4780 El Paso St · Beaumont, TX 77703

$97,500

3 bd · 1.0 ba · 1,049 sqft · SingleFamily public records · 105 Days on market

Built 1955 $93/sqft · at area comps Est $96k · at est.

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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 +27.6/30.0
• DSCR +9.7/10.0
• Appreciation +7.7/10.0
• 1% rule +7.6/10.0
• ARV discount +6.7/15.0
• 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

For sale in Beaumont, this inviting three-bedroom, one-bath home offers comfort, practicality, and great everyday living. Inside, you’ll find carpet flooring throughout the living room and bedrooms, with linoleum flooring in the kitchen and bathroom for easy maintenance. The spacious living room provides plenty of room to gather and relax, plus a convenient storage closet for added functionality. Just off the kitchen, a dedicated utility room includes electric washer and dryer connections, making this home as practical as it is welcoming. A great opportunity for buyers looking for a cozy place to call home.

Key facts

• Parking
• Listed 105 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $1,232/mo this rent would consume 46% 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 $6k of equity ($674 loan paydown + $5k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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: built in 1955 — 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 $88,725 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 1955 — 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. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.84%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (median comp): $95,867
• List price: $97,500
• Delta: 1.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4045 Dallas Ave	0.57mi	3/1.0	1,083 (+3%)	16mo	$49,999	$46	54
4466 Singleton Rd	0.69mi	2/1.0 (-1)	1,080 (+3%)	5mo	$95,000	$88	54
4335 Dallas St	0.42mi	3/1.0	1,200 (+14%)	4mo	$55,000	$46	54
5220 Allen Dr	0.58mi	3/1.0	1,140 (+9%)	11mo	$169,500	$149	50
2435 Fillmore St	0.71mi	3/1.0	976 (-7%)	16mo	$75,000	$77	42
4295 Harding Dr	0.45mi	3/1.0	1,190 (+13%)	18mo	$69,000	$58	42
3975 Steelton St	0.75mi	3/1.0	908 (-13%)	14mo	$99,900	$110	31

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: 24.9%
• Equity multiple: 2.59×
• Total profit: $43,533
• Equity at exit: $57,848

10-year hold

• IRR: 23.8%
• Equity multiple: 5.19×
• Total profit: $114,504
• Equity at exit: $102,052

Cash invested: $27,300 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$511
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $292

