-14
   listed $94,000 Active
5. 2023-08-24
   status Pending 262-char remark

   Show marketing remark (262 chars)

   Great brick home at a great price located in Beaumont's West End Caldwood Forest Subdivision! 3 bedroom 2 bathroom with living room plus a den that boasts a masonry fireplace. The den leads you to the closed in back porch. This could be the perfect starter home!

6. 2023-08-13
   historical 262-char remark

   Show marketing remark (262 chars)

   Great brick home at a great price located in Beaumont's West End Caldwood Forest Subdivision! 3 bedroom 2 bathroom with living room plus a den that boasts a masonry fireplace. The den leads you to the closed in back porch. This could be the perfect starter home!

7. 2023-08-03
   soldstatus
8. 2023-08-01
   soldstatus Closed 262-char remark

   Show marketing remark (262 chars)

   Great brick home at a great price located in Beaumont's West End Caldwood Forest Subdivision! 3 bedroom 2 bathroom with living room plus a den that boasts a masonry fireplace. The den leads you to the closed in back porch. This could be the perfect starter home!

9. 2023-06-17
   status Pending 262-char remark

   Show marketing remark (262 chars)

   Great brick home at a great price located in Beaumont's West End Caldwood Forest Subdivision! 3 bedroom 2 bathroom with living room plus a den that boasts a masonry fireplace. The den leads you to the closed in back porch. This could be the perfect starter home!

10. 2023-04-15
    status Active 262-char remark

    Show marketing remark (262 chars)

    Great brick home at a great price located in Beaumont's West End Caldwood Forest Subdivision! 3 bedroom 2 bathroom with living room plus a den that boasts a masonry fireplace. The den leads you to the closed in back porch. This could be the perfect starter home!

11. 2023-04-09
    status Pending 262-char remark

    Show marketing remark (262 chars)

    Great brick home at a great price located in Beaumont's West End Caldwood Forest Subdivision! 3 bedroom 2 bathroom with living room plus a den that boasts a masonry fireplace. The den leads you to the closed in back porch. This could be the perfect starter home!

12. 2023-03-21
    price $149,900 262-char remark

    Show marketing remark (262 chars)

    Great brick home at a great price located in Beaumont's West End Caldwood Forest Subdivision! 3 bedroom 2 bathroom with living room plus a den that boasts a masonry fireplace. The den leads you to the closed in back porch. This could be the perfect starter home!

13. 2023-03-18
    price $159,900 262-char remark

    Show marketing remark (262 chars)

    Great brick home at a great price located in Beaumont's West End Caldwood Forest Subdivision! 3 bedroom 2 bathroom with living room plus a den that boasts a masonry fireplace. The den leads you to the closed in back porch. This could be the perfect starter home!

14. 2023-03-03
    price $161,900 262-char remark

    Show marketing remark (262 chars)

    Great brick home at a great price located in Beaumont's West End Caldwood Forest Subdivision! 3 bedroom 2 bathroom with living room plus a den that boasts a masonry fireplace. The den leads you to the closed in back porch. This could be the perfect starter home!

15. 2023-02-17
    price $163,900 262-char remark

    Show marketing remark (262 chars)

    Great brick home at a great price located in Beaumont's West End Caldwood Forest Subdivision! 3 bedroom 2 bathroom with living room plus a den that boasts a masonry fireplace. The den leads you to the closed in back porch. This could be the perfect starter home!

16. 2023-02-06
    price $165,900 262-char remark

    Show marketing remark (262 chars)

    Great brick home at a great price located in Beaumont's West End Caldwood Forest Subdivision! 3 bedroom 2 bathroom with living room plus a den that boasts a masonry fireplace. The den leads you to the closed in back porch. This could be the perfect starter home!

17. 2023-01-21
    price $169,900 262-char remark

    Show marketing remark (262 chars)

    Great brick home at a great price located in Beaumont's West End Caldwood Forest Subdivision! 3 bedroom 2 bathroom with living room plus a den that boasts a masonry fireplace. The den leads you to the closed in back porch. This could be the perfect starter home!

18. 2023-01-06
    price $174,900 262-char remark

    Show marketing remark (262 chars)

    Great brick home at a great price located in Beaumont's West End Caldwood Forest Subdivision! 3 bedroom 2 bathroom with living room plus a den that boasts a masonry fireplace. The den leads you to the closed in back porch. This could be the perfect starter home!

19. 2022-10-07
    listed $178,900 Active 262-char remark

    Show marketing remark (262 chars)

    Great brick home at a great price located in Beaumont's West End Caldwood Forest Subdivision! 3 bedroom 2 bathroom with living room plus a den that boasts a masonry fireplace. The den leads you to the closed in back porch. This could be the perfect starter home!

20. 2017-03-22
    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: $4,644 · $387/mo
• Projected year-2 tax: $4,644 · $387/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 6/10 Major FEMA zone X · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $19,734
• − Mortgage interest: −$5,265
• − Property taxes: −$4,644
• − Insurance: −$470
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$2,735
• Taxable income: $3,463
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $3,730/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

-47.5% since first listed

18 events — show timeline

• 2026-04-27 Pending — BBOR
• 2026-04-14 Listed $94,000 BBOR
• 2023-08-24 Pending — BBOR
• 2023-08-13 Delisted — BBOR
• 2023-08-03 Sold (Public Records) — Public Records
• 2023-08-01 Sold (MLS) — BBOR
• 2023-06-17 Pending — BBOR
• 2023-04-15 Relisted — BBOR
• 2023-04-09 Pending — BBOR
• 2023-03-21 Price Changed $149,900 BBOR
• 2023-03-18 Price Changed $159,900 BBOR
• 2023-03-03 Price Changed $161,900 BBOR
• 2023-02-17 Price Changed $163,900 BBOR
• 2023-02-06 Price Changed $165,900 BBOR
• 2023-01-21 Price Changed $169,900 BBOR
• 2023-01-06 Price Changed $174,900 BBOR
• 2022-10-07 Listed $178,900 BBOR
• 2017-03-22 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,644 · -0.8% YoY. Source: county tax records.