3265 Highland Ave · Beaumont, TX 77705

$30,000

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 120 Days on market

Built 1962

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

Investor Special! This 3-bedroom, 1-bath home at 3625 Highland in Beaumont is ready for someone with vision to restore it to its former charm. With a little sweat equity, this fixer-upper could be brought back to life as a cozy personal home, a profitable flip, or a reliable rental property. The layout offers great potential for updates and customization, making it a fantastic opportunity for buyers looking to add value and build equity. Conveniently located near schools, shopping, and major roadways, this property is priced to sell and full of possibilities.

Key facts

• Garage
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($863 rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.2% 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: 207 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: 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 $27,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.88% ✓
• Cap rate: 24.20%
• Cash-on-cash: 63.96%
• DSCR: 3.85
• GRM: 2.9

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: 63.1%
• Equity multiple: 3.82×
• Total profit: $23,683
• Equity at exit: $4,473

10-year hold

• IRR: 67.5%
• Equity multiple: 7.84×
• Total profit: $57,460
• Equity at exit: $2,594

Cash invested: $8,400 (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 77705

• Home prices YoY: -29.7%
• Active inventory: 207
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $863 high
• Mortgage (P&I): −$157
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $448

Break-even live

Break-even rent $297

Max offer price $30,000

Occupancy floor 43%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 E Pipkin St Beaumont, TX	2.0	1.0	952	$1,000	$1.05	13d	1	0.33mi
655 Adams St Unit 1 Beaumont, TX	2.0	1.0	965	$750	$0.78	13d	1	0.48mi
690 Adams St Unit 201 RTR 05/28 Beaumont, TX	1.0	1.0	550	$695	$1.26	13d	1	0.53mi
690 Adams St Unit 206 Beaumont, TX	2.0	1.0	878	$795	$0.91	13d	1	0.53mi
4024 Howard St Beaumont, TX	1.0	1.0	800	$575	$0.72	13d	1	0.57mi
4120 Brandon St Beaumont, TX	2.0	1.0	810	$997	$1.23	23d	1	0.57mi
4030 Howard St Beaumont, TX	2.0	1.0	1008	$795	$0.79	43d	1	0.58mi
1275 Doucette St Beaumont, TX	2.0	1.0	1096	$1,250	$1.14	13d	1	0.65mi
943 Essex St Unit 949 Beaumont, TX	1.0	1.0	840	$675	$0.80	13d	1	0.73mi
949 Essex St Beaumont, TX	1.0	1.0	840	$675	$0.80	21d	1	0.74mi
4348 Sullivan St Unit 5 RTR 05/18 Beaumont, TX	1.0	1.0	732	$700	$0.96	23d	1	0.74mi
4348 Sullivan St Unit 2 Beaumont, TX	1.0	1.0	732	$700	$0.96	43d	1	0.74mi
677 E Caston St Beaumont, TX	2.0	1.0	1070	$795	$0.74	43d	1	0.74mi
1294 Cartwright St Unit 1 Beaumont, TX	2.0	1.0	800	$895	$1.12	13d	1	0.80mi
2585 Orange Ave Unit 3 Beaumont, TX	2.0	1.0	806	$975	$1.21	13d	1	0.81mi
4285 Chaison St Beaumont, TX	2.0	1.0	904	$850	$0.94	43d	1	0.83mi
2210 Sabine Pass Ave Unit D Beaumont, TX	1.0	1.0	740	$695	$0.94	13d	1	0.86mi
581 Campus St Beaumont, TX	1.0	1.0	616	$700	$1.14	43d	1	0.95mi
585 Campus St Beaumont, TX	1.0	1.0	608	$700	$1.15	43d	1	0.95mi
4610 Maddox St Unit 06 Beaumont, TX	2.0	1.0	650	$795	$1.22	43d	1	0.96mi
4610 Maddox St Unit 08 Beaumont, TX	1.0	1.0	650	$750	$1.15	43d	1	0.96mi
4610 Maddox St Unit 7 Beaumont, TX	2.0	1.0	650	$850	$1.31	43d	1	0.96mi
4623 Sullivan St Beaumont, TX	1.0	1.0	600	$650	$1.08	43d	1	0.97mi
170 Clark St Unit 4 Beaumont, TX	1.0	1.0	662	$695	$1.05	43d	1	0.99mi
170 Clark St Unit 1 Beaumont, TX	1.0	1.0	850	$650	$0.76	23d	1	0.99mi
893 Campus St Unit 205 Beaumont, TX	1.0	1.0	552	$700	$1.27	43d	1	0.99mi
2370 Avenue C Unit C Beaumont, TX	1.0	1.0	728	$850	$1.17	23d	1	1.09mi
1834 Roberts St Beaumont, TX	2.0	1.0	840	$897	$1.07	43d	1	1.12mi

Listing history 7 events

1. 2026-01-08
   status Pending
2. 2025-12-12
   status Active
3. 2025-12-06
   status Pending
4. 2025-09-03
   listed $30,000 Active
5. 2016-12-02
   soldstatus
6. 2007-08-03
   soldstatus
7. 2007-03-30
   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: $775 · $65/mo
• Projected year-2 tax: $775 · $65/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $10,361
• − Mortgage interest: −$1,680
• − Property taxes: −$775
• − Insurance: −$150
• − Repairs & maintenance: −$829
• − Management: −$829
• − Depreciation: −$873
• Taxable income: $5,225
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $4,118/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.

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): 38,259
• Household income: $54,633
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 776.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 46% White 29% Hispanic / Latino 21% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 5% Italian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 18% 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: ▼ -54.76%
• Current HPI: 129.3696
• 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

7 events — show timeline

• 2026-01-08 Pending — BBOR
• 2025-12-12 Relisted — BBOR
• 2025-12-06 Pending — BBOR
• 2025-09-03 Listed $30,000 BBOR
• 2016-12-02 Sold (Public Records) — Public Records
• 2007-08-03 Sold (Public Records) — Public Records
• 2007-03-30 Sold (Public Records) — Public Records

Property tax history

+0.0%/yr

Latest (2025): $775 · +1.4% YoY. Source: county tax records.