Is 387 Georgetown St in Beaumont, TX a good investment?

CashFlowRE grades it C with a 8.1% cap rate and $266/mo modeled cash flow at a $181,555 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 387 Georgetown St?

The modeled cap rate is 8.1% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,925/month, from CashFlowRE's rent model.

C Composite 58.29

Why this score? — see what drove the C 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 +21.3/30.0
ARV discount +13.3/15.0
DSCR +6.8/10.0
1% rule +5.6/10.0
Condition / age +3.8/5.0
Livability +3.2/5.0
Rent growth +2.5/5.0
Schools +1.9/10.0
Appreciation +0.0/10.0

$181,555

387 Georgetown St · Beaumont, TX 77707

3 bd · 2.0 ba · 2,133 sqft · SingleFamily · 23 Days on market

Good condition 2-car garage $85/sqft · 13% below area Est $208k · 13% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

End Unit Condo in a well maintained section of Georgetown - HOA very affordable AND has a Pool for its members use. You just won't BELIEVE how this condo was completely renovated. Besides the replacement of the Roof; Windoww; HVAC; an interior designer was consulted in the total Kitchen redo: interior brick added, new kitchen cabinets and finish, new fixtures and appliances, coffee bar, the washer/dryer connections moved to one side for a Stackable Unit, countertops and backsplash; the wall between the kitchen/brkfast and living room was opened up; both bathrooms were completely redone (upstairs, the seller used some attic space to enlarge this bathroom); flooring; painting; etc. When upstairs and in the 2nd bedroom, make sure you check out this size of this closet and the additional space it also has plus the attic access. You will not be disappointed in this well cared for an wonderfully updated condo! Contact your favorite REALTOR today.

Key facts

Upgraded hvac system
Community pool
Updated windows

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $182k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $266 ($3k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($2k rent vs $182k).
Recommended offer: $179k (1.5% below list) — sets the bar for market timing.
Cap rate 8.1% 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: 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: 196 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 33% 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

It's been on market 23 days — a 2% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
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: 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 $178,831 (1.5% below list)

Questions for the listing agent

Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 1.06% ✓
Cap rate: 8.05%
Cash-on-cash: 6.29%
DSCR: 1.28
GRM: 7.9

CMA / ARV

ARV (median comp): $208,288
List price: $181,555
Delta: -12.83%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
460 Junker Rd	0.51mi	3/2.0	2,150 (+1%)	2mo	$210,000	$98	74
5530 Bristol Dr	0.43mi	3/2.0	2,104 (-1%)	8mo	$129,900	$62	71
5450 Sunbury Dr	0.45mi	4/2.5 (+1)	2,107 (-1%)	15mo	$209,900	$100	58
325 Marceline Blvd	0.60mi	4/2.0 (+1)	2,120 (-1%)	11mo	$189,500	$89	56
5390 Swallow Dr	0.75mi	3/2.0	2,015 (-6%)	7mo	$225,000	$112	50
260 Canterbury Dr	0.53mi	3/2.5	2,032 (-5%)	21mo	$222,500	$109	48
5725 Hooks Ave	0.71mi	4/3.0 (+1)	2,401 (+13%)	1mo	$228,900	$95	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 · 3.0% rent growth · sell at horizon

5-year hold

IRR: -6.6%
Equity multiple: 0.76×
Total profit: $-12,426
Equity at exit: $27,070

10-year hold

IRR: 3.0%
Equity multiple: 1.22×
Total profit: $11,143
Equity at exit: $15,698

Cash invested: $50,835 (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 · 12 under contract
Months of supply: 22.8 mo (4%/mo absorbed)
Median asking: $192,500 ($101/sqft)
Median days on market: 82 d
This list price: 26% of active listings are priced below it
ARV vs active asking: -2.9% vs current asking $/sqft

