540 E Gill St · Beaumont, TX 77703

$114,000

2 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 111 Days on market

Built 2016 8,276 sqft lot $88/sqft · at area comps Est $117k · at est. ↓ 8% since listing

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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 +16.3/30.0
• ARV discount +8.5/15.0
• Appreciation +7.7/10.0
• 1% rule +5.8/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

2 Bed 2 Bath Beauty ready for it's new owner! Laminate flooring in main areas, cozy carpeted bedrooms, stainless steel kitchen appliances, breakfast bar, separate dining space, indoor laundry & a spacious backyard with storage shed. Priced to sell!

Key facts

• Laminate flooring
• Spacious backyard
• Storage shed

Tags

• LAMINATE FLOORING
• BREAKFAST BAR
• SEPARATE DINING SPACE
• INDOOR LAUNDRY
• SPACIOUS BACKYARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $62 ($750/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $104k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: 80 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $1,232/mo this rent would consume 47% of the median local household income ($32k/yr) (locally 657% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($788 loan paydown + $6k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($104k) 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 $103,740 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.08% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 7.7

CMA / ARV

• ARV (median comp): $116,568
• List price: $114,000
• Delta: -2.20%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3565 West Ave	0.70mi	2/2.0	1,293 (-0%)	3mo	$116,995	$90	64
3130 Pine St	0.55mi	3/1.5 (+1)	1,448 (+11%)	18mo	$23,000	$16	33

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: 16.0%
• Equity multiple: 2.04×
• Total profit: $33,201
• Equity at exit: $67,637

10-year hold

• IRR: 16.2%
• Equity multiple: 4.00×
• Total profit: $95,866
• Equity at exit: $119,322

Cash invested: $31,920 (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 77703

• Home prices YoY: 3.7%
• Active inventory: 80
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$598
• Tax from tax record: −$266 /mo · $3,189/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $62

Break-even live

Break-even rent $1,153

Max offer price $114,000

Occupancy floor 90%

Sensitivity live

Price	-10% $127	-5% $95	+0% $62	+5% $30	+10% $-2
Rent	-10% $-35	-5% $14	+0% $62	+5% $111	+10% $160
Rate	-1.0pp $120	-0.5pp $91	base $62	+0.5pp $33	+1.0pp $3

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2023 Delaware St Beaumont, TX	3.0	1.0	1180	$1,300	$1.10	44d	1	1.14mi
1420 Liveoak St Beaumont, TX	3.0	2.0	1760	$1,695	$0.96	24d	1	1.27mi
2450 N Lynwood Dr Beaumont, TX	3.0	1.0	1015	$1,175	$1.16	24d	1	1.31mi
2530 Pierce St Beaumont, TX	2.0	1.0	950	$1,000	$1.05	44d	1	1.37mi
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	24d	1	1.37mi
2550 Pierce St Beaumont, TX	2.0	1.0	1044	$1,050	$1.01	44d	1	1.38mi
2020 Cottonwood St Beaumont, TX	2.0–4.0	1.0	928	$1,123	$1.21	14d	9	1.49mi

Listing history 18 events

1. 2026-06-18
   status $114,000 Pending 111 DOM
2. 2026-06-18
   days on market $114,000 Active 111 DOM
3. 2026-06-17
   days on market $114,000 Active 110 DOM
4. 2026-06-16
   days on market $114,000 Active 109 DOM
5. 2026-06-15
   days on market $114,000 Active 108 DOM
6. 2026-06-14
   days on market $114,000 Active 106 DOM
7. 2026-06-13
   pricedays on market $114,000 Active 105 DOM
8. 2026-06-10
   days on market $119,900 Active 103 DOM
9. 2026-06-09
   days on market $119,900 Active 102 DOM
10. 2026-06-08
    days on market $119,900 Active 101 DOM
11. 2026-06-07
    days on market $119,900 Active 100 DOM
12. 2026-06-03
    days on market $119,900 Active 96 DOM
13. 2026-06-02
    days on market $119,900 Active 95 DOM
14. 2026-06-01
    days on market $119,900 Active 94 DOM
15. 2026-05-31
    days on market $119,900 Active 93 DOM
16. 2026-05-30
    days on market $119,900 Active 92 DOM
17. 2026-03-30
    price $119,900 254-char remark

    Show marketing remark (254 chars)

    2 Bed 2 Bath Beauty ready for it's new owner! Laminate flooring in main areas, cozy carpeted bedrooms, stainless steel kitchen appliances, breakfast bar, separate dining space, indoor laundry & a spacious backyard with storage shed. Priced to sell!

18. 2026-02-27
    listed $130,000 Active 254-char remark

    Show marketing remark (254 chars)

    2 Bed 2 Bath Beauty ready for it's new owner! Laminate flooring in main areas, cozy carpeted bedrooms, stainless steel kitchen appliances, breakfast bar, separate dining space, indoor laundry & a spacious backyard with storage shed. Priced to sell!

ⓘ 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: $3,189 · $266/mo
• Projected year-2 tax: $3,189 · $266/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $14,789
• − Mortgage interest: −$6,386
• − Property taxes: −$3,189
• − Insurance: −$570
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$3,316
• Taxable loss: −$1,039
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $999/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): 11,004
• Household income: $31,803
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 657.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 31% Two or more races 7% White 5%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Serbian 1%
• Foreign-born: 13% · Canada
• 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

Price history

-7.8% since first listed

2 events — show timeline

• 2026-03-30 Price Changed $119,900 BBOR
• 2026-02-27 Listed $130,000 BBOR

Property tax history

+14.7%/yr

Latest (2025): $3,189 · +43.6% YoY. Source: county tax records.