7725 Helbig Rd · Beaumont, TX 77708

$105,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 9 Days on market

Built 1968

---

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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

This well-maintained home is full of charm and character, featuring built-in cabinetry that adds both style and functionality. Offering 3 bedrooms and 1 bathroom, this home provides comfortable living space with a practical layout. The shared dining and kitchen area creates a welcoming space for family meals and gatherings. The home includes carpet and vinyl flooring throughout, central HVAC for year-round comfort, and comes equipped with a stove and refrigerator. Outside, you'll find a good-sized yard with plenty of room for outdoor activities, gardening, or entertaining. A convenient 1-car carport provides covered parking and additional storage options. If you're looking for an affordable

Key facts

• 1-car carport
• Built-in cabinetry
• Good-sized yard

Tags

• BUILT-IN CABINETRY
• SHARED DINING AND KITCHEN AREA
• GOOD-SIZED YARD
• 1-CAR CARPORT

Property features AI

Exterior

• Parking: Attached carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Stucco exterior; Slab foundation
• Exterior features: Composition roof; Located in the Woodland Meadow subdivision

Interior

• Kitchen: Refrigerator; Range
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Refrigerator; Range

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 8.5% 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: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1968 — 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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,771
• Equity at exit: $15,656

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $11,667
• Equity at exit: $9,078

Cash invested: $29,400 (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 77708

• Active inventory: 70
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$136 /mo · $1,628/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $192

Break-even live

Break-even rent $924

Max offer price $105,000

Occupancy floor 79%

Sensitivity live

Price	-10% $251	-5% $222	+0% $192	+5% $162	+10% $132
Rent	-10% $100	-5% $146	+0% $192	+5% $238	+10% $284
Rate	-1.0pp $245	-0.5pp $219	base $192	+0.5pp $165	+1.0pp $137

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6355 Chinn Ln Beaumont, TX	2.0–3.0	2.0	998	$1,167	$1.17	14d	1	1.23mi

Listing history 8 events

1. 2026-06-18
   days on market $105,000 Active 9 DOM
2. 2026-06-17
   days on market $105,000 Active 8 DOM
3. 2026-06-16
   days on market $105,000 Active 7 DOM
4. 2026-06-15
   days on market $105,000 Active 6 DOM
5. 2026-06-14
   days on market $105,000 Active 4 DOM
6. 2026-06-13
   days on market $105,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $105,000 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: $1,628 · $136/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$294/yr (+$24/mo · 18.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $14,004
• − Mortgage interest: −$5,882
• − Property taxes: −$1,628
• − Insurance: −$525
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$3,055
• Taxable income: $675
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $2,141/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
• City population: 125,901
• Population (ZIP): 12,398

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: Majority Black (65%)
• Race & ethnicity: Black 65% White 23% Hispanic / Latino 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% Tagalog/Filipino 1% Vietnamese 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: ▼ -107.07%
• Current HPI: 171.4951
• Rent YoY: —
• Metro: —
• 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

6 events — show timeline

• 2026-06-09 Listed $105,000 BBOR
• 2025-10-29 Rental Removed $995 BBOR
• 2025-09-19 Listed for Rent $995 BBOR
• 2025-09-19 Rental Removed $995 APPFOLIO
• 2025-09-18 Listed for Rent $995 APPFOLIO
• 2022-01-01 Price Changed $995 RENT.

Property tax history

+3.2%/yr

Latest (2025): $1,628 · -0.8% YoY. Source: county tax records.