3190 Willowood Dr · Beaumont, TX 77703

$139,000

3 bd · 2.0 ba · 2,154 sqft · SingleFamily public records · 90 Days on market

Built 1951 0.39 ac lot $65/sqft · at area comps Est $145k · at est. ↓ 18% since listing

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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 +21.1/30.0
• ARV discount +9.4/15.0
• Appreciation +7.7/10.0
• 1% rule +6.8/10.0
• DSCR +6.7/10.0
• 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

Cozy 3-bedroom, 2-bath ranch in Beaumont, TX, priced to sell. Great opportunity for investors or first-time buyers. Functional layout with spacious living area and generously sized bedrooms. Home needs an AC unit, reflected in the value price. Large yard with room to personalize. Strong potential with plenty of upside.

Key facts

• Spacious living area
• Large yard
• Functional layout

Tags

• LARGE YARD
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 79 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $1,645/mo this rent would consume 62% of the median local household income ($32k/yr) (locally 657% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($961 loan paydown + $8k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1951 — 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: 1.18% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 7.0

CMA / ARV

• ARV (median comp): $145,253
• List price: $139,000
• Delta: -4.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3250 Minglewood Dr	0.13mi	3/2.0	1,959 (-9%)	2mo	$214,500	$109	78
3185 Delaware St	0.22mi	2/2.0 (-1)	1,920 (-11%)	7mo	$166,500	$87	61
3150 Oakwood Ln	0.38mi	3/2.0	1,876 (-13%)	20mo	$59,900	$32	44

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

Projected returns pro-forma

5.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.24×
• Total profit: $48,291
• Equity at exit: $82,470

10-year hold

• IRR: 18.9%
• Equity multiple: 4.44×
• Total profit: $133,731
• Equity at exit: $145,490

Cash invested: $38,920 (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 77703

• Home prices YoY: 3.7%
• Active inventory: 79
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$729
• Tax from tax record: −$314 /mo · $3,763/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $199

Break-even live

Break-even rent $1,393

Max offer price $139,000

Occupancy floor 83%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3085 S Willowood Ln Beaumont, TX	3.0	1.0	1533	$1,400	$0.91	14d	1	0.17mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	14d	1	0.87mi
3435 Kenwood Dr Beaumont, TX	4.0	2.0	2200	$2,500	$1.14	44d	1	0.92mi
3450 Durwood Dr Beaumont, TX	3.0	2.0	1952	$2,195	$1.12	44d	1	0.96mi
2525 Louisiana St Beaumont, TX	2.0	1.0	1516	$1,485	$0.98	23d	1	1.04mi
1420 Liveoak St Beaumont, TX	3.0	2.0	1760	$1,695	$0.96	23d	1	1.27mi
2260 Ashley St Beaumont, TX	3.0	2.0	1471	$1,595	$1.08	14d	1	1.32mi
2565 Harrison Ave Beaumont, TX	3.0	2.0	1789	$2,150	$1.20	44d	1	1.37mi

Listing history 23 events

1. 2026-06-18
   days on market $139,000 Active 90 DOM
2. 2026-06-17
   days on market $139,000 Active 89 DOM
3. 2026-06-16
   days on market $139,000 Active 88 DOM
4. 2026-06-15
   days on market $139,000 Active 87 DOM
5. 2026-06-14
   days on market $139,000 Active 85 DOM
6. 2026-06-13
   days on market $139,000 Active 84 DOM
7. 2026-06-10
   days on market $139,000 Active 82 DOM
8. 2026-06-09
   days on market $139,000 Active 81 DOM
9. 2026-06-08
   days on market $139,000 Active 80 DOM
10. 2026-06-07
    days on market $139,000 Active 79 DOM
11. 2026-06-03
    days on market $139,000 Active 75 DOM
12. 2026-06-02
    days on market $139,000 Active 74 DOM
13. 2026-06-01
    days on market $139,000 Active 73 DOM
14. 2026-05-31
    days on market $139,000 Active 72 DOM
15. 2026-05-30
    days on market $139,000 Active 71 DOM
16. 2026-03-31
    price $139,000 320-char remark

    Show marketing remark (320 chars)

    Cozy 3-bedroom, 2-bath ranch in Beaumont, TX, priced to sell. Great opportunity for investors or first-time buyers. Functional layout with spacious living area and generously sized bedrooms. Home needs an AC unit, reflected in the value price. Large yard with room to personalize. Strong potential with plenty of upside.

17. 2026-03-21
    listed $150,000 Active 320-char remark

    Show marketing remark (320 chars)

    Cozy 3-bedroom, 2-bath ranch in Beaumont, TX, priced to sell. Great opportunity for investors or first-time buyers. Functional layout with spacious living area and generously sized bedrooms. Home needs an AC unit, reflected in the value price. Large yard with room to personalize. Strong potential with plenty of upside.

18. 2026-03-18
    historical
19. 2026-02-20
    listed $150,000 Active
20. 2025-04-21
    historical
21. 2025-02-01
    listed $169,900 Active
22. 2023-02-02
    soldstatus
23. 2018-07-02
    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: $3,763 · $314/mo
• Projected year-2 tax: $3,763 · $314/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 3/10 Moderate FEMA zone X · 20% 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: $19,736
• − Mortgage interest: −$7,786
• − Property taxes: −$3,763
• − Insurance: −$695
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$4,044
• Taxable income: $290
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $2,316/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): 11,004
• Household income: $31,803
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 657.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 31% Two or more races 7% White 5%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 70% English-only · Spanish 29% French/Haitian/Cajun 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: ▲ 5.43%
• Current HPI: 151.9888
• 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

-18.2% since first listed

8 events — show timeline

• 2026-03-31 Price Changed $139,000 HARMLS
• 2026-03-21 Listed $150,000 HARMLS
• 2026-03-18 Listing Removed — HARMLS
• 2026-02-20 Listed $150,000 HARMLS
• 2025-04-21 Listing Removed — HARMLS
• 2025-02-01 Listed $169,900 HARMLS
• 2023-02-02 Sold (Public Records) — Public Records
• 2018-07-02 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,763 · -0.8% YoY. Source: county tax records.