2225 Filmore St · Beaumont, TX 77703

$95,000

4 bd · 2.0 ba · 1,586 sqft · SingleFamily public records · 36 Days on market

Built 1962 6,970 sqft lot $60/sqft · at area comps Est $98k · at est.

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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 +8.9/15.0
• Appreciation +7.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Investor opportunity! 4-bedroom, 1.5-bath home full of character and unique features only found in older homes. Tenant occupied with current rental income of $1,395/month. Great addition to any investment portfolio with strong rental potential and classic charm. Pictures from previous vacancy.

Key facts

• 6,970 sq ft lot
• Garage
• Listed 36 days

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Located in the Pinecrest subdivision
• Construction: Composition roof
• Exterior features: Chain link fencing; Publicly maintained road access

Interior

• Kitchen: Gas cooktop
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Interior features: Gas cooktop

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: 79 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,491/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 $6k of equity ($657 loan paydown + $5k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 36 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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. 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: 1.57% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.13%
• DSCR: 1.98
• GRM: 5.3

CMA / ARV

• ARV (median comp): $98,085
• List price: $95,000
• Delta: -3.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2066 Earl St	0.57mi	3/2.0 (-1)	1,522 (-4%)	5mo	$68,990	$45	58
3405 Elder St	0.63mi	3/2.0 (-1)	1,476 (-7%)	3mo	$99,995	$68	52

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: 33.0%
• Equity multiple: 3.09×
• Total profit: $55,552
• Equity at exit: $56,364

10-year hold

• IRR: 31.1%
• Equity multiple: 6.26×
• Total profit: $139,970
• Equity at exit: $99,435

Cash invested: $26,600 (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: 79
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$498
• Tax from tax record: −$149 /mo · $1,794/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $490

Break-even live

Break-even rent $870

Max offer price $95,000

Occupancy floor 62%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	23d	1	0.35mi
2023 Delaware St Beaumont, TX	3.0	1.0	1180	$1,300	$1.10	43d	1	0.84mi
3255 Charles St Beaumont, TX	3.0	1.0	1396	$1,350	$0.97	43d	1	1.08mi
3085 S Willowood Ln Beaumont, TX	3.0	1.0	1533	$1,400	$0.91	13d	1	1.13mi
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	23d	1	1.24mi
2020 Cottonwood St Beaumont, TX	2.0–4.0	1.0	928	$1,353	$1.46	13d	9	1.28mi
1420 Liveoak St Beaumont, TX	3.0	2.0	1760	$1,695	$0.96	23d	1	1.42mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$999	$1.10	13d	9	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $95,000 Active 36 DOM
2. 2026-06-17
   days on market $95,000 Active 35 DOM
3. 2026-06-16
   days on market $95,000 Active 34 DOM
4. 2026-06-15
   days on market $95,000 Active 33 DOM
5. 2026-06-14
   days on market $95,000 Active 31 DOM
6. 2026-06-13
   days on market $95,000 Active 30 DOM
7. 2026-06-10
   days on market $95,000 Active 28 DOM
8. 2026-06-09
   days on market $95,000 Active 27 DOM
9. 2026-06-08
   days on market $95,000 Active 26 DOM
10. 2026-06-07
    days on market $95,000 Active 25 DOM
11. 2026-06-03
    days on market $95,000 Active 21 DOM
12. 2026-06-02
    days on market $95,000 Active 20 DOM
13. 2026-06-01
    days on market $95,000 Active 19 DOM
14. 2026-05-31
    days on market $95,000 Active 18 DOM
15. 2026-05-30
    days on market $95,000 Active 17 DOM
16. 2026-05-14
    listed $95,000 Active 262-char remark
17. 2025-11-14
    historical $1,395
18. 2025-10-02
    price $1,395
19. 2025-09-20
    listed $1,150
20. 2025-05-28
    historical $1,150
21. 2025-05-01
    listed $1,150
22. 2024-05-03
    historical $1,150
23. 2024-04-28
    historical $1,150
24. 2024-04-28
    listed $1,150
25. 2024-04-16
    listed $1,150
26. 2024-02-27
    historical $1,150
27. 2023-11-04
    listed $1,150

ⓘ 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: $1,794 · $149/mo
• Projected year-2 tax: $1,794 · $149/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 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: $17,889
• − Mortgage interest: −$5,321
• − Property taxes: −$1,794
• − Insurance: −$475
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$2,764
• Taxable income: $4,673
• Est. tax owed @ 24.0%: −$1,122
• After-tax cash flow: $4,764/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

+8160.9% since first listed

12 events — show timeline

• 2026-05-14 Listed $95,000 BBOR
• 2025-11-14 Rental Removed $1,395 BBOR
• 2025-10-02 Price Changed $1,395 BBOR
• 2025-09-20 Listed for Rent $1,150 BBOR
• 2025-05-28 Rental Removed $1,150 BBOR
• 2025-05-01 Listed for Rent $1,150 BBOR
• 2024-05-03 Rental Removed $1,150 APPFOLIO
• 2024-04-28 Rental Removed $1,150 BBOR
• 2024-04-28 Listed for Rent $1,150 APPFOLIO
• 2024-04-16 Listed for Rent $1,150 BBOR
• 2024-02-27 Rental Removed $1,150 BBOR
• 2023-11-04 Listed for Rent $1,150 BBOR

Property tax history

+6.8%/yr

Latest (2025): $1,794 · +6.0% YoY. Source: county tax records.