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

ZIP-level market 77707

Active inventory: 196
Price-to-rent: 7.9×

Monthly cashflow live

Estimated rent: $1,925 high interval (Pro) →
Mortgage (P&I): −$952
Tax est. 1.5%: −$227 /mo · $2,723/yr
Insurance: −$76
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$404
Net cashflow: $266

Break-even live

Break-even rent $1,588

Max offer price $181,555

Occupancy floor 81%

Sensitivity live

Price	-10% $392	-5% $329	+0% $266	+5% $204	+10% $141
Rent	-10% $114	-5% $190	+0% $266	+5% $342	+10% $418
Rate	-1.0pp $358	-0.5pp $313	base $266	+0.5pp $219	+1.0pp $171

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: $45,389
Closing costs: $5,447
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Georgetown St Beaumont, TX	3.0	2.5	2191	$1,600	$0.73	93d	1	0.05mi
445 Longmeadow St Beaumont, TX	3.0	2.5	2048	$2,100	$1.03	93d	1	0.17mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	70d	1	0.57mi
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	93d	1	0.60mi
6286 Afton Ln Beaumont, TX	3.0	2.5	2024	$1,675	$0.83	72d	1	0.73mi
5195 Oriole Dr Beaumont, TX	3.0	2.0	1814	$2,000	$1.10	93d	1	0.75mi
340 Maxwell Dr Beaumont, TX	3.0	2.5	1824	$2,100	$1.15	93d	1	0.80mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	93d	1	0.95mi
6780 Hialeah Dr Beaumont, TX	4.0	2.5	2480	$2,295	$0.93	72d	1	1.00mi
5875 Oleander Dr Beaumont, TX	3.0	2.5	2595	$2,500	$0.96	93d	1	1.11mi
440 N Circuit Dr Beaumont, TX	3.0	2.0	1946	$2,150	$1.10	72d	1	1.14mi
7575 Chelsea Pl Beaumont, TX	3.0	2.0	2193	$2,495	$1.14	93d	1	1.15mi
930 Hibiscus Cir Beaumont, TX	4.0	2.5	2639	$2,950	$1.12	63d	1	1.15mi
1170 Brandywine St Beaumont, TX	3.0	2.0	2100	$1,890	$0.90	72d	1	1.38mi
1510 Belvedere Dr Beaumont, TX	4.0	2.5	2476	$2,200	$0.89	72d	1	1.45mi
4740 Baywood Ln Beaumont, TX	4.0	3.0	2548	$2,495	$0.98	72d	1	1.47mi
6795 Greenwood Dr Beaumont, TX	3.0	2.0	1650	$2,500	$1.52	72d	1	1.49mi

Property features AI

Finance

HOA & community: Homeowners associationCommunity pool

Exterior

Parking: Attached 2-car garage
Security: Security systemSmoke detectors
Utilities: Public waterPublic sewerCable available
Home design: Condo/Townhouse (residential)
Construction: Brick veneer exteriorSlab foundationComposition roof
Exterior features: Outdoor in-ground poolPublicly maintained road

Interior

Kitchen: DishwasherRangeMicrowaveRefrigeratorDisposal
Flooring: CarpetTileWood
Bathrooms: 2 full bathrooms
Heating & cooling: Central heating (electric)Central airCeiling fan(s)
Interior features: Breakfast barPantryWood-burning fireplace
Laundry & utility: WasherDryer

