1780 Euclid St · Beaumont, TX 77705

$33,999

2 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 377 Days on market

Built 1962 9,801 sqft lot $27/sqft · 70% below area ↓ 40% 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 +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER UPPER! This charming single-story home is now available in the Beaumont area. This property is a prime fixer-upper opportunity that offers you plenty of space with two bedrooms, one bathroom, and 1,272 Sq. Ft. that is ready for you to customize it to your personal liking. The family room is a great size and, as you walk through the home, you are able to notice the seamless layout that leads to the kitchen area. The bedrooms are each a great size as well, and in addition, the backyard provides you with ample land space for your pets to roam freely! Great location that is within 5 minutes of Downtown Beaumont! Call us and ask about the Beaumont Investor Package. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home,

Key facts

• Backyard for pets
• Seamless layout
• Ample land space

Tags

• AMPLE LAND SPACE
• GREAT SIZE FAMILY ROOM
• SEAMLESS LAYOUT
• BACKYARD FOR PETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $30k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.2% 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, 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: Pietzsch/Mac Arthur El (math 5% / reading 7%, grade F, #4,315 of 4,322 statewide, top 100%, 1,083 students, 97% FRL) — zoned schools average 97% FRL vs 69% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 18% district-wide (-12 pts) — the specific schools serving this property underperform the Beaumont ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 206 active listings in the ZIP; 24 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 $235 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 377 days — a 12% lower offer ($30k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,919 (12.0% below list)

Questions for the listing agent

1. It's been on market 377 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 3.43% ✓
• Cap rate: 30.25%
• Cash-on-cash: 85.55%
• DSCR: 4.81
• GRM: 2.4

CMA / ARV

• ARV (median comp): $113,584
• List price: $33,999
• Delta: -70.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1445 Elgie St	0.32mi	3/1.0 (+1)	1,264 (-1%)	12mo	$89,900	$71	69
1925 Ollie St	0.36mi	2/1.0	1,184 (-7%)	7mo	$95,999	$81	66
2335 Avenue B	0.64mi	2/1.0	1,284 (+1%)	5mo	$50,000	$39	65
1645 Harriot St	0.13mi	2/2.0	1,456 (+14%)	20mo	$58,000	$40	49
4145 Chaison St	0.74mi	3/2.0 (+1)	1,292 (+2%)	9mo	$59,900	$46	47
4220 Flamingo Ln	0.67mi	3/2.0 (+1)	1,333 (+5%)	8mo	$150,000	$113	45
2580 Hegele St	0.60mi	2/1.0	1,144 (-10%)	16mo	$75,000	$66	42
2020 Hebert St	0.48mi	2/2.0	1,393 (+10%)	20mo	$169,000	$121	41
2215 Blanchette St	0.74mi	2/1.0	1,400 (+10%)	23mo	$95,000	$68	30
3265 Ogden Ave	0.72mi	3/2.0 (+1)	1,434 (+13%)	18mo	$229,900	$160	21

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: 86.0%
• Equity multiple: 4.96×
• Total profit: $37,740
• Equity at exit: $5,069

10-year hold

• IRR: 89.2%
• Equity multiple: 10.31×
• Total profit: $88,615
• Equity at exit: $2,940

Cash invested: $9,520 (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 77705

• Home prices YoY: -29.7%
• Active inventory: 206
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,166 high
• Mortgage (P&I): −$178
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $679

Break-even live

Break-even rent $307

Max offer price $33,999

Occupancy floor 37%

Sensitivity live

Price	-10% $698	-5% $688	+0% $679	+5% $669	+10% $659
Rent	-10% $587	-5% $633	+0% $679	+5% $725	+10% $771
Rate	-1.0pp $696	-0.5pp $687	base $679	+0.5pp $670	+1.0pp $661

