2350 Pecos St · Beaumont, TX 77702

$277,500

3 bd · 4.5 ba · 2,102 sqft · MultiFamily public records · 171 Days on market

Built 1958 0.34 ac lot $132/sqft · 178% above area Est $202k · 37% over

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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).

• Cash flow +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Fantastic triplex located in Beaumont's Old Town Neighborhood features 3 separate units, each with their own individual entrance door. Unit 'A' is a 4 bedroom, 2 bath unit with large open kitchen/ dining/ den area. Unit 'B' is a 1 bedroom, 1 bath unit with spacious rooms throughout and Unit 'C' features 1 bedroom, 1.5 bath unit with large den and main bedroom. All units are occupied.

Key facts

• 0.34 acre lot
• Listed 171 days

What this means for you Summary

Snapshot

• This is a 1×4bd/2ba + 1×1bd/1ba + 1×1bd/1.5ba units multifamily listed at $278k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive. Per door: $82/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $278k).
• Recommended offer: $244k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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, 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: Fehl-Price El (math 2% / reading 12%, grade F, #4,307 of 4,322 statewide, top 100%, 453 students, 97% FRL, charter); M L King Middle (math 6% / reading 12%, grade F, #1,653 of 1,662 statewide, top 99%, 480 students, 91% FRL) — zoned schools average 94% FRL vs 69% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 active listings in the ZIP; 8 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $244,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.03% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

• ARV (median comp): $202,031
• List price: $277,500
• Delta: 37.36%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-29,255
• Equity at exit: $41,376

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-4,969
• Equity at exit: $23,993

Cash invested: $77,700 (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 77702

• Home prices YoY: -25.3%
• Active inventory: 26
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $2,852 medium
• Mortgage (P&I): −$1,455
• Tax from tax record: −$437 /mo · $5,245/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $245

Break-even live

Break-even rent $2,542

Max offer price $277,500

Occupancy floor 86%

Sensitivity live

Price	-10% $402	-5% $324	+0% $245	+5% $167	+10% $88
Rent	-10% $20	-5% $132	+0% $245	+5% $358	+10% $470
Rate	-1.0pp $385	-0.5pp $316	base $245	+0.5pp $173	+1.0pp $100

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	4	2	$1,273
1× unit	1	1	$790
1× unit	1	1.5	$790
Total (3 units)			$2,852

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: $69,375
• Closing costs: $8,325
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2350 Pecos St Unit A Beaumont, TX	4.0	2.0	2200	$1,805	$0.82	25d	1	0.03mi
2532 South St Beaumont, TX	3.0	2.0	2344	$2,200	$0.94	45d	1	0.21mi
2565 Harrison Ave Beaumont, TX	3.0	2.0	1789	$2,150	$1.20	45d	1	0.67mi
2260 Ashley St Beaumont, TX	3.0	2.0	1471	$1,595	$1.08	15d	1	0.76mi
2525 Louisiana St Beaumont, TX	2.0	1.0	1516	$1,485	$0.98	25d	1	0.96mi
1107 Avenue A Beaumont, TX	4.0	2.0	1584	$1,395	$0.88	45d	1	1.26mi
701 Trinity St #450 Beaumont, TX	2.0	2.5	1586	$2,100	$1.32	15d	1	1.29mi
1420 Liveoak St Beaumont, TX	3.0	2.0	1760	$1,695	$0.96	25d	1	1.50mi

Listing history 24 events

1. 2026-06-21
   days on market $277,500 Active 171 DOM
2. 2026-06-18
   days on market $277,500 Active 168 DOM
3. 2026-06-17
   days on market $277,500 Active 167 DOM
4. 2026-06-16
   days on market $277,500 Active 166 DOM
5. 2026-06-15
   days on market $277,500 Active 165 DOM
6. 2026-06-14
   days on market $277,500 Active 163 DOM
7. 2026-06-13
   remarks 636-char remark
8. 2026-06-13
   days on market $277,500 Active 162 DOM
9. 2026-06-10
   days on market $277,500 Active 160 DOM
10. 2026-06-09
    days on market $277,500 Active 159 DOM
11. 2026-06-08
    days on market $277,500 Active 158 DOM
12. 2026-06-07
    days on market $277,500 Active 157 DOM
13. 2026-06-03
    days on market $277,500 Active 153 DOM
14. 2026-06-02
    days on market $277,500 Active 152 DOM
15. 2026-06-01
    days on market $277,500 Active 151 DOM
16. 2026-05-31
    days on market $277,500 Active 150 DOM
17. 2026-05-30
    days on market $277,500 Active 149 DOM
18. 2026-01-01
    listed $277,500 Active 386-char remark

    Show marketing remark (386 chars)

    Fantastic triplex located in Beaumont's Old Town Neighborhood features 3 separate units, each with their own individual entrance door. Unit 'A' is a 4 bedroom, 2 bath unit with large open kitchen/ dining/ den area. Unit 'B' is a 1 bedroom, 1 bath unit with spacious rooms throughout and Unit 'C' features 1 bedroom, 1.5 bath unit with large den and main bedroom. All units are occupied.

19. 2024-05-29
    historical 85-char remark

    Show marketing remark (85 chars)

    Great investment property in the Historic District of Beaumont. Has income generated.

20. 2023-03-27
    soldstatus Closed
21. 2023-01-20
    status Pending
22. 2023-01-11
    listed $149,900 Active
23. 2016-05-20
    soldstatus
24. 2015-09-01
    listed $100,000 85-char remark

    Show marketing remark (85 chars)

    Great investment property in the Historic District of Beaumont. Has income generated.

ⓘ 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: $5,245 · $437/mo
• Projected year-2 tax: $5,245 · $437/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 6/10 Major FEMA zone X · 73% 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: $34,224
• − Mortgage interest: −$15,544
• − Property taxes: −$5,245
• − Insurance: −$1,388
• − Repairs & maintenance: −$2,738
• − Management: −$2,738
• − Depreciation: −$8,073
• Taxable loss: −$1,501
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $3,302/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
• City population: 125,901
• Population (ZIP): 3,497

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 31% Hispanic / Latino 30% White 27% Two or more races 18% Asian 8%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 21% · Canada
• Languages at home: 73% English-only · Spanish 25% Arabic 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: ▼ -46.58%
• Current HPI: 137.5454
• Rent YoY: —
• Metro: —
• 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

+177.5% since first listed

7 events — show timeline

• 2026-01-01 Listed $277,500 BBOR
• 2024-05-29 Delisted — BBOR
• 2023-03-27 Sold (MLS) — BBOR
• 2023-01-20 Pending — BBOR
• 2023-01-11 Listed $149,900 BBOR
• 2016-05-20 Sold (Public Records) — Public Records
• 2015-09-01 Listed $100,000 BBOR

Property tax history

+4.0%/yr

Latest (2025): $5,245 · +10.7% YoY. Source: county tax records.