3575 Cecil Dr · Beaumont, TX 77706

$155,000

3 bd · 2.0 ba · 1,381 sqft · SingleFamily public records · 200 Days on market

Built 1962 6,970 sqft lot Est $233k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• 1% rule +4.6/10.0
• DSCR +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Beaumont's west end! This home has had some great updates! Spacious living room with built-ins and stained wood flooring. Kitchen features updates: gas range, microwave, tile backsplash, and plenty of cabinet space. Large pantry with additional storage space in bonus area. Rolling island can stay. Modern dining room. 3 Bedrooms. 2 bathrooms. Office space with windows for natural lighting. Spacious back yard with one small storage building. Covered back patio.

Key facts

• Functional kitchen
• Spacious living area
• Private bath

Tags

• FLEX ROOM
• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN
• PRIVATE BATH
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $17 ($199/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (3.8% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 5.3% in Beaumont — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents flat; 258 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 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 1962 — 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: 0.96% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $233,389
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3641 Briar Creek Dr	0.29mi	2/2.0 (-1)	1,361 (-1%)	3mo	$170,000	$125	76
4750 Coolidge St	0.32mi	3/2.0	1,478 (+7%)	8mo	$249,900	$169	66

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.37×
• Total profit: $-27,410
• Equity at exit: $23,111

10-year hold

• IRR: -16.7%
• Equity multiple: 0.18×
• Total profit: $-35,616
• Equity at exit: $13,402

Cash invested: $43,400 (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 77706

• Rents YoY: 0.7%
• Active inventory: 258
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$813
• Tax from tax record: −$283 /mo · $3,400/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $17

Break-even live

Break-even rent $1,469

Max offer price $155,000

Occupancy floor 94%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3925 Crow Rd Unit 49 Beaumont, TX	2.0	1.5	1306	$1,325	$1.01	43d	1	0.31mi
3995 Crow Rd Unit 201 Beaumont, TX	2.0	2.0	1162	$1,550	$1.33	43d	1	0.36mi
4695 Collier St #8 Beaumont, TX	2.0	1.5	1121	$1,150	$1.03	43d	1	0.48mi
4636 Collier St Beaumont, TX	2.0	1.0	969	$1,030	$1.06	43d	1	0.49mi
3910 Treadway Rd Beaumont, TX	2.0–3.0	1.0–1.5	1019	$1,849	$1.81	13d	10	0.58mi
6120 Folsom Dr Beaumont, TX	1.0–2.0	1.0–2.0	901	$1,499	$1.66	43d	1	0.74mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	13d	1	0.98mi
5740 Northwest Pkwy Beaumont, TX	1.0–2.0	1.0–2.0	884	$1,499	$1.69	13d	1	0.99mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$999	$1.10	13d	9	1.04mi
5356 Old Dowlen Rd Beaumont, TX	2.0	2.0	1112	$1,350	$1.21	43d	1	1.16mi
1620 Wellington Pl #903 Beaumont, TX	2.0	2.5	1215	$1,750	$1.44	43d	1	1.22mi
5680 Shivers Dr Beaumont, TX	3.0	1.0	1442	$1,500	$1.04	23d	1	1.22mi
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	23d	1	1.27mi
3825 Hyde Park Row Beaumont, TX	3.0	2.0	1271	$1,550	$1.22	43d	1	1.29mi
6161 Sienna TRL Beaumont, TX	2.0	2.0	1003	$1,129	$1.13	43d	1	1.29mi
5340 Bettes Ln Beaumont, TX	3.0	1.5	1496	$1,575	$1.05	43d	1	1.40mi

Listing history 18 events

1. 2026-04-19
   status Pending
2. 2026-04-08
   price $155,000
3. 2026-03-24
   price $162,000
4. 2026-02-20
   price $165,000
5. 2026-02-06
   price $170,000
6. 2026-01-20
   status Active
7. 2026-01-20
   price $176,000
8. 2025-10-20
   historical
9. 2025-09-17
   price $160,000
10. 2025-07-29
    price $164,999
11. 2025-07-01
    listed $170,000 Active
12. 2022-11-23
    soldstatus Closed 474-char remark

    Show marketing remark (474 chars)

    Located in Beaumont's west end! This home has had some great updates! Spacious living room with built-ins and stained wood flooring. Kitchen features updates: gas range, microwave, tile backsplash, and plenty of cabinet space. Large pantry with additional storage space in bonus area. Rolling island can stay. Modern dining room. 3 Bedrooms. 2 bathrooms. Office space with windows for natural lighting. Spacious back yard with one small storage building. Covered back patio.

