2180 Tyler St · Beaumont, TX 77703

$74,500

4 bd · 2.0 ba · 2,740 sqft · SingleFamily public records · 115 Days on market

Built 1962 Fair condition 1.25 ac lot 2-car garage $27/sqft · 61% below area

---

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
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.8/10.0

Listing remarks

4/2/2 home "as is"

Key facts

• 1.25 acre lot
• 2 garage spots
• Listed 114 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $74k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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, 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: Martin El (math 3% / reading 6%, grade F, #4,322 of 4,322 statewide, top 100%, 486 students, 97% FRL); Smith Middle (math 4% / reading 8%, grade F, #1,659 of 1,662 statewide, top 100%, 475 students, 90% FRL, charter) — zoned schools average 94% FRL vs 69% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 5% at this address vs 18% district-wide (-13 pts) — the specific schools serving this property underperform the Beaumont ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 135 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $1,566/mo this rent would consume 59% of the median local household income ($32k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($515 loan paydown + $4k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $67,795 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
10. 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.
11. 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: 2.10% ✓
• Cap rate: 16.63%
• Cash-on-cash: 36.90%
• DSCR: 2.64
• GRM: 4.0

CMA / ARV

• ARV (median comp): $191,172
• List price: $74,500
• Delta: -61.03%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2630 Evalon St	2.20mi	4/2.5	2,553 (-7%)	7mo	$189,900	$74	46
4620 Reagan St	2.17mi	4/2.0	2,236 (-18%)	8mo	$285,000	$127	34
4455 Arthur St	1.95mi	4/2.5	2,257 (-18%)	7mo	$290,000	$128	32
3250 Minglewood Dr	1.22mi	3/2.0 (-1)	1,959 (-28%)	6mo	$214,500	$109	30
4310 Thomas Ln	2.01mi	3/2.5 (-1)	2,414 (-12%)	14mo	$375,000	$155	26
4370 Thomas Ln	2.05mi	3/2.0 (-1)	2,318 (-15%)	11mo	$385,000	$166	26
1520 Crawford St	2.10mi	3/2.0 (-1)	1,970 (-28%)	11mo	$179,000	$91	26
1510 Crawford St	2.12mi	3/2.0 (-1)	2,012 (-27%)	12mo	$245,000	$122	25
4345 Treadway Rd	1.76mi	5/3.0 (+1)	2,172 (-21%)	7mo	$149,900	$69	25
3185 Delaware St	1.42mi	2/2.0 (-2)	1,920 (-30%)	12mo	$166,500	$87	20
6720 Rachel Ln	1.57mi	4/3.0	2,173 (-21%)	19mo	$332,075	$153	20
4425 Thomas Gln	2.18mi	3/4.0 (-1)	3,254 (+19%)	15mo	$429,900	$132	15

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.2%
• Equity multiple: 3.87×
• Total profit: $59,967
• Equity at exit: $44,201

10-year hold

• IRR: 43.7%
• Equity multiple: 7.96×
• Total profit: $145,283
• Equity at exit: $77,978

Cash invested: $20,860 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $119,500 ($51/sqft)
• Median days on market: 96 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +35.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77703

• Home prices YoY: 3.7%
• Active inventory: 135
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$391
• Tax from tax record: −$174 /mo · $2,086/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $642

Break-even live

Break-even rent $754

Max offer price $74,500

Occupancy floor 54%

Sensitivity live

Price	-10% $684	-5% $663	+0% $642	+5% $620	+10% $599
Rent	-10% $518	-5% $580	+0% $642	+5% $703	+10% $765
Rate	-1.0pp $679	-0.5pp $660	base $642	+0.5pp $622	+1.0pp $603

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: $18,625
• Closing costs: $2,235
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2255 E Lucas Dr Beaumont, TX	3.0	2.0	2080	$1,500	$0.72	0d	1	0.09mi
2650 E Lucas Dr Beaumont, TX	3.0	1.0	1858	$1,300	$0.70	2d	1	0.45mi
3710 Perth Pl Beaumont, TX	3.0	2.0	1789	$1,700	$0.95	0d	1	1.35mi
3710 Perth Pl Beaumont, TX	3.0	2.0	1789	$1,700	$0.95	10d	1	1.35mi
5480 Thames Dr Beaumont, TX	3.0	1.0	1780	$1,496	$0.84	10d	1	1.42mi
2780 Denver St Beaumont, TX	4.0	2.0	1769	$1,500	$0.85	51d	1	1.46mi

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential property
• Construction: Frame constructionComposition roofSlab foundationBuilt on 1.25 acres
• Exterior features: PatioPublicly maintained road frontage

Interior

• Kitchen: Gas cooktop
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: PantryWood-burning fireplace

