3040 19th St · Beaumont, TX 77706

$115,000

3 bd · 1.0 ba · 1,378 sqft · SingleFamily public records · 183 Days on market

Built 1962 8,058 sqft lot $83/sqft · 22% below area Est $147k · 22% under

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.9/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Newly painted single-story home in a quiet Beaumont neighborhood. Located just 15 minutes from Lamar University, this home sits near H-E-B, Walmart, restaurants, parks, and major Beaumont conveniences. Enjoy quick access to Downtown Beaumont, medical centers, and I-10 for easy commuting. Spacious layout with potential for updates. Perfect for investment/rental. Motivated seller—don’t miss out!

Key facts

• 8,058 sq ft lot
• Parking
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Rents flat; 258 active listings in the ZIP; 26 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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

• Watch-outs: property tax is 2.7% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.29% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 6.5

CMA / ARV

• ARV (median comp): $146,963
• List price: $115,000
• Delta: -21.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3025 19th St	0.03mi	3/3.0	1,440 (+4%)	11mo	$130,000	$90	74
3085 19th St	0.05mi	4/2.0 (+1)	1,292 (-6%)	22mo	$199,000	$154	60
2740 Lakeview Cir	0.26mi	3/2.0	1,572 (+14%)	4mo	$79,999	$51	57
4090 Woodlawn St	0.72mi	3/2.0	1,373 (-0%)	15mo	$104,000	$76	49
2905 W Lucas Dr	0.66mi	3/2.0	1,328 (-4%)	18mo	$179,900	$135	44
2495 W Lucas Dr	0.62mi	3/2.0	1,279 (-7%)	22mo	$170,000	$133	36
2343 W Lucas Dr	0.64mi	2/2.0 (-1)	1,180 (-14%)	2mo	$89,000	$75	35
2149 Briarcliff Dr	0.54mi	3/1.5	1,584 (+15%)	23mo	$195,000	$123	29

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-9,517
• Equity at exit: $17,147

10-year hold

• IRR: -2.7%
• Equity multiple: 0.84×
• Total profit: $-5,116
• Equity at exit: $9,943

Cash invested: $32,200 (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 77706

• Rents YoY: 0.7%
• Active inventory: 258
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$603
• Tax from tax record: −$256 /mo · $3,067/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $194

Break-even live

Break-even rent $1,232

Max offer price $115,000

Occupancy floor 82%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3825 Hyde Park Row Beaumont, TX	3.0	2.0	1271	$1,550	$1.22	44d	1	0.33mi
3085 S Willowood Ln Beaumont, TX	3.0	1.0	1533	$1,400	$0.91	14d	1	0.39mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	14d	1	0.46mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$999	$1.10	14d	9	0.51mi
4325 Woodlawn St Beaumont, TX	2.0	1.0	1150	$1,000	$0.87	14d	1	0.81mi
1215 Longfellow Dr Beaumont, TX	1.0–2.0	1.0–2.0	834	$1,545	$1.85	14d	15	0.82mi
2570 Sweetgum Ln Beaumont, TX	1.0–2.0	1.0–1.5	876	$1,599	$1.82	14d	15	0.83mi
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	23d	1	1.07mi
2525 Louisiana St Beaumont, TX	2.0	1.0	1516	$1,485	$0.98	23d	1	1.09mi
3910 Treadway Rd Beaumont, TX	2.0–3.0	1.0–1.5	1019	$1,849	$1.81	14d	10	1.10mi
2450 N Lynwood Dr Beaumont, TX	3.0	1.0	1015	$1,175	$1.16	23d	1	1.14mi
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	23d	1	1.18mi
2020 Cottonwood St Beaumont, TX	2.0–4.0	1.0	928	$1,238	$1.33	14d	9	1.19mi
2023 Delaware St Beaumont, TX	3.0	1.0	1180	$1,300	$1.10	44d	1	1.20mi
2550 Pierce St Beaumont, TX	2.0	1.0	1044	$1,050	$1.01	44d	1	1.20mi
2530 Pierce St Beaumont, TX	2.0	1.0	950	$1,000	$1.05	44d	1	1.21mi
4565 Detroit St Beaumont, TX	2.0	1.0	880	$995	$1.13	44d	1	1.25mi
2640 Harrison Ave Beaumont, TX	3.0	1.0	1158	$1,295	$1.12	23d	1	1.26mi
4695 Collier St #8 Beaumont, TX	2.0	1.5	1121	$1,150	$1.03	44d	1	1.33mi
2565 Harrison Ave Beaumont, TX	3.0	2.0	1789	$2,150	$1.20	44d	1	1.33mi
3995 Crow Rd Unit 201 Beaumont, TX	2.0	2.0	1162	$1,550	$1.33	44d	1	1.37mi
3925 Crow Rd Unit 49 Beaumont, TX	2.0	1.5	1306	$1,325	$1.01	44d	1	1.38mi
565 25th St Beaumont, TX	2.0	2.0	1128	$1,650	$1.46	14d	1	1.40mi
4636 Collier St Beaumont, TX	2.0	1.0	969	$1,030	$1.06	44d	1	1.44mi
2260 Ashley St Beaumont, TX	3.0	2.0	1471	$1,595	$1.08	14d	1	1.46mi
2290 Long Ave Unit 05 Beaumont, TX	2.0	1.0	1055	$950	$0.90	23d	1	1.49mi