Listing history 50 events

2026-08-08

days on market $181,555 Active 23 DOM
2026-08-07

days on market $181,555 Active 22 DOM
2026-08-06

days on market $181,555 Active 21 DOM
2026-08-05

days on market $181,555 Active 20 DOM
2026-08-04

days on market $181,555 Active 19 DOM
2026-08-03

days on market $181,555 Active 18 DOM
2026-07-31

days on market $181,555 Active 15 DOM
2026-07-29

days on market $181,555 Active 13 DOM
2026-07-27

days on market $181,555 Active 11 DOM
2026-07-25

days on market $181,555 Active 9 DOM
2026-07-23

days on market $181,555 Active 7 DOM
2026-07-22

days on market $181,555 Active 6 DOM
2026-07-21

days on market $181,555 Active 5 DOM
2026-07-18

days on market $181,555 Active 2 DOM
2026-07-16

remarks 699-char remark
2026-07-16

pricedays on marketlisting id $181,555 Active 1 DOM
2026-07-08

days on market $184,000 Active 51 DOM
2026-07-07

days on market $184,000 Active 50 DOM
2026-07-06

days on market $184,000 Active 49 DOM
2026-07-05

days on market $184,000 Active 48 DOM
2026-07-04

days on market $184,000 Active 47 DOM
2026-07-03

days on market $184,000 Active 46 DOM
2026-07-02

pricedays on market $184,000 Active 45 DOM
2026-07-01

days on market $189,000 Active 44 DOM
2026-06-30

days on market $189,000 Active 43 DOM
2026-06-29

days on market $189,000 Active 42 DOM
2026-06-28

days on market $189,000 Active 41 DOM
2026-06-28

days on market $189,000 Active 40 DOM
2026-06-27

days on market $189,000 Active 39 DOM
2026-06-25

days on market $189,000 Active 37 DOM
2026-06-23

days on market $189,000 Active 35 DOM
2026-06-21

days on market $189,000 Active 34 DOM
2026-06-18

price $189,000 Active 31 DOM
2026-06-18

days on market $194,000 Active 31 DOM
2026-06-17

days on market $194,000 Active 30 DOM
2026-06-16

days on market $194,000 Active 29 DOM
2026-06-15

days on market $194,000 Active 28 DOM
2026-06-14

days on market $194,000 Active 26 DOM
2026-06-13

days on market $194,000 Active 25 DOM
2026-06-10

days on market $194,000 Active 23 DOM
2026-06-09

days on market $194,000 Active 22 DOM
2026-06-09

price $194,000 Active 21 DOM
2026-06-08

days on market $204,000 Active 21 DOM
2026-06-07

days on market $204,000 Active 20 DOM
2026-06-03

days on market $204,000 Active 16 DOM
2026-06-02

days on market $204,000 Active 15 DOM
2026-06-01

days on market $204,000 Active 14 DOM
2026-06-01

price $204,000 Active 13 DOM
2026-05-31

days on market $215,000 Active 13 DOM
2026-05-30

days on market $215,000 Active 12 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 1/10 Low FEMA zone X · 0% 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $23,105
− Mortgage interest: −$10,170
− Property taxes: −$2,723
− Insurance: −$908
− Repairs & maintenance: −$1,848
− Management: −$1,848
− Depreciation: −$5,282
Taxable income: $325

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$78
After-tax cash flow: $3,118/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 $10,665–$31,995 screening

This move-in-ready condo is in good condition with updated kitchen and bathrooms. It offers a good balance of curb appeal and interior updates, making it a solid investment.

Value-add opportunities

Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
Both Replace awnings — Weathered awnings can detract from curb appeal and may need replacement. ↑
Both Landscaping — Well-maintained landscaping can improve curb appeal and add value to the property. ↑

ⓘ 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 18/100

Zoned Schools

Elementary Caldwood El F TX #3,946/4,322 Nat'l #35,887/41,679 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): 18,323
Household income: $69,756
Rent vs Own: 31.8% rent · 68.2% own
Severe rent burden: 20% of renters

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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

+0.9% since first listed

7 events — show timeline

2026-07-13 Listed $181,555 BBOR
2026-06-25 Price Changed $184,000 BBOR
2026-06-15 Price Changed $189,000 BBOR
2026-06-08 Price Changed $194,000 BBOR
2026-06-01 Price Changed $204,000 BBOR
2019-09-13 Sold (MLS) — BBOR
2019-08-09 Listed $179,900 BBOR

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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