Listing history 50 events

1. 2026-11-08
   days on market $74,500 Active 115 DOM
2. 2026-11-07
   days on market $74,500 Active 114 DOM
3. 2026-11-06
   days on market $74,500 Active 113 DOM
4. 2026-11-05
   days on market $74,500 Active 112 DOM
5. 2026-11-04
   days on market $74,500 Active 111 DOM
6. 2026-11-02
   days on market $74,500 Active 109 DOM
7. 2026-11-01
   days on market $74,500 Active 108 DOM
8. 2026-10-31
   days on market $74,500 Active 107 DOM
9. 2026-10-30
   days on market $74,500 Active 106 DOM
10. 2026-10-29
    days on market $74,500 Active 105 DOM
11. 2026-10-28
    days on market $74,500 Active 104 DOM
12. 2026-10-27
    days on market $74,500 Active 103 DOM
13. 2026-10-26
    days on market $74,500 Active 102 DOM
14. 2026-10-26
    days on market $74,500 Active 101 DOM
15. 2026-10-24
    days on market $74,500 Active 100 DOM
16. 2026-10-23
    days on market $74,500 Active 99 DOM
17. 2026-10-22
    days on market $74,500 Active 98 DOM
18. 2026-10-21
    days on market $74,500 Active 97 DOM
19. 2026-10-20
    days on market $74,500 Active 96 DOM
20. 2026-10-19
    days on market $74,500 Active 95 DOM
21. 2026-10-18
    days on market $74,500 Active 94 DOM
22. 2026-10-17
    days on market $74,500 Active 93 DOM
23. 2026-10-16
    days on market $74,500 Active 92 DOM
24. 2026-10-15
    days on market $74,500 Active 91 DOM
25. 2026-10-14
    days on market $74,500 Active 90 DOM
26. 2026-10-13
    days on market $74,500 Active 89 DOM
27. 2026-10-12
    days on market $74,500 Active 88 DOM
28. 2026-10-11
    days on market $74,500 Active 87 DOM
29. 2026-10-10
    days on market $74,500 Active 86 DOM
30. 2026-10-09
    days on market $74,500 Active 85 DOM
31. 2026-10-08
    days on market $74,500 Active 84 DOM
32. 2026-10-07
    days on market $74,500 Active 83 DOM
33. 2026-10-06
    days on market $74,500 Active 82 DOM
34. 2026-10-05
    days on market $74,500 Active 81 DOM
35. 2026-10-04
    days on market $74,500 Active 80 DOM
36. 2026-10-04
    days on market $74,500 Active 79 DOM
37. 2026-10-02
    days on market $74,500 Active 78 DOM
38. 2026-10-01
    days on market $74,500 Active 77 DOM
39. 2026-09-30
    days on market $74,500 Active 76 DOM
40. 2026-09-29
    days on market $74,500 Active 75 DOM
41. 2026-09-28
    days on market $74,500 Active 74 DOM
42. 2026-09-27
    days on market $74,500 Active 73 DOM
43. 2026-09-26
    days on market $74,500 Active 72 DOM
44. 2026-09-25
    days on market $74,500 Active 71 DOM
45. 2026-09-24
    days on market $74,500 Active 70 DOM
46. 2026-09-23
    days on market $74,500 Active 69 DOM
47. 2026-09-22
    days on market $74,500 Active 68 DOM
48. 2026-09-21
    days on market $74,500 Active 67 DOM
49. 2026-09-20
    days on market $74,500 Active 66 DOM
50. 2026-09-19
    days on market $74,500 Active 65 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: $2,086 · $174/mo
• Projected year-2 tax: $2,086 · $174/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $18,791
• − Mortgage interest: −$4,173
• − Property taxes: −$2,086
• − Insurance: −$372
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$2,167
• Taxable income: $6,985
• Est. tax owed @ 24.0%: −$1,677
• After-tax cash flow: $6,022/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab Est. rehab $68,500–$123,300 screening

The home requires significant repairs to the roof and exterior siding, with potential for substantial value increase through these improvements.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $40,500–$122,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Major Windows (windows) — Windows appear to be old and possibly in need of replacement.
• Major Electrical (electrical) — Electrical panel appears old and may need upgrading or replacement.
• Major Plumbing (plumbing) — No visible signs of plumbing issues, but age of the house suggests potential issues.
• Major Exterior (exterior) — Exterior siding appears old and may need repainting or replacement.

Repairs flagged

• Major roof — Significant wear and tear on the roof.
• Moderate exterior siding — Minor damage and discoloration on the siding.

Value-add opportunities

• Both repair roof — A new roof would significantly improve the home's appearance and value. ↑
• Both paint exterior — Fresh paint would enhance the home's curb appeal and value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 8/100

Zoned Schools

Elementary Martin El F TX #4,322/4,322 Nat'l #41,212/41,679 Middle Smith Middle F TX #1,659/1,662 Nat'l #13,784/14,009 High Beaumont United H S F TX #1,554/1,632 Nat'l #15,857/17,239

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

C Composite livability gradescore 64/100

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 · 259,015 people
• City population: 125,901
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 11,004
• Household income: $31,803
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 11% of renters

---

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 (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 31% Two or more races 7% White 5%
• Hispanic origin (detail): Mexican 25%
• Languages at home: 70% English-only · Spanish 29% French/Haitian/Cajun 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: ▲ 5.43%
• Current HPI: 151.9888
• 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

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential property
• Construction: Frame constructionComposition roofSlab foundationBuilt on 1.25 acres
• Exterior features: PatioPublicly maintained road frontage

Interior

• Kitchen: Gas cooktop
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: PantryWood-burning fireplace

Price history

+0.0% since first listed

3 events — show timeline

• 2026-07-09 Listed $99,900 BBOR
• 2026-03-06 Price Changed $65,000 BBOR
• 2025-07-17 Price Changed $99,900 BBOR

Property tax history

+0.9%/yr

Latest (2025): $2,086 · -13.2% YoY. Source: county tax records.