1620 Wellington Place, Unit 1101 Pl · Beaumont, TX 77706

$112,000

2 bd · 2.5 ba · 1,056 sqft · Condo public records · 244 Days on market

Built 1988 $106/sqft · 25% below area Est $150k · 25% 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 +11.2/30.0
• 1% rule +7.2/10.0
• DSCR +3.3/10.0
• 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

Welcome to Wellington Place Condos! A beautifully maintained community in the heart of Beaumont, complete with a sparkling community pool and well-kept grounds. This 2-bedroom, 2.5-bath condo offers both comfort and convenience with spacious living areas, updated finishes, and a smart upstairs/downstairs layout that gives each bedroom its own private bath. Enjoy quiet mornings on your private patio or unwind by the pool after a long day. Whether you’re looking for a primary residence or an investment property, this move-in-ready home checks all the boxes!

Key facts

• Private patio
• Well-kept grounds
• Parking

Tags

• PRIVATE PATIO
• WELL-KEPT GROUNDS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $112k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

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, crime F, amenities 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.
• Zoned schools: Regina Howell El (math 33% / reading 44%, grade F, #1,680 of 4,322 statewide, top 40%, 682 students, 58% FRL); Marshall Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 711 students, 62% FRL); West Brook Sr H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 2,245 students, 58% FRL).
• Market conditions: Rents flat; 259 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 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: flood insurance adds $66/mo; HOA is 21% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,560 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 6.8

CMA / ARV

• ARV (median comp): $149,594
• List price: $112,000
• Delta: -25.13%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -27.4%
• Equity multiple: 0.11×
• Total profit: $-27,978
• Equity at exit: $16,700

10-year hold

• IRR: -46.6%
• Equity multiple: -0.42×
• Total profit: $-44,533
• Equity at exit: $9,684

Cash invested: $31,360 (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: 259
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$587
• Tax from tax record: −$210 /mo · $2,519/yr
• Insurance: −$47
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$281
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-109

Break-even live

Break-even rent $1,508

Max offer price $92,709

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-77	+0% $-109	+5% $-141	+10% $-173
Rent	-10% $-217	-5% $-163	+0% $-109	+5% $-55	+10% $-1
Rate	-1.0pp $-53	-0.5pp $-81	base $-109	+0.5pp $-138	+1.0pp $-168

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 Wellington Pl #903 Beaumont, TX	2.0	2.5	1215	$1,750	$1.44	45d	1	0.03mi
2005 Dowlen Rd #5 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	45d	1	0.27mi
2015 Dowlen Rd #8 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	25d	1	0.27mi
2015 Dowlen Rd #3 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	45d	1	0.27mi
2005 Dowlen Rd Beaumont, TX	1.0	1.0	722	$1,000	$1.39	15d	1	0.33mi
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	15d	9	0.99mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	22d	1	1.00mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	15d	10	1.13mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	45d	1	1.30mi
85 E Caldwood Dr Beaumont, TX	2.0	1.5	1330	$1,223	$0.92	45d	2	1.31mi
85 E Caldwood Dr #6 Beaumont, TX	2.0	1.5	1331	$1,250	$0.94	25d	1	1.31mi
5550 Folsom Dr Beaumont, TX	1.0–2.0	1.0–2.0	756	$1,751	$2.32	25d	1	1.33mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	15d	1	1.38mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	22d	1	1.38mi
1450 N Major Dr Beaumont, TX	1.0–2.0	1.0–2.0	849	$1,188	$1.40	15d	17	1.39mi
6120 Folsom Dr Beaumont, TX	1.0–2.0	1.0–2.0	901	$1,499	$1.66	45d	1	1.39mi
1456 N Major Dr Beaumont, TX	2.0	2.0	1008	$1,079	$1.07	45d	1	1.42mi
565 25th St Beaumont, TX	2.0	2.0	1128	$1,650	$1.46	15d	1	1.46mi
1605 Cornerstone Ct Beaumont, TX	1.0–2.0	1.0–2.0	818	$1,108	$1.35	15d	17	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $112,000 Active 244 DOM
2. 2026-06-18
   days on market $112,000 Active 241 DOM
3. 2026-06-17
   days on market $112,000 Active 240 DOM
4. 2026-06-16
   days on market $112,000 Active 239 DOM
5. 2026-06-15
   days on market $112,000 Active 238 DOM
6. 2026-06-14
   days on market $112,000 Active 236 DOM
7. 2026-06-13
   days on market $112,000 Active 235 DOM
8. 2026-06-10
   days on market $112,000 Active 233 DOM
9. 2026-06-09
   days on market $112,000 Active 232 DOM
10. 2026-06-08
    days on market $112,000 Active 231 DOM
11. 2026-06-07
    days on market $112,000 Active 230 DOM
12. 2026-06-03
    days on market $112,000 Active 226 DOM
13. 2026-06-02
    days on market $112,000 Active 225 DOM
14. 2026-06-01
    days on market $112,000 Active 224 DOM
15. 2026-05-31
    days on market $112,000 Active 223 DOM
16. 2026-05-30
    days on market $112,000 Active 222 DOM
17. 2025-10-20
    listed $112,000 Active 567-char remark

    Show marketing remark (567 chars)

    Welcome to Wellington Place Condos! A beautifully maintained community in the heart of Beaumont, complete with a sparkling community pool and well-kept grounds. This 2-bedroom, 2.5-bath condo offers both comfort and convenience with spacious living areas, updated finishes, and a smart upstairs/downstairs layout that gives each bedroom its own private bath. Enjoy quiet mornings on your private patio or unwind by the pool after a long day. Whether you’re looking for a primary residence or an investment property, this move-in-ready home checks all the boxes!

18. 2024-04-02
    historical $1,275
19. 2023-12-19
    price $1,275
20. 2023-12-01
    price $1,375
21. 2023-09-22
    listed $1,400
22. 2015-12-04
    soldstatus
23. 2009-04-27
    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: $2,519 · $210/mo
• Projected year-2 tax: $2,519 · $210/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 7/10 Severe FEMA zone X · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 21 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: $16,438
• − Mortgage interest: −$6,274
• − Property taxes: −$2,519
• − Insurance: −$1,358
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − HOA: −$3,372
• − Depreciation: −$3,258
• Taxable loss: −$2,972
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $-597/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

+7900.0% since first listed

7 events — show timeline

• 2025-10-20 Listed $112,000 BBOR
• 2024-04-02 Rental Removed $1,275 BBOR
• 2023-12-19 Price Changed $1,275 BBOR
• 2023-12-01 Price Changed $1,375 BBOR
• 2023-09-22 Listed for Rent $1,400 BBOR
• 2015-12-04 Sold (Public Records) — Public Records
• 2009-04-27 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,519 · +9.7% YoY. Source: county tax records.