7780 Easley Dr · Beaumont, TX 77713

$54,000

3 bd · 2.0 ba · 1,904 sqft · Land · 50 Days on market

Built 2013 5,663 sqft lot ↓ 2% since listing

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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
• ARV discount +7.5/15.0
• 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

Almost 2000 square foot mobile home inside the city limits of Beaumont on a large lot. Close to shopping and dining. Add a little bit of TLC and you could certainly turn this back in to the diamond it once was. Call to see it today.

Key facts

• 5,663 sq ft lot
• 2 parking spots
• Listed 50 days

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential mobile home on owned land
• Exterior features: Located in the Greenfield I subdivision; Lot approximately 0.13 acres

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-story layout

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $54k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Recommended offer: $52k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.6% 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: Rents flat; 285 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $373 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,380 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.64% ✓
• Cap rate: 33.60%
• Cash-on-cash: 97.52%
• DSCR: 5.34
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.79% rent growth · sell at horizon

5-year hold

• IRR: 96.1%
• Equity multiple: 5.31×
• Total profit: $65,231
• Equity at exit: $8,052

10-year hold

• IRR: 98.3%
• Equity multiple: 10.31×
• Total profit: $140,789
• Equity at exit: $4,669

Cash invested: $15,120 (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 77713

• Home prices YoY: -19.3%
• Rents YoY: 0.8%
• Active inventory: 285
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$283
• Tax from tax record: −$17 /mo · $208/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $1,229

Break-even live

Break-even rent $409

Max offer price $54,000

Occupancy floor 32%

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6715 Riplee St Beaumont, TX	4.0	2.0	1817	$2,550	$1.40	21d	1	1.02mi
7056 Texas 105 Beaumont, TX	2.0	2.0	1525	$1,403	$0.92	43d	1	1.19mi
5750 N Major Dr Beaumont, TX	1.0–3.0	1.0–2.0	941	$1,659	$1.76	13d	1	1.23mi
5585 Scenic Dr Beaumont, TX	3.0	2.0	1451	$1,800	$1.24	43d	1	1.34mi
5745 Kathy Ln Beaumont, TX	4.0	2.0	1934	$2,485	$1.28	23d	1	1.39mi

Listing history 17 events

1. 2026-06-18
   days on market $54,000 Active 50 DOM
2. 2026-06-17
   days on market $54,000 Active 49 DOM
3. 2026-06-16
   days on market $54,000 Active 48 DOM
4. 2026-06-15
   days on market $54,000 Active 47 DOM
5. 2026-06-14
   days on market $54,000 Active 45 DOM
6. 2026-06-13
   days on market $54,000 Active 44 DOM
7. 2026-06-10
   days on market $54,000 Active 42 DOM
8. 2026-06-09
   days on market $54,000 Active 41 DOM
9. 2026-06-08
   days on market $54,000 Active 40 DOM
10. 2026-06-07
    days on market $54,000 Active 39 DOM
11. 2026-06-03
    days on market $54,000 Active 35 DOM
12. 2026-06-02
    days on market $54,000 Active 34 DOM
13. 2026-06-01
    days on market $54,000 Active 33 DOM
14. 2026-05-31
    days on market $54,000 Active 32 DOM
15. 2026-05-30
    days on market $54,000 Active 31 DOM
16. 2026-05-13
    price $54,000 232-char remark
17. 2026-04-29
    listed $55,000 Active 232-char remark

ⓘ 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: $208 · $17/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$780/yr (+$65/mo · 375.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $23,570
• − Mortgage interest: −$3,025
• − Property taxes: −$208
• − Insurance: −$270
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$1,571
• Taxable income: $14,725
• Est. tax owed @ 24.0%: −$3,534
• After-tax cash flow: $11,210/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): 15,541
• Household income: $91,330
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 444.0

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 0.68)
• Race & ethnicity: White 46% Black 25% Hispanic / Latino 22% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 6% Serbian 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -41.58%
• Current HPI: 173.8851
• Rent YoY: ▲ 0.79%
• 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

-1.8% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $54,000 BBOR
• 2026-04-29 Listed $55,000 BBOR

Property tax history

-1.1%/yr

Latest (2025): $208 · -0.8% YoY. Source: county tax records.