11395 N Canal Ln · Beaumont, TX 77657

$167,900

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 51 Days on market

Built 2023 Good condition 0.36 ac lot

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Why this score? — see what drove the C+ 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fresh and move-in ready, this 1,577 sq ft single-family mobile home sits on a quiet dead-end street and offers a well-designed split floor plan with 3 bedrooms and 2 bathrooms. The spacious primary suite features double sinks, while the home also includes large closets, a walk-in pantry, and a kitchen island perfect for everyday living and entertaining. Durable laminate flooring runs throughout, adding a clean and modern feel. A great opportunity you don’t want to miss!

Key facts

• Split floor plan
• Kitchen island
• Walk-in pantry

Tags

• SPLIT FLOOR PLAN
• WALK-IN PANTRY
• KITCHEN ISLAND
• DURABLE LAMINATE FLOORING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story; Mobile home on land; Residential property
• Construction: Vinyl siding
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $163k (3.0% 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.
• Lumberton ISD (suburban): math 48% / reading 50% proficiency, ranked #173 of 826 in TX (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 318 active listings in the ZIP; solid renter incomes; 358 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $162,863 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,388
• Equity at exit: $25,034

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $27,592
• Equity at exit: $14,517

Cash invested: $47,012 (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 77657

• Active inventory: 318
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,792 medium
• Mortgage (P&I): −$880
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $375

Break-even live

Break-even rent $1,318

Max offer price $167,900

Occupancy floor 74%

Sensitivity live

Price	-10% $470	-5% $422	+0% $375	+5% $327	+10% $280
Rent	-10% $233	-5% $304	+0% $375	+5% $445	+10% $516
Rate	-1.0pp $459	-0.5pp $417	base $375	+0.5pp $331	+1.0pp $287

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: $41,975
• Closing costs: $5,037
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $167,900 Active 51 DOM
2. 2026-06-17
   days on market $167,900 Active 50 DOM
3. 2026-06-16
   days on market $167,900 Active 49 DOM
4. 2026-06-15
   days on market $167,900 Active 48 DOM
5. 2026-06-14
   days on market $167,900 Active 46 DOM
6. 2026-06-10
   days on market $167,900 Active 43 DOM
7. 2026-06-09
   days on market $167,900 Active 42 DOM
8. 2026-06-08
   days on market $167,900 Active 41 DOM
9. 2026-06-07
   days on market $167,900 Active 40 DOM
10. 2026-06-05
    days on market $167,900 Active 37 DOM
11. 2026-06-03
    days on market $167,900 Active 36 DOM
12. 2026-06-02
    days on market $167,900 Active 35 DOM
13. 2026-06-01
    days on market $167,900 Active 34 DOM
14. 2026-05-31
    days on market $167,900 Active 33 DOM
15. 2026-05-30
    days on market $167,900 Active 32 DOM
16. 2026-04-28
    listed $167,900 Active 480-char remark
17. 2025-07-09
    price $167,900
18. 2024-06-26
    listed $169,000 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: $1,087 · $91/mo
• Projected year-2 tax: $3,073 · $256/mo
• Expected delta: +$1,986/yr (+$165/mo · 182.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,505
• − Mortgage interest: −$9,405
• − Property taxes: −$1,087
• − Insurance: −$840
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$4,884
• Taxable income: $1,848
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $4,053/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready mobile home offers a good condition with modern finishes and a spacious floor plan. It has potential for further value enhancement through minor cosmetic updates and landscaping improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping and trimming the yard — A well-maintained yard can improve curb appeal and attract potential buyers/tenants.
• Both Reorganizing the kitchen and bathroom — A tidy and organized space can make the home more appealing to buyers/tenants.
• Both Adding decorative elements to the kitchen and bathroom — Decorative elements can make the spaces more inviting and attractive to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping and trimming the yard — A well-maintained yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both Reorganizing the kitchen and bathroom — A tidy and organized space can make the home more appealing to buyers/tenants. ↑
• Both Adding decorative elements to the kitchen and bathroom — Decorative elements can make the spaces more inviting and attractive to potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lumberton ISD
• NCES district ID: 4813530
• Math proficiency: 48% ▼ -5.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $62,996
• Composite: 43.2/100
• National rank: #3063
• State rank: #173 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

• County: Hardin County · 39,783 people
• City population: 125,901
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,258
• Household income: $95,718
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 147.0

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 57,780 people
• By 2030: 58,296 · +0.9%
• By 2040: 58,421 · +1.1%
• By 2050: 57,391 · -0.7%
• By 2075: 53,132 · -8.0%
• By 2100: 44,905 · -22.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 10% Serbian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+75.8) · D 11.9% · R 87.7%
• 2008→2024 swing: -14.6pp toward R · 2008: -61.2pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+73.8 2016: R+73.9 2012: R+67.6 2008: R+61.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -160.56%
• Current HPI: 156.2265
• 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

-0.7% since first listed

3 events — show timeline

• 2026-04-28 Listed $167,900 BBOR
• 2025-07-09 Price Changed $167,900 BBOR
• 2024-06-26 Listed $169,000 BBOR