3065 Minglewood Dr · Beaumont, TX 77703

$119,900

3 bd · 1.0 ba · 1,549 sqft · SingleFamily public records · 40 Days on market

Built 1962 0.25 ac lot $77/sqft · 18% below area Est $146k · 18% under ↓ 16% 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 +23.6/30.0
• ARV discount +15.0/15.0
• Appreciation +7.7/10.0
• DSCR +7.6/10.0
• 1% rule +7.5/10.0
• 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

Come check out this affordable home situated on a large lot and the lot to the left and behind the residence (Combest Park) is owned by the city of Beaumont. Just seconds away from access to SH 69 and I 10 and minutes from the Parkdale Mall area and several other major businesses and venues in Beaumont.

Key facts

• 0.25 acre lot
• 2 garage spots
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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, 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $1,497/mo this rent would consume 56% 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 ($829 loan paydown + $7k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: moderate 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.25% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 6.7

CMA / ARV

• ARV (median comp): $146,073
• List price: $119,900
• Delta: -17.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2740 Lakeview Cir	0.29mi	3/2.0	1,572 (+2%)	4mo	$79,999	$51	77
3025 19th St	0.32mi	3/3.0	1,440 (-7%)	11mo	$130,000	$90	56
4080 Diane Dr	0.73mi	4/2.0 (+1)	1,687 (+9%)	3mo	$154,900	$92	40
4090 Woodlawn St	0.58mi	3/2.0	1,373 (-11%)	15mo	$104,000	$76	37

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: 20.8%
• Equity multiple: 2.34×
• Total profit: $45,154
• Equity at exit: $71,138

10-year hold

• IRR: 20.3%
• Equity multiple: 4.66×
• Total profit: $122,923
• Equity at exit: $125,498

Cash invested: $33,572 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,497 high
• Mortgage (P&I): −$629
• Tax from tax record: −$278 /mo · $3,332/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $226

Break-even live

Break-even rent $1,211

Max offer price $119,900

Occupancy floor 80%

Sensitivity live

Price	-10% $294	-5% $260	+0% $226	+5% $192	+10% $158
Rent	-10% $108	-5% $167	+0% $226	+5% $286	+10% $345
Rate	-1.0pp $287	-0.5pp $257	base $226	+0.5pp $195	+1.0pp $164

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3085 S Willowood Ln Beaumont, TX	3.0	1.0	1533	$1,400	$0.91	15d	1	0.09mi
3825 Hyde Park Row Beaumont, TX	3.0	2.0	1271	$1,550	$1.22	45d	1	0.63mi
2570 Sweetgum Ln Beaumont, TX	1.0–2.0	1.0–1.5	876	$1,599	$1.82	15d	15	0.68mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$999	$1.10	15d	9	0.69mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	15d	1	0.71mi
3435 Kenwood Dr Beaumont, TX	4.0	2.0	2200	$2,500	$1.14	45d	1	0.71mi
4325 Woodlawn St Beaumont, TX	2.0	1.0	1150	$1,000	$0.87	15d	1	0.71mi
3450 Durwood Dr Beaumont, TX	3.0	2.0	1952	$2,195	$1.12	45d	1	0.76mi
2023 Delaware St Beaumont, TX	3.0	1.0	1180	$1,300	$1.10	45d	1	0.89mi
2020 Cottonwood St Beaumont, TX	2.0–4.0	1.0	928	$1,238	$1.33	15d	9	0.93mi
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	24d	1	0.96mi
2525 Louisiana St Beaumont, TX	2.0	1.0	1516	$1,485	$0.98	24d	1	0.97mi
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	24d	1	1.09mi
2640 Harrison Ave Beaumont, TX	3.0	1.0	1158	$1,295	$1.12	24d	1	1.22mi
2565 Harrison Ave Beaumont, TX	3.0	2.0	1789	$2,150	$1.20	45d	1	1.27mi
3910 Treadway Rd Beaumont, TX	2.0–3.0	1.0–1.5	1019	$1,849	$1.81	15d	10	1.29mi
2260 Ashley St Beaumont, TX	3.0	2.0	1471	$1,595	$1.08	15d	1	1.30mi
2290 Long Ave Unit 05 Beaumont, TX	2.0	1.0	1055	$950	$0.90	24d	1	1.34mi
1420 Liveoak St Beaumont, TX	3.0	2.0	1760	$1,695	$0.96	24d	1	1.39mi

Listing history 15 events

1. 2026-06-07
   status $119,900 Pending 40 DOM
2. 2026-06-03
   days on market $119,900 Active 40 DOM
3. 2026-06-02
   days on market $119,900 Active 39 DOM
4. 2026-06-01
   days on market $119,900 Active 38 DOM
5. 2026-06-01
   remarks 334-char remark
6. 2026-06-01
   price $119,900 Active 37 DOM
7. 2026-05-31
   days on market $134,900 Active 37 DOM
8. 2026-05-30
   days on market $134,900 Active 36 DOM
9. 2026-05-06
   status Active 304-char remark

   Show marketing remark (304 chars)

   Come check out this affordable home situated on a large lot and the lot to the left and behind the residence (Combest Park) is owned by the city of Beaumont. Just seconds away from access to SH 69 and I 10 and minutes from the Parkdale Mall area and several other major businesses and venues in Beaumont.

10. 2026-05-06
    price $134,900 304-char remark

    Show marketing remark (304 chars)

    Come check out this affordable home situated on a large lot and the lot to the left and behind the residence (Combest Park) is owned by the city of Beaumont. Just seconds away from access to SH 69 and I 10 and minutes from the Parkdale Mall area and several other major businesses and venues in Beaumont.

11. 2026-04-29
    status Pending 304-char remark

    Show marketing remark (304 chars)

    Come check out this affordable home situated on a large lot and the lot to the left and behind the residence (Combest Park) is owned by the city of Beaumont. Just seconds away from access to SH 69 and I 10 and minutes from the Parkdale Mall area and several other major businesses and venues in Beaumont.

12. 2026-04-17
    listed $149,900 Active 304-char remark

    Show marketing remark (304 chars)

    Come check out this affordable home situated on a large lot and the lot to the left and behind the residence (Combest Park) is owned by the city of Beaumont. Just seconds away from access to SH 69 and I 10 and minutes from the Parkdale Mall area and several other major businesses and venues in Beaumont.

13. 2026-04-06
    historical
14. 2026-03-18
    price $155,000
15. 2026-02-17
    listed $160,000 Active

ⓘ 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: $3,332 · $278/mo
• Projected year-2 tax: $3,332 · $278/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 5/10 Major FEMA zone X · 47% 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: $17,966
• − Mortgage interest: −$6,716
• − Property taxes: −$3,332
• − Insurance: −$600
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$3,488
• Taxable income: $956
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $2,487/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

-15.7% since first listed

7 events — show timeline

• 2026-05-06 Relisted — BBOR
• 2026-05-06 Price Changed $134,900 BBOR
• 2026-04-29 Pending — BBOR
• 2026-04-17 Listed $149,900 BBOR
• 2026-04-06 Listing Removed — HARMLS
• 2026-03-18 Price Changed $155,000 HARMLS
• 2026-02-17 Listed $160,000 HARMLS

Property tax history

+3.9%/yr

Latest (2025): $3,332 · +9.1% YoY. Source: county tax records.