13. 2022-11-23
    soldstatus

    Show marketing remark (474 chars)

    Located in Beaumont's west end! This home has had some great updates! Spacious living room with built-ins and stained wood flooring. Kitchen features updates: gas range, microwave, tile backsplash, and plenty of cabinet space. Large pantry with additional storage space in bonus area. Rolling island can stay. Modern dining room. 3 Bedrooms. 2 bathrooms. Office space with windows for natural lighting. Spacious back yard with one small storage building. Covered back patio.

14. 2022-11-11
    historical 474-char remark

    Show marketing remark (474 chars)

    Located in Beaumont's west end! This home has had some great updates! Spacious living room with built-ins and stained wood flooring. Kitchen features updates: gas range, microwave, tile backsplash, and plenty of cabinet space. Large pantry with additional storage space in bonus area. Rolling island can stay. Modern dining room. 3 Bedrooms. 2 bathrooms. Office space with windows for natural lighting. Spacious back yard with one small storage building. Covered back patio.

15. 2022-10-07
    listed $155,000 474-char remark

    Show marketing remark (474 chars)

    Located in Beaumont's west end! This home has had some great updates! Spacious living room with built-ins and stained wood flooring. Kitchen features updates: gas range, microwave, tile backsplash, and plenty of cabinet space. Large pantry with additional storage space in bonus area. Rolling island can stay. Modern dining room. 3 Bedrooms. 2 bathrooms. Office space with windows for natural lighting. Spacious back yard with one small storage building. Covered back patio.

16. 2020-03-24
    soldstatus
17. 2020-03-06
    soldstatus 445-char remark

    Show marketing remark (445 chars)

    Lots of updates in this cute little cottage in Regina Howell school district. 3/2/0 has a gutted/renovated kitchen all new cabinets, etc, Exterior redone and painted, piers and paperwork on file. Some wood floors and vinyl tile floors. The floorplan is flexible, because there is a possible small 4th bedroom with the 2nd shower close by. .. .would need to put up a wall, but easy to do because there are also 2 front doors. Inside utility room!

18. 2020-02-07
    listed $98,900 445-char remark

    Show marketing remark (445 chars)

    Lots of updates in this cute little cottage in Regina Howell school district. 3/2/0 has a gutted/renovated kitchen all new cabinets, etc, Exterior redone and painted, piers and paperwork on file. Some wood floors and vinyl tile floors. The floorplan is flexible, because there is a possible small 4th bedroom with the 2nd shower close by. .. .would need to put up a wall, but easy to do because there are also 2 front doors. Inside utility room!

ⓘ 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: $3,400 · $283/mo
• Projected year-2 tax: $3,400 · $283/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 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $17,884
• − Mortgage interest: −$8,682
• − Property taxes: −$3,400
• − Insurance: −$775
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$4,509
• Taxable loss: −$2,344
• Est. tax savings @ 24.0%: +$563
• After-tax cash flow: $762/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): 30,393
• Household income: $73,185
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1299.0

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 0.61)
• Race & ethnicity: White 56% Black 24% Hispanic / Latino 13% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Iranian 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 2% German/W. Germanic 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: ▼ -180.53%
• Current HPI: 159.4053
• Rent YoY: ▲ 0.66%
• 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

+56.7% since first listed

18 events — show timeline

• 2026-04-19 Pending — BBOR
• 2026-04-08 Price Changed $155,000 BBOR
• 2026-03-24 Price Changed $162,000 BBOR
• 2026-02-20 Price Changed $165,000 BBOR
• 2026-02-06 Price Changed $170,000 BBOR
• 2026-01-20 Relisted — BBOR
• 2026-01-20 Price Changed $176,000 BBOR
• 2025-10-20 Delisted — BBOR
• 2025-09-17 Price Changed $160,000 BBOR
• 2025-07-29 Price Changed $164,999 BBOR
• 2025-07-01 Listed $170,000 BBOR
• 2022-11-23 Sold (Public Records) — Public Records
• 2022-11-23 Sold (MLS) — BBOR
• 2022-11-11 Delisted — BBOR
• 2022-10-07 Listed $155,000 BBOR
• 2020-03-24 Sold (Public Records) — Public Records
• 2020-03-06 Sold (MLS) — BBOR
• 2020-02-07 Listed $98,900 BBOR

Property tax history

+5.1%/yr

Latest (2025): $3,400 · -1.9% YoY. Source: county tax records.