550 Yorktown Ln · Beaumont, TX 77707

$140,000

2 bd · 2.0 ba · 1,112 sqft · Condo public records · 42 Days on market

Built 1978 $126/sqft · 14% below area Est $162k · 14% 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 +17.7/30.0
• ARV discount +13.7/15.0
• DSCR +5.5/10.0
• 1% rule +4.9/10.0
• 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 MLS

Very nice 2 bdrm/2 bath/and roomy rear-access 2 car garage in Manion Place. This townhome offers efficient, yet spacious living. Features both formal living-dining room combo with a nice wood burning fireplace, plus an extra den for extra living space. The kitchen is updated and includes the refrigerator, stove, microwave, and dishwasher, and an eat-in breakfast room. Large master with walk-in closet and en-suite bath. A hobby room with extra storage has been added right off the master. Second bedroom also roomy with large closet. Guest bath conveniently located at end of hallway. Laundry hookups in the garage. HOA fees only $55/mo! Call to see today!!

Key facts

• Newer roof
• Flex room
• Cozy fireplace

Tags

• NEWER ROOF
• COZY FIREPLACE
• FLEX ROOM
• OPEN LIVING AND DINING AREAS

Property features AI

Finance

• Other: Annual taxes listed (historical data available)
• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential condo/townhouse
• Construction: Brick veneer exterior; Slab foundation
• Exterior features: Located in the Manion Pl. Twhs subdivision; Lot approximately 0.07 acres

Interior

• Kitchen: Dishwasher, Refrigerator, Microwave, Disposal
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Wood-burning fireplace; Dishwasher, Refrigerator, Microwave, Disposal

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/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 $138k (1.2% below list).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: 151 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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

• 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
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. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 8.4

CMA / ARV

• ARV (median comp): $162,401
• List price: $140,000
• Delta: -13.79%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-15,555
• Equity at exit: $20,874

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-4,280
• Equity at exit: $12,105

Cash invested: $39,200 (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 77707

• Active inventory: 151
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$734
• Tax from tax record: −$189 /mo · $2,271/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $112

Break-even live

Break-even rent $1,243

Max offer price $140,000

Occupancy floor 87%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
551 Georgetown St Beaumont, TX	2.0	1.5	1317	$1,300	$0.99	43d	1	0.09mi
745 Jeny Ln Beaumont, TX	3.0	1.0	1008	$1,190	$1.18	23d	1	0.27mi
85 E Caldwood Dr Beaumont, TX	2.0	1.5	1330	$1,223	$0.92	43d	2	0.63mi
85 E Caldwood Dr #6 Beaumont, TX	2.0	1.5	1331	$1,250	$0.94	23d	1	0.63mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$2,250	$1.88	23d	1	0.66mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$1,850	$1.54	21d	1	0.66mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	21d	1	0.71mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	13d	10	0.78mi
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	13d	9	0.82mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	43d	1	0.86mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	21d	1	0.91mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	43d	1	0.92mi
1425 Washington Village Pkwy Beaumont, TX	1.0–2.0	1.0	861	$1,065	$1.24	13d	1	1.01mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	43d	1	1.06mi
565 25th St Beaumont, TX	2.0	2.0	1128	$1,650	$1.46	13d	1	1.28mi
565 24th St Beaumont, TX	2.0	1.0	849	$1,125	$1.33	43d	1	1.30mi
3720 Laurel Ave Unit Laurel Ave unit 12 Beaumont, TX	2.0	1.5	1188	$1,095	$0.92	23d	1	1.33mi
3720 Laurel St #6 Beaumont, TX	2.0	1.5	1152	$1,095	$0.95	13d	1	1.34mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $140,000 Active 42 DOM
2. 2026-06-17
   days on market $140,000 Active 41 DOM
3. 2026-06-16
   days on market $140,000 Active 40 DOM
4. 2026-06-15
   days on market $140,000 Active 39 DOM
5. 2026-06-14
   days on market $140,000 Active 37 DOM
6. 2026-06-13
   days on market $140,000 Active 36 DOM
7. 2026-06-10
   days on market $140,000 Active 34 DOM
8. 2026-06-09
   days on market $140,000 Active 33 DOM
9. 2026-06-08
   days on market $140,000 Active 32 DOM
10. 2026-06-07
    days on market $140,000 Active 31 DOM
11. 2026-06-03
    days on market $140,000 Active 27 DOM
12. 2026-06-02
    days on market $140,000 Active 26 DOM
13. 2026-06-01
    days on market $140,000 Active 25 DOM
14. 2026-05-31
    days on market $140,000 Active 24 DOM
15. 2026-05-30
    days on market $140,000 Active 23 DOM
16. 2026-05-08
    listed $140,000 Active 768-char remark
17. 2017-04-11
    soldstatus
18. 2017-04-10
    soldstatus 660-char remark

    Show marketing remark (660 chars)

    Very nice 2 bdrm/2 bath/and roomy rear-access 2 car garage in Manion Place. This townhome offers efficient, yet spacious living. Features both formal living-dining room combo with a nice wood burning fireplace, plus an extra den for extra living space. The kitchen is updated and includes the refrigerator, stove, microwave, and dishwasher, and an eat-in breakfast room. Large master with walk-in closet and en-suite bath. A hobby room with extra storage has been added right off the master. Second bedroom also roomy with large closet. Guest bath conveniently located at end of hallway. Laundry hookups in the garage. HOA fees only $55/mo! Call to see today!!

19. 2017-03-15
    listed $80,000 660-char remark

    Show marketing remark (660 chars)

    Very nice 2 bdrm/2 bath/and roomy rear-access 2 car garage in Manion Place. This townhome offers efficient, yet spacious living. Features both formal living-dining room combo with a nice wood burning fireplace, plus an extra den for extra living space. The kitchen is updated and includes the refrigerator, stove, microwave, and dishwasher, and an eat-in breakfast room. Large master with walk-in closet and en-suite bath. A hobby room with extra storage has been added right off the master. Second bedroom also roomy with large closet. Guest bath conveniently located at end of hallway. Laundry hookups in the garage. HOA fees only $55/mo! Call to see today!!

20. 2006-12-07
    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: $2,271 · $189/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$291/yr (+$24/mo · 12.8%)

ⓘ 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 · 24% 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: $16,606
• − Mortgage interest: −$7,842
• − Property taxes: −$2,271
• − Insurance: −$700
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$4,073
• Taxable loss: −$936
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $1,563/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): 18,323
• Household income: $69,756
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 596.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 40% White 28% Hispanic / Latino 23% Two or more races 18% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Italian 1% Romanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 75% English-only · Spanish 19% Vietnamese 3% Other Indo-European 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: ▼ -163.16%
• Current HPI: 167.8109
• Rent YoY: —
• 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

+75.0% since first listed

5 events — show timeline

• 2026-05-08 Listed $140,000 BBOR
• 2017-04-11 Sold (Public Records) — Public Records
• 2017-04-10 Sold (MLS) — BBOR
• 2017-03-15 Listed $80,000 BBOR
• 2006-12-07 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,271 · -0.8% YoY. Source: county tax records.