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Church St Beaumont, TX	2.0	1.0	1440	$1,100	$0.76	15d	1	0.36mi
1211 Washington Blvd Beaumont, TX	3.0	1.0	1363	$1,200	$0.88	45d	1	0.36mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	45d	1	0.68mi
4285 Chaison St Beaumont, TX	2.0	1.0	904	$850	$0.94	45d	1	0.77mi
2781 Sabine Pass Ave Unit 605 Beaumont, TX	2.0	1.0	1278	$1,025	$0.80	15d	1	0.79mi
1545 Avenue B Beaumont, TX	2.0	1.0	1212	$695	$0.57	45d	1	0.88mi
315 E Pipkin St Beaumont, TX	2.0	1.0	952	$1,000	$1.05	15d	1	1.14mi
1107 Avenue A Unit 1111 Beaumont, TX	2.0	1.0	1012	$995	$0.98	25d	1	1.14mi
1107 Avenue A Unit 1109 Beaumont, TX	2.0	1.0	1012	$995	$0.98	45d	1	1.14mi
4455 S 5th St Beaumont, TX	3.0	2.0	1437	$1,500	$1.04	15d	1	1.20mi
610 Craig St Beaumont, TX	3.0	2.0	1267	$1,995	$1.57	15d	1	1.21mi
450 Jackson St Beaumont, TX	3.0	2.0	1500	$1,500	$1.00	15d	1	1.25mi
690 E Avenue Unit A Beaumont, TX	3.0	1.0	1300	$975	$0.75	15d	1	1.25mi
3255 Waverly St Beaumont, TX	3.0	2.0	1152	$1,600	$1.39	25d	1	1.26mi
365 E Irby St Beaumont, TX	3.0	2.0	1281	$1,495	$1.17	25d	1	1.30mi
4210 Sullivan St Beaumont, TX	3.0	1.0	1540	$1,300	$0.84	45d	1	1.32mi
4020 Howard St Beaumont, TX	3.0	2.0	1300	$975	$0.75	45d	1	1.33mi
655 Adams St Unit 1 Beaumont, TX	2.0	1.0	965	$750	$0.78	15d	1	1.33mi
1275 Doucette St Beaumont, TX	2.0	1.0	1096	$1,250	$1.14	15d	1	1.34mi
4030 Howard St Beaumont, TX	2.0	1.0	1008	$795	$0.79	45d	1	1.34mi
2310 Morrison St Beaumont, TX	3.0	2.0	1528	$1,423	$0.93	15d	1	1.35mi
690 Adams St Unit 206 Beaumont, TX	2.0	1.0	878	$795	$0.91	15d	1	1.37mi
677 E Caston St Beaumont, TX	2.0	1.0	1070	$795	$0.74	45d	1	1.45mi
2450 S 8th St Beaumont, TX	3.0	1.0	940	$1,450	$1.54	15d	1	1.47mi

Listing history 18 events

1. 2026-06-19
   status $33,999 Pending 377 DOM
2. 2026-06-18
   days on market $33,999 Active 377 DOM
3. 2026-06-17
   days on market $33,999 Active 376 DOM
4. 2026-06-16
   days on market $33,999 Active 375 DOM
5. 2026-06-15
   days on market $33,999 Active 374 DOM
6. 2026-06-14
   days on market $33,999 Active 372 DOM
7. 2026-06-13
   days on market $33,999 Active 371 DOM
8. 2026-06-10
   days on market $33,999 Active 369 DOM
9. 2026-06-09
   days on market $33,999 Active 368 DOM
10. 2026-06-08
    days on market $33,999 Active 367 DOM
11. 2026-06-07
    days on market $33,999 Active 366 DOM
12. 2026-06-03
    days on market $33,999 Active 362 DOM
13. 2026-06-02
    days on market $33,999 Active 361 DOM
14. 2026-06-01
    days on market $33,999 Active 360 DOM
15. 2026-05-31
    days on market $33,999 Active 359 DOM
16. 2026-05-30
    days on market $33,999 Active 358 DOM
17. 2026-02-20
    price $33,999 899-char remark

    Show marketing remark (899 chars)

    FIXER UPPER! This charming single-story home is now available in the Beaumont area. This property is a prime fixer-upper opportunity that offers you plenty of space with two bedrooms, one bathroom, and 1,272 Sq. Ft. that is ready for you to customize it to your personal liking. The family room is a great size and, as you walk through the home, you are able to notice the seamless layout that leads to the kitchen area. The bedrooms are each a great size as well, and in addition, the backyard provides you with ample land space for your pets to roam freely! Great location that is within 5 minutes of Downtown Beaumont! Call us and ask about the Beaumont Investor Package. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home,

18. 2025-06-06
    listed $56,999 Active 899-char remark

    Show marketing remark (899 chars)

    FIXER UPPER! This charming single-story home is now available in the Beaumont area. This property is a prime fixer-upper opportunity that offers you plenty of space with two bedrooms, one bathroom, and 1,272 Sq. Ft. that is ready for you to customize it to your personal liking. The family room is a great size and, as you walk through the home, you are able to notice the seamless layout that leads to the kitchen area. The bedrooms are each a great size as well, and in addition, the backyard provides you with ample land space for your pets to roam freely! Great location that is within 5 minutes of Downtown Beaumont! Call us and ask about the Beaumont Investor Package. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home,

ⓘ 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: $603 · $50/mo
• Projected year-2 tax: $622 · $52/mo
• Expected delta: +$19/yr (+$2/mo · 3.2%)

ⓘ 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 · 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: $13,996
• − Mortgage interest: −$1,904
• − Property taxes: −$603
• − Insurance: −$170
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$989
• Taxable income: $8,090
• Est. tax owed @ 24.0%: −$1,942
• After-tax cash flow: $6,203/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): 38,259
• Household income: $54,633
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 776.0

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 0.66)
• Race & ethnicity: Black 46% White 29% Hispanic / Latino 21% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 5% Italian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 18% 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: ▼ -54.76%
• Current HPI: 129.3696
• 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

-40.4% since first listed

2 events — show timeline

• 2026-02-20 Price Changed $33,999 HARMLS
• 2025-06-06 Listed $56,999 HARMLS

Property tax history

-2.7%/yr

Latest (2025): $603 · -70.8% YoY. Source: county tax records.