5845 Meadowview Rd · Beaumont, TX 77708

$185,000

2 bd · 2.5 ba · 1,832 sqft · SingleFamily public records · 12 Days on market

Built 1978 Est $258k · 28% under

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Why this score? — see what drove the C+ 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Originally a 3-bedroom home, this property was thoughtfully modified to create separate his-and-hers closets, offering exceptional storage and personal space. The cozy living room features a charming fireplace, perfect for relaxing evenings. A spacious bonus room provides endless possibilities and can serve as a second living area, den, game room, or flex space to fit your needs. The roof is only 2 years old, adding peace of mind for years to come. This home combines comfort, functionality, and versatility all in one package.

Key facts

• His-and-hers closets
• Cozy living room
• Charming fireplace

Tags

• HIS-AND-HERS CLOSETS
• COZY LIVING ROOM
• CHARMING FIREPLACE
• SPACIOUS BONUS ROOM
• SECOND LIVING AREA
• NEW ROOF

Property features AI

Exterior

• Parking: Attached or detached 2-car garage
• Home design: Single-family residence
• Exterior features: Located in the Park North subdivision

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Interior features: Refrigerator included

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.4% 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, 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: 70 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $185,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.18% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $258,312
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5720 Sunbird Ln	0.18mi	3/2.0 (+1)	1,672 (-9%)	5mo	$235,400	$141	66
5160 Mcanelly Dr	0.63mi	3/2.0 (+1)	1,791 (-2%)	19mo	$235,000	$131	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-9,272
• Equity at exit: $27,584

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $18,891
• Equity at exit: $15,995

Cash invested: $51,800 (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 77708

• Active inventory: 70
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,185 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$355 /mo · $4,263/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $323

Break-even live

Break-even rent $1,775

Max offer price $185,000

Occupancy floor 80%

Sensitivity live

Price	-10% $428	-5% $376	+0% $323	+5% $271	+10% $219
Rent	-10% $151	-5% $237	+0% $323	+5% $410	+10% $496
Rate	-1.0pp $417	-0.5pp $370	base $323	+0.5pp $275	+1.0pp $227

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6970 Ellen Ln Beaumont, TX	3.0	2.5	1867	$2,500	$1.34	14d	1	0.63mi
7056 Texas 105 Beaumont, TX	2.0	2.0	1525	$1,403	$0.92	44d	1	1.32mi

Listing history 11 events

1. 2026-06-18
   days on market $185,000 Active 12 DOM
2. 2026-06-17
   days on market $185,000 Active 11 DOM
3. 2026-06-16
   days on market $185,000 Active 10 DOM
4. 2026-06-15
   days on market $185,000 Active 9 DOM
5. 2026-06-14
   days on market $185,000 Active 7 DOM
6. 2026-06-13
   days on market $185,000 Active 6 DOM
7. 2026-06-10
   days on market $185,000 Active 4 DOM
8. 2026-06-09
   days on market $185,000 Active 3 DOM
9. 2026-06-08
   days on market $185,000 Active 2 DOM
10. 2026-06-07
    remarks 531-char remark
11. 2026-06-07
    listed $185,000 Active 1 DOM

ⓘ 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: $4,263 · $355/mo
• Projected year-2 tax: $4,263 · $355/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $26,216
• − Mortgage interest: −$10,363
• − Property taxes: −$4,263
• − Insurance: −$925
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − Depreciation: −$5,382
• Taxable income: $1,089
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $3,619/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): 12,398

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 (65%)
• Race & ethnicity: Black 65% White 23% Hispanic / Latino 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% Tagalog/Filipino 1% Vietnamese 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: ▼ -107.07%
• Current HPI: 171.4951
• 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

1 event — show timeline

• 2026-06-06 Listed $185,000 BBOR

Property tax history

+3.7%/yr

Latest (2025): $4,263 · +2.4% YoY. Source: county tax records.