Break-even live

Break-even rent $862

Max offer price $97,500

Occupancy floor 71%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5080 Helbig Rd Beaumont, TX	2.0–3.0	1.0	775	$750	$0.97	13d	1	0.22mi
5070 Wilshire St Beaumont, TX	2.0	1.0	1042	$1,295	$1.24	13d	1	0.31mi
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	23d	1	0.33mi
4565 Detroit St Beaumont, TX	2.0	1.0	880	$995	$1.13	44d	1	0.43mi
3255 Charles St Beaumont, TX	3.0	1.0	1396	$1,350	$0.97	43d	1	0.44mi
4325 Woodlawn St Beaumont, TX	2.0	1.0	1150	$1,000	$0.87	13d	1	0.47mi
5340 Bettes Ln Beaumont, TX	3.0	1.5	1496	$1,575	$1.05	43d	1	0.64mi
2550 Pierce St Beaumont, TX	2.0	1.0	1044	$1,050	$1.01	43d	1	0.67mi
2530 Pierce St Beaumont, TX	2.0	1.0	950	$1,000	$1.05	43d	1	0.68mi
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	23d	1	0.68mi
2420 Wilson St Beaumont, TX	2.0	1.0	840	$1,200	$1.43	43d	1	0.70mi
5680 Shivers Dr Beaumont, TX	3.0	1.0	1442	$1,500	$1.04	23d	1	0.74mi
2450 N Lynwood Dr Beaumont, TX	3.0	1.0	1015	$1,175	$1.16	23d	1	0.78mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$999	$1.10	13d	9	0.92mi
2270 Johnson St Beaumont, TX	2.0	1.0	700	$800	$1.14	23d	1	0.97mi
3910 Treadway Rd Beaumont, TX	2.0–3.0	1.0–1.5	1019	$1,849	$1.81	13d	10	1.02mi
2575 Primrose St Unit 3 Beaumont, TX	2.0	1.0	800	$900	$1.12	23d	1	1.05mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	13d	1	1.12mi
4695 Collier St #8 Beaumont, TX	2.0	1.5	1121	$1,150	$1.03	43d	1	1.15mi
4636 Collier St Beaumont, TX	2.0	1.0	969	$1,030	$1.06	43d	1	1.21mi
3270 Christopher St Beaumont, TX	4.0	2.0	1208	$1,290	$1.07	43d	1	1.26mi
2125 Earl St Beaumont, TX	2.0	1.0	785	$900	$1.15	23d	1	1.27mi
2125 Earl St Beaumont, TX	2.0	1.0	785	$995	$1.27	43d	1	1.27mi
3995 Crow Rd Unit 201 Beaumont, TX	2.0	2.0	1162	$1,550	$1.33	43d	1	1.28mi
3925 Crow Rd Unit 49 Beaumont, TX	2.0	1.5	1306	$1,325	$1.01	43d	1	1.32mi
3825 Hyde Park Row Beaumont, TX	3.0	2.0	1271	$1,550	$1.22	43d	1	1.49mi
6161 Sienna TRL Beaumont, TX	2.0	2.0	1003	$1,129	$1.13	43d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $97,500 Active 105 DOM
2. 2026-06-17
   days on market $97,500 Active 104 DOM
3. 2026-06-16
   days on market $97,500 Active 103 DOM
4. 2026-06-15
   days on market $97,500 Active 102 DOM
5. 2026-06-14
   days on market $97,500 Active 100 DOM
6. 2026-06-13
   days on market $97,500 Active 99 DOM
7. 2026-06-10
   days on market $97,500 Active 97 DOM
8. 2026-06-09
   days on market $97,500 Active 96 DOM
9. 2026-06-08
   days on market $97,500 Active 95 DOM
10. 2026-06-07
    days on market $97,500 Active 94 DOM
11. 2026-06-03
    days on market $97,500 Active 90 DOM
12. 2026-06-02
    days on market $97,500 Active 89 DOM
13. 2026-06-01
    days on market $97,500 Active 88 DOM
14. 2026-05-31
    days on market $97,500 Active 87 DOM
15. 2026-05-30
    days on market $97,500 Active 86 DOM
16. 2026-03-05
    listed $97,500 Active 620-char remark

    Show marketing remark (620 chars)

    For sale in Beaumont, this inviting three-bedroom, one-bath home offers comfort, practicality, and great everyday living. Inside, you’ll find carpet flooring throughout the living room and bedrooms, with linoleum flooring in the kitchen and bathroom for easy maintenance. The spacious living room provides plenty of room to gather and relax, plus a convenient storage closet for added functionality. Just off the kitchen, a dedicated utility room includes electric washer and dryer connections, making this home as practical as it is welcoming. A great opportunity for buyers looking for a cozy place to call home.

17. 2024-12-21
    historical $875
18. 2024-12-18
    listed $875
19. 2024-12-18
    historical $925
20. 2024-10-30
    price $925
21. 2024-10-10
    listed $995
22. 2024-05-23
    historical $995
23. 2024-05-08
    listed $995
24. 2023-09-09
    historical $900
25. 2023-08-31
    listed $900

ⓘ 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: $1,552 · $129/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$232/yr (+$19/mo · 14.9%)

ⓘ 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 3/10 Moderate
• 🌡 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: $14,784
• − Mortgage interest: −$5,462
• − Property taxes: −$1,552
• − Insurance: −$488
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,836
• Taxable income: $2,081
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $3,005/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

10 events — show timeline

• 2026-03-05 Listed $97,500 BBOR
• 2024-12-21 Rental Removed $875 APPFOLIO
• 2024-12-18 Listed for Rent $875 APPFOLIO
• 2024-12-18 Rental Removed $925 BBOR
• 2024-10-30 Price Changed $925 BBOR
• 2024-10-10 Listed for Rent $995 BBOR
• 2024-05-23 Rental Removed $995 BBOR
• 2024-05-08 Listed for Rent $995 BBOR
• 2023-09-09 Rental Removed $900 APPFOLIO
• 2023-08-31 Listed for Rent $900 APPFOLIO

Property tax history

+3.8%/yr

Latest (2025): $1,552 · +5.9% YoY. Source: county tax records.