1930 Cleo St · Beaumont, TX 77701

$39,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 61 Days on market

Built 1962 4,356 sqft lot $39/sqft · 69% below area

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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
• Appreciation +8.1/10.0
• 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

Listing remarks MLS

Come make this home your next chapter or a potential investment opportunity! This property checks all the boxes for savvy investors - with 3 bedrooms and 1 bathroom it caters to all your needs. Enjoy easy access to nearby amenities, schools, and parks. Don't miss this chance- schedule a showing today!

Key facts

• 4,356 sq ft lot
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $37k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.6% 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: 73 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($270 loan paydown + $2k appreciation (6.2% local appreciation)).
• At projected returns (6.2% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($37k) 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 2.9% of price.
• 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 $36,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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: 3.16% ✓
• Cap rate: 26.59%
• Cash-on-cash: 72.49%
• DSCR: 4.23
• GRM: 2.6

CMA / ARV

• ARV (median comp): $125,907
• List price: $39,000
• Delta: -69.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 Flowers	0.44mi	3/2.0	986 (-1%)	4mo	$108,000	$110	70
2147 Poplar St	0.20mi	2/1.0 (-1)	884 (-12%)	15mo	$55,000	$62	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 79.9%
• Equity multiple: 5.94×
• Total profit: $53,909
• Equity at exit: $25,141

10-year hold

• IRR: 77.0%
• Equity multiple: 12.50×
• Total profit: $125,617
• Equity at exit: $46,140

Cash invested: $10,920 (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 77701

• Home prices YoY: 3.8%
• Active inventory: 73
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$205
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $660

Break-even live

Break-even rent $398

Max offer price $39,000

Occupancy floor 42%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
795 Devilleneuve St Beaumont, TX	4.0	2.0	1138	$1,395	$1.23	13d	1	0.13mi
450 Jackson St Beaumont, TX	3.0	2.0	1500	$1,500	$1.00	13d	1	0.33mi
1275 Doucette St Beaumont, TX	2.0	1.0	1096	$1,250	$1.14	13d	1	0.40mi
610 Craig St Beaumont, TX	3.0	2.0	1267	$1,995	$1.57	13d	1	0.64mi
2781 Sabine Pass Ave Unit 605 Beaumont, TX	2.0	1.0	1278	$1,025	$0.80	13d	1	0.70mi
614 Euclid St Beaumont, TX	4.0	2.0	1378	$1,395	$1.01	23d	1	0.82mi
2585 Orange Ave Unit 3 Beaumont, TX	2.0	1.0	806	$975	$1.21	13d	1	0.90mi
1294 Cartwright St Unit 1 Beaumont, TX	2.0	1.0	800	$895	$1.12	13d	1	0.90mi
1545 Avenue B Beaumont, TX	2.0	1.0	1212	$695	$0.57	43d	1	0.93mi
1211 Washington Blvd Beaumont, TX	3.0	1.0	1363	$1,200	$0.88	43d	1	1.08mi
1107 Avenue A Unit 1111 Beaumont, TX	2.0	1.0	1012	$995	$0.98	23d	1	1.09mi
1107 Avenue A Unit 1109 Beaumont, TX	2.0	1.0	1012	$995	$0.98	43d	1	1.09mi
315 E Pipkin St Beaumont, TX	2.0	1.0	952	$1,000	$1.05	13d	1	1.26mi
1834 Roberts St Beaumont, TX	2.0	1.0	840	$897	$1.07	43d	1	1.28mi
655 Adams St Unit 1 Beaumont, TX	2.0	1.0	965	$750	$0.78	13d	1	1.34mi
690 Adams St Unit 206 Beaumont, TX	2.0	1.0	878	$795	$0.91	13d	1	1.39mi
1417 Church St Beaumont, TX	2.0	1.0	1440	$1,100	$0.76	13d	1	1.44mi
4020 Howard St Beaumont, TX	3.0	2.0	1300	$975	$0.75	43d	1	1.48mi
4030 Howard St Beaumont, TX	2.0	1.0	1008	$795	$0.79	43d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   status $39,000 Pending 61 DOM
2. 2026-06-18
   days on market $39,000 Active 61 DOM
3. 2026-06-17
   days on market $39,000 Active 60 DOM
4. 2026-06-16
   days on market $39,000 Active 59 DOM
5. 2026-06-15
   days on market $39,000 Active 58 DOM
6. 2026-06-14
   days on market $39,000 Active 56 DOM
7. 2026-06-13
   days on market $39,000 Active 55 DOM
8. 2026-06-10
   days on market $39,000 Active 53 DOM
9. 2026-06-09
   days on market $39,000 Active 52 DOM
10. 2026-06-08
    days on market $39,000 Active 51 DOM
11. 2026-06-07
    days on market $39,000 Active 50 DOM
12. 2026-06-03
    days on market $39,000 Active 46 DOM
13. 2026-06-02
    days on market $39,000 Active 45 DOM
14. 2026-06-01
    days on market $39,000 Active 44 DOM
15. 2026-05-31
    days on market $39,000 Active 43 DOM
16. 2026-05-30
    days on market $39,000 Active 42 DOM
17. 2026-04-22
    status Active 302-char remark

    Show marketing remark (302 chars)

    Come make this home your next chapter or a potential investment opportunity! This property checks all the boxes for savvy investors - with 3 bedrooms and 1 bathroom it caters to all your needs. Enjoy easy access to nearby amenities, schools, and parks. Don't miss this chance- schedule a showing today!

18. 2026-04-10
    status Pending 302-char remark

    Show marketing remark (302 chars)

    Come make this home your next chapter or a potential investment opportunity! This property checks all the boxes for savvy investors - with 3 bedrooms and 1 bathroom it caters to all your needs. Enjoy easy access to nearby amenities, schools, and parks. Don't miss this chance- schedule a showing today!

19. 2026-04-06
    listed $39,000 Active 302-char remark

    Show marketing remark (302 chars)

    Come make this home your next chapter or a potential investment opportunity! This property checks all the boxes for savvy investors - with 3 bedrooms and 1 bathroom it caters to all your needs. Enjoy easy access to nearby amenities, schools, and parks. Don't miss this chance- schedule a showing today!

20. 2022-08-16
    price $800
21. 2021-11-10
    soldstatus
22. 2021-11-08
    soldstatus
23. 2019-04-23
    soldstatus
24. 2018-06-15
    soldstatus
25. 2008-01-24
    soldstatus
26. 2004-08-18
    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: $1,128 · $94/mo
• Projected year-2 tax: $1,128 · $94/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 2/10 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: $14,802
• − Mortgage interest: −$2,185
• − Property taxes: −$1,128
• − Insurance: −$195
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$1,135
• Taxable income: $7,791
• Est. tax owed @ 24.0%: −$1,870
• After-tax cash flow: $6,046/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): 12,381
• Household income: $49,181
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 516.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 44% Black 44% Two or more races 21% White 8% Asian 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 40% Vietnamese 3%

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: ▲ 6.25%
• Current HPI: 170.1843
• 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

10 events — show timeline

• 2026-04-22 Relisted — BBOR
• 2026-04-10 Pending — BBOR
• 2026-04-06 Listed $39,000 BBOR
• 2022-08-16 Price Changed $800 RENT.
• 2021-11-10 Sold (Public Records) — Public Records
• 2021-11-08 Sold (Public Records) — Public Records
• 2019-04-23 Sold (Public Records) — Public Records
• 2018-06-15 Sold (Public Records) — Public Records
• 2008-01-24 Sold (Public Records) — Public Records
• 2004-08-18 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,128 · +19.0% YoY. Source: county tax records.