1960 May St · Beaumont, TX 77705

$125,000

3 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 131 Days on market

Built 1968 7,000 sqft lot $91/sqft · 22% above area Est $102k · 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 +20.1/30.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• 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

Come see this really nice home that has been well kept house was remodeled back in 2020 and has been kept very well 3 bedroom 2 bath in a nice neighborhood with a nice size yard for the kids to play in and or barbecues.

Key facts

• Nice size yard
• 7,000 sq ft lot
• Built 1968

Tags

• REMODELED BACK IN 2020
• NICE SIZE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 1.04% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $102,253
• List price: $125,000
• Delta: 22.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2020 Hebert St	0.07mi	2/2.0 (-1)	1,393 (+1%)	20mo	$169,000	$121	73
4220 Flamingo Ln	0.40mi	3/2.0	1,333 (-3%)	8mo	$150,000	$113	70
1925 Ollie St	0.06mi	2/1.0 (-1)	1,184 (-14%)	7mo	$95,999	$81	59
1820 Ollie St	0.14mi	3/2.0	1,500 (+9%)	24mo	$99,000	$66	58
3520 Pradice St	0.58mi	3/2.0	1,460 (+6%)	6mo	$227,900	$156	58
4145 Chaison St	0.63mi	3/2.0	1,292 (-6%)	9mo	$59,900	$46	53
1445 Elgie St	0.42mi	3/1.0	1,264 (-8%)	12mo	$89,900	$71	53
3470 Goliad St	0.54mi	3/2.0	1,496 (+9%)	12mo	$236,500	$158	50
1645 Harriot St	0.40mi	2/2.0 (-1)	1,456 (+6%)	20mo	$58,000	$40	50
3480 Goliad St	0.54mi	3/2.0	1,520 (+10%)	12mo	$239,900	$158	48
4110 Goliad St	0.53mi	4/2.0 (+1)	1,305 (-5%)	22mo	$130,000	$100	43

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-10,335
• Equity at exit: $18,638

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $3,842
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$656
• Tax from tax record: −$164 /mo · $1,965/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $155

Break-even live

Break-even rent $1,103

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $226	-5% $191	+0% $155	+5% $120	+10% $85
Rent	-10% $53	-5% $104	+0% $155	+5% $207	+10% $258
Rate	-1.0pp $218	-0.5pp $187	base $155	+0.5pp $123	+1.0pp $90

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	44d	1	0.30mi
1417 Church St Beaumont, TX	2.0	1.0	1440	$1,100	$0.76	14d	1	0.44mi
4404 Raven St Beaumont, TX	4.0	2.0	1628	$1,600	$0.98	24d	1	0.45mi
4285 Chaison St Beaumont, TX	2.0	1.0	904	$850	$0.94	44d	1	0.67mi
1211 Washington Blvd Beaumont, TX	3.0	1.0	1363	$1,200	$0.88	44d	1	0.70mi
4455 S 5th St Beaumont, TX	3.0	2.0	1437	$1,500	$1.04	14d	1	0.84mi
3255 Waverly St Beaumont, TX	3.0	2.0	1152	$1,600	$1.39	24d	1	1.10mi
2781 Sabine Pass Ave Unit 605 Beaumont, TX	2.0	1.0	1278	$1,025	$0.80	14d	1	1.12mi
614 Euclid St Beaumont, TX	4.0	2.0	1378	$1,395	$1.01	24d	1	1.14mi
1545 Avenue B Beaumont, TX	2.0	1.0	1212	$695	$0.57	44d	1	1.25mi
315 E Pipkin St Beaumont, TX	2.0	1.0	952	$1,000	$1.05	14d	1	1.28mi
365 E Irby St Beaumont, TX	3.0	2.0	1281	$1,495	$1.17	24d	1	1.36mi
4210 Sullivan St Beaumont, TX	3.0	1.0	1540	$1,300	$0.84	44d	1	1.37mi
4020 Howard St Beaumont, TX	3.0	2.0	1300	$975	$0.75	44d	1	1.43mi
4030 Howard St Beaumont, TX	2.0	1.0	1008	$795	$0.79	44d	1	1.43mi
2450 S 8th St Beaumont, TX	3.0	1.0	940	$1,450	$1.54	14d	1	1.47mi
655 Adams St Unit 1 Beaumont, TX	2.0	1.0	965	$750	$0.78	14d	1	1.47mi
1107 Avenue A Unit 1109 Beaumont, TX	2.0	1.0	1012	$995	$0.98	44d	1	1.49mi
1107 Avenue A Unit 1111 Beaumont, TX	2.0	1.0	1012	$995	$0.98	24d	1	1.49mi
1107 Avenue A Beaumont, TX	4.0	2.0	1584	$1,395	$0.88	44d	1	1.49mi
690 Adams St Unit 206 Beaumont, TX	2.0	1.0	878	$795	$0.91	14d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 131 DOM
2. 2026-06-17
   days on market $125,000 Active 130 DOM
3. 2026-06-16
   days on market $125,000 Active 129 DOM
4. 2026-06-15
   days on market $125,000 Active 128 DOM
5. 2026-06-14
   days on market $125,000 Active 126 DOM
6. 2026-06-13
   days on market $125,000 Active 125 DOM
7. 2026-06-10
   days on market $125,000 Active 123 DOM
8. 2026-06-09
   days on market $125,000 Active 122 DOM
9. 2026-06-08
   days on market $125,000 Active 121 DOM
10. 2026-06-07
    days on market $125,000 Active 120 DOM
11. 2026-06-03
    days on market $125,000 Active 116 DOM
12. 2026-06-02
    days on market $125,000 Active 115 DOM
13. 2026-06-01
    days on market $125,000 Active 114 DOM
14. 2026-05-31
    days on market $125,000 Active 113 DOM
15. 2026-05-30
    days on market $125,000 Active 112 DOM
16. 2026-02-07
    listed $125,000 Active 219-char remark

    Show marketing remark (219 chars)

    Come see this really nice home that has been well kept house was remodeled back in 2020 and has been kept very well 3 bedroom 2 bath in a nice neighborhood with a nice size yard for the kids to play in and or barbecues.

17. 2019-05-31
    soldstatus
18. 2018-09-25
    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: $1,965 · $164/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$322/yr (+$27/mo · 16.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $15,596
• − Mortgage interest: −$7,002
• − Property taxes: −$1,965
• − Insurance: −$625
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,636
• Taxable loss: −$128
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $1,895/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

3 events — show timeline

• 2026-02-07 Listed $125,000 HARMLS
• 2019-05-31 Sold (Public Records) — Public Records
• 2018-09-25 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,965 · +19.0% YoY. Source: county tax records.