1945 Brooklyn St · Beaumont, TX 77701

$55,000

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 132 Days on market

Built 1962 8,799 sqft lot $53/sqft · 54% below area ↓ 4% 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
• Appreciation +8.1/10.0
• 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

Key facts

• 8,799 sq ft lot
• Built 1962
• Listed 132 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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: 73 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $3k appreciation (6.2% local appreciation)).
• At projected returns (6.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, 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 132 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.93% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.55%
• DSCR: 2.40
• GRM: 4.3

CMA / ARV

• ARV (median comp): $119,496
• List price: $55,000
• Delta: -53.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 Flowers	0.41mi	3/2.0 (+1)	986 (-6%)	4mo	$108,000	$110	59
1195 Madison Ave	0.46mi	3/1.0 (+1)	1,200 (+15%)	3mo	$92,500	$77	46

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.6%
• Equity multiple: 3.76×
• Total profit: $42,546
• Equity at exit: $35,455

10-year hold

• IRR: 39.5%
• Equity multiple: 7.81×
• Total profit: $104,844
• Equity at exit: $65,069

Cash invested: $15,400 (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 77701

• Home prices YoY: 3.8%
• Active inventory: 73
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$288
• Tax from tax record: −$124 /mo · $1,482/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $405

Break-even live

Break-even rent $550

Max offer price $55,000

Occupancy floor 57%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
450 Jackson St Beaumont, TX	3.0	2.0	1500	$1,500	$1.00	14d	1	0.33mi
1275 Doucette St Beaumont, TX	2.0	1.0	1096	$1,250	$1.14	14d	1	0.40mi
2210 Sabine Pass Ave Unit D Beaumont, TX	1.0	1.0	740	$695	$0.94	14d	1	0.43mi
610 Craig St Beaumont, TX	3.0	2.0	1267	$1,995	$1.57	14d	1	0.64mi
2781 Sabine Pass Ave Unit 605 Beaumont, TX	2.0	1.0	1278	$1,025	$0.80	14d	1	0.70mi
2585 Orange Ave Unit 3 Beaumont, TX	2.0	1.0	806	$975	$1.21	14d	1	0.90mi
1294 Cartwright St Unit 1 Beaumont, TX	2.0	1.0	800	$895	$1.12	14d	1	0.90mi
1545 Avenue B Beaumont, TX	2.0	1.0	1212	$695	$0.57	44d	1	0.93mi
2370 Avenue C Unit C Beaumont, TX	1.0	1.0	728	$850	$1.17	23d	1	1.05mi
1211 Washington Blvd Beaumont, TX	3.0	1.0	1363	$1,200	$0.88	44d	1	1.08mi
1107 Avenue A Unit 1111 Beaumont, TX	2.0	1.0	1012	$995	$0.98	23d	1	1.09mi
1107 Avenue A Unit 1109 Beaumont, TX	2.0	1.0	1012	$995	$0.98	44d	1	1.09mi
315 E Pipkin St Beaumont, TX	2.0	1.0	952	$1,000	$1.05	14d	1	1.26mi
1834 Roberts St Beaumont, TX	2.0	1.0	840	$897	$1.07	44d	1	1.28mi
655 Adams St Unit 1 Beaumont, TX	2.0	1.0	965	$750	$0.78	14d	1	1.34mi
690 Adams St Unit 206 Beaumont, TX	2.0	1.0	878	$795	$0.91	14d	1	1.39mi
1417 Church St Beaumont, TX	2.0	1.0	1440	$1,100	$0.76	14d	1	1.44mi
4020 Howard St Beaumont, TX	3.0	2.0	1300	$975	$0.75	44d	1	1.48mi
4024 Howard St Beaumont, TX	1.0	1.0	800	$575	$0.72	14d	1	1.48mi
4030 Howard St Beaumont, TX	2.0	1.0	1008	$795	$0.79	44d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $55,000 Active 132 DOM
2. 2026-06-17
   days on market $55,000 Active 131 DOM
3. 2026-06-16
   days on market $55,000 Active 130 DOM
4. 2026-06-15
   days on market $55,000 Active 129 DOM
5. 2026-06-14
   days on market $55,000 Active 127 DOM
6. 2026-06-13
   days on market $55,000 Active 126 DOM
7. 2026-06-10
   days on market $55,000 Active 124 DOM
8. 2026-06-09
   days on market $55,000 Active 123 DOM
9. 2026-06-08
   days on market $55,000 Active 122 DOM
10. 2026-06-07
    pricedays on market $55,000 Active 121 DOM
11. 2026-06-03
    days on market $62,000 Active 117 DOM
12. 2026-06-02
    days on market $62,000 Active 116 DOM
13. 2026-06-01
    days on market $62,000 Active 115 DOM
14. 2026-05-31
    days on market $62,000 Active 114 DOM
15. 2026-05-30
    days on market $62,000 Active 113 DOM
16. 2026-03-26
    price $62,000
17. 2026-02-06
    listed $64,337 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: $1,482 · $124/mo
• Projected year-2 tax: $1,482 · $124/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 2/10 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: $12,756
• − Mortgage interest: −$3,081
• − Property taxes: −$1,482
• − Insurance: −$275
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$1,600
• Taxable income: $4,277
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $3,833/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): 12,381
• Household income: $49,181
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 516.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 44% Black 44% Two or more races 21% White 8% Asian 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 40% Vietnamese 3%

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: ▲ 6.25%
• Current HPI: 170.1843
• 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

-3.6% since first listed

2 events — show timeline

• 2026-03-26 Price Changed $62,000 HARMLS
• 2026-02-06 Listed $64,337 HARMLS

Property tax history

+7.1%/yr

Latest (2025): $1,482 · +19.0% YoY. Source: county tax records.