Listing history 20 events

1. 2026-06-13
   days on market $115,000 Active 183 DOM
2. 2026-06-10
   days on market $115,000 Active 181 DOM
3. 2026-06-09
   days on market $115,000 Active 180 DOM
4. 2026-06-08
   days on market $115,000 Active 179 DOM
5. 2026-06-07
   days on market $115,000 Active 178 DOM
6. 2026-06-03
   days on market $115,000 Active 174 DOM
7. 2026-06-02
   days on market $115,000 Active 173 DOM
8. 2026-06-01
   days on market $115,000 Active 172 DOM
9. 2026-05-31
   days on market $115,000 Active 171 DOM
10. 2026-05-30
    days on market $115,000 Active 170 DOM
11. 2026-03-13
    status Active 426-char remark

    Show marketing remark (426 chars)

    Investor Special! Newly painted single-story home in a quiet Beaumont neighborhood. Located just 15 minutes from Lamar University, this home sits near H-E-B, Walmart, restaurants, parks, and major Beaumont conveniences. Enjoy quick access to Downtown Beaumont, medical centers, and I-10 for easy commuting. Spacious layout with potential for updates. Perfect for investment/rental. Motivated seller—don’t miss out!

12. 2026-03-12
    historical 426-char remark

    Show marketing remark (426 chars)

    Investor Special! Newly painted single-story home in a quiet Beaumont neighborhood. Located just 15 minutes from Lamar University, this home sits near H-E-B, Walmart, restaurants, parks, and major Beaumont conveniences. Enjoy quick access to Downtown Beaumont, medical centers, and I-10 for easy commuting. Spacious layout with potential for updates. Perfect for investment/rental. Motivated seller—don’t miss out!

13. 2025-12-10
    listed $115,000 Active 426-char remark

    Show marketing remark (426 chars)

    Investor Special! Newly painted single-story home in a quiet Beaumont neighborhood. Located just 15 minutes from Lamar University, this home sits near H-E-B, Walmart, restaurants, parks, and major Beaumont conveniences. Enjoy quick access to Downtown Beaumont, medical centers, and I-10 for easy commuting. Spacious layout with potential for updates. Perfect for investment/rental. Motivated seller—don’t miss out!

14. 2024-09-13
    price $115,500
15. 2023-10-04
    historical
16. 2023-05-03
    price $117,000
17. 2023-03-25
    listed $120,000 Active
18. 2018-04-20
    soldstatus
19. 2017-08-11
    soldstatus
20. 2017-08-02
    listed $25,000

ⓘ 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: $3,067 · $256/mo
• Projected year-2 tax: $3,067 · $256/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 8/10 Severe FEMA zone X · 99% 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: $17,734
• − Mortgage interest: −$6,442
• − Property taxes: −$3,067
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,345
• Taxable income: $670
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $2,173/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): 30,393
• Household income: $73,185
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1299.0

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 0.61)
• Race & ethnicity: White 56% Black 24% Hispanic / Latino 13% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Iranian 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 2% German/W. Germanic 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: ▼ -180.53%
• Current HPI: 159.4053
• Rent YoY: ▲ 0.66%
• 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

+360.0% since first listed

10 events — show timeline

• 2026-03-13 Relisted — HARMLS
• 2026-03-12 Listing Removed — HARMLS
• 2025-12-10 Listed $115,000 HARMLS
• 2024-09-13 Price Changed $115,500 BBOR
• 2023-10-04 Listing Removed — HARMLS
• 2023-05-03 Price Changed $117,000 HARMLS
• 2023-03-25 Listed $120,000 HARMLS
• 2018-04-20 Sold (Public Records) — Public Records
• 2017-08-11 Sold (MLS) — BBOR
• 2017-08-02 Listed $25,000 BBOR

Property tax history

+3.6%/yr

Latest (2025): $3,067 · +19.0% YoY. Source: county tax records.