2354 Angelina St · Beaumont, TX 77702

$59,900

2 bd · 1.0 ba · 1,501 sqft · SingleFamily public records · 1 Days on market

Built 1962 6,970 sqft lot

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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

BANK OWNED FORECLOSURE. 2/1/1CP COTTAGE HOME LOCATED IN THE HEART OF OLD TOWN; THIS HOME HAS ALL THE CHARACTER AND CHARM THAT WAS SO COMMON WITH COTTAGE HOMES BUILT BACK IN THAT TIME PERIOD INCLUDING ORIGINAL SOLID WOOD FLOORS, TALLER CEILINGS, LARGE BEDROOMS; VERY SPACIOUS KITCHEN / BREAKFAST AREA COMBO FOR THIS PARTICULAR TIME PERIOD HOME WHICH ADDS SOME MODERN CONVENIENCES/FUNCTIONALITY TO GO WITH THE OLD SCHOOL CHARACTER AND CHARM; HOME NEEDS SOME TLC TO GET IT READY TO OCCUPY BUT HAS A TON OF POTENTIAL AS A FANTASTIC RENTAL HOME FOR AN INVESTOR OR AS A FIRST TIME HOMEOWNER READY TO MAKE IT THEIR HOME!

Key facts

• 6,970 sq ft lot
• Parking

Property features AI

Exterior

• Parking: Attached carport; 1 carport space
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property; Located in the Oaks subdivision; Access via public maintained road
• Construction: Frame construction; Composition roof
• Exterior features: Covered patio; Patio; Chain link fencing; Storage structure

Interior

• Kitchen: Dishwasher; Pantry
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Pantry; Dishwasher

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 17.8% 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: 26 active listings in the ZIP; 13 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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• Climate carrying-cost: major flood risk; 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 $59,900

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.33% ✓
• Cap rate: 17.77%
• Cash-on-cash: 40.98%
• DSCR: 2.82
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $139,593
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2320 Rusk St	0.09mi	3/1.5 (+1)	1,620 (+8%)	2mo	$75,000	$46	74
2380 Hazel St	0.61mi	3/2.0 (+1)	1,694 (+13%)	22mo	$157,900	$93	23

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: 37.6%
• Equity multiple: 2.60×
• Total profit: $26,868
• Equity at exit: $8,931

10-year hold

• IRR: 44.2%
• Equity multiple: 5.22×
• Total profit: $70,747
• Equity at exit: $5,179

Cash invested: $16,772 (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 77702

• Home prices YoY: -25.3%
• Active inventory: 26
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$314
• Tax from tax record: −$190 /mo · $2,280/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $573

Break-even live

Break-even rent $670

Max offer price $59,900

Occupancy floor 54%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2565 Harrison Ave Beaumont, TX	3.0	2.0	1789	$2,150	$1.20	44d	1	0.73mi
2290 Long Ave Unit 05 Beaumont, TX	2.0	1.0	1055	$950	$0.90	23d	1	0.76mi
2640 Harrison Ave Beaumont, TX	3.0	1.0	1158	$1,295	$1.12	23d	1	0.81mi
2260 Ashley St Beaumont, TX	3.0	2.0	1471	$1,595	$1.08	14d	1	0.83mi
690 E Avenue Unit A Beaumont, TX	3.0	1.0	1300	$975	$0.75	14d	1	0.87mi
2525 Louisiana St Beaumont, TX	2.0	1.0	1516	$1,485	$0.98	23d	1	1.03mi
355 N 18th St Beaumont, TX	3.0	2.0	1050	$1,395	$1.33	44d	1	1.06mi
3720 Laurel Ave Unit Laurel Ave unit 12 Beaumont, TX	2.0	1.5	1188	$1,095	$0.92	23d	1	1.20mi
3720 Laurel St #6 Beaumont, TX	2.0	1.5	1152	$1,095	$0.95	14d	1	1.21mi
701 Trinity St #450 Beaumont, TX	2.0	2.5	1586	$2,100	$1.32	14d	1	1.28mi
2570 Sweetgum Ln Beaumont, TX	1.0–2.0	1.0–1.5	876	$1,599	$1.82	14d	15	1.32mi
2020 Cottonwood St Beaumont, TX	2.0–4.0	1.0	928	$1,123	$1.21	14d	9	1.48mi
1545 Avenue B Beaumont, TX	2.0	1.0	1212	$695	$0.57	44d	1	1.49mi

Listing history 2 events

1. 2026-06-18
   remarks 613-char remark
2. 2026-06-18
   listed $59,900 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: $2,280 · $190/mo
• Projected year-2 tax: $2,280 · $190/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 6/10 Major FEMA zone X · 72% 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: $16,737
• − Mortgage interest: −$3,355
• − Property taxes: −$2,280
• − Insurance: −$300
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$1,743
• Taxable income: $6,382
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $5,342/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): 3,497

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 0.73)
• Race & ethnicity: Black 31% Hispanic / Latino 30% White 27% Two or more races 18% Asian 8%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 21% · Canada
• Languages at home: 73% English-only · Spanish 25% Arabic 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: ▼ -46.58%
• Current HPI: 137.5454
• 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

• 2026-06-15 Listed $59,900 BBOR

Property tax history

+3.5%/yr

Latest (2025): $2,280 · +11.5% YoY. Source: county tax records.