1960 N Major Dr · Beaumont, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 9/10 · Severe
- Hot days now (above 110°F)
- 7 days/yr
- Hot days in 30 yrs
- 24 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +28.4/30.0
- ARV discount +15.0/15.0
- DSCR +10.0/10.0
- 1% rule +7.7/10.0
- Condition / age +3.8/5.0
- Livability +3.2/5.0
- Schools +2.9/10.0
- Rent growth +2.7/5.0
- Appreciation +0.0/10.0
$169,000
1960 N Major Dr · Beaumont, TX 77713
4 bd · 2.0 ba · 1,344 sqft · SingleFamily
public records
· 298 Days on market
Built 1962
0.26 ac lot
$126/sqft
· 26% below area
Est $229k · 26% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Owner Financing Only! This well-maintained 4-bedroom, 2-bathroom home features fresh paint throughout and a bright, inviting interior. Situated on a large lot, there’s plenty of space both inside and out—including a spacious workshop area perfect for hobbies, projects, or extra storage. Located in the desirable West End, this home offers comfort, functionality, and room to grow.
Key facts
- Large lot
- 0.26 acre lot
- 2 parking spots
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.0-bath single-family listed at $169k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $546 ($7k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $169k).
- Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
- Cap rate 10.2% vs local median 5.2% 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, crime F, amenities 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.
- Zoned schools: Regina Howell El (math 33% / reading 44%, grade F, #1,680 of 4,322 statewide, top 40%, 682 students, 58% FRL); Marshall Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 711 students, 62% FRL); West Brook Sr H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 2,245 students, 58% FRL).
- Market conditions: Rents flat; 313 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
Negotiation context
- It's been on market 298 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts since 3y ago; this cycle's ask has dropped $38k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
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
$148,720
(12.0% below list)
Questions for the listing agent
- It's been on market 298 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.27% ✓
- Cap rate
- 10.17%
- Cash-on-cash
- 13.85%
- DSCR
- 1.62
- GRM
- 6.6
CMA / ARV
- ARV (median comp)
- $229,224
- List price
- $169,000
- Delta
- -26.27%
- Verdict
- UNDERPRICED
- Comps
- 4 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 8092 Indian Blanket | 0.06mi | 3/2.0 (-1) | 1,631 (+21%) | 17mo | $219,000 | $134 | 53 |
| 8084 Indian Blanket | 0.08mi | 3/2.0 (-1) | 1,626 (+21%) | 20mo | $210,000 | $129 | 50 |
| 8249 Heartfield Ln | 0.55mi | 3/2.0 (-1) | 1,517 (+13%) | 2mo | $184,900 | $122 | 46 |
| 2330 Sunflower | 0.27mi | 3/2.0 (-1) | 1,658 (+23%) | 17mo | $229,000 | $138 | 43 |
| 1008 Springmeadow Dr | 1.17mi | 3/2.0 (-1) | 1,450 (+8%) | 8mo | $230,000 | $159 | 40 |
| 8690 Manion Dr | 1.02mi | 3/2.0 (-1) | 1,612 (+20%) | 0mo | $167,500 | $104 | 35 |
| 1197 Briarmeadow Dr | 0.98mi | 3/2.0 (-1) | 1,620 (+20%) | 4mo | $245,000 | $151 | 32 |
| 1019 Springmeadow Dr | 1.17mi | 3/2.0 (-1) | 1,466 (+9%) | 22mo | $217,000 | $148 | 26 |
| 1117 Meadowland Dr | 1.00mi | 3/2.0 (-1) | 1,534 (+14%) | 12mo | $225,000 | $147 | 26 |
| 1218 Meadowridge Dr | 0.99mi | 3/2.0 (-1) | 1,568 (+17%) | 15mo | $198,000 | $126 | 23 |
| 543 Harbor Oaks Dr | 1.30mi | 3/2.0 (-1) | 1,648 (+23%) | 18mo | $272,000 | $165 | 20 |
| 1188 Green Meadow St | 0.89mi | 3/2.5 (-1) | 1,656 (+23%) | 16mo | $199,000 | $120 | 20 |
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 · 0.79% rent growth · sell at horizon
5-year hold
- IRR
- 1.6%
- Equity multiple
- 1.06×
- Total profit
- $2,762
- Equity at exit
- $25,198
10-year hold
- IRR
- 8.9%
- Equity multiple
- 1.61×
- Total profit
- $28,993
- Equity at exit
- $14,612
Cash invested: $47,320 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 1 active · 4 under contract
- Months of supply
- 3.0 mo (33%/mo absorbed)
- Median asking
- $249,900 ($153/sqft)
- Median days on market
- 77 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +11.7% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 77713
- Home prices YoY
- -19.3%
- Rents YoY
- 0.8%
- Active inventory
- 313
- Price-to-rent
- 6.6×
Monthly cashflow live
↻
- Estimated rent
- $2,140 high interval (Pro) →
- Mortgage (P&I)
- −$886
- Tax from tax record
- −$188 /mo · $2,252/yr
- Insurance
- −$70
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$449
- Net cashflow
- $546
Break-even live
Break-even rent
$1,449
Max offer price
$169,000
Occupancy floor
69%
Sensitivity live
| Price | -10% $642 | -5% $594 | +0% $546 | +5% $498 | +10% $451 |
|---|---|---|---|---|---|
| Rent | -10% $377 | -5% $462 | +0% $546 | +5% $631 | +10% $715 |
| Rate | -1.0pp $631 | -0.5pp $589 | base $546 | +0.5pp $502 | +1.0pp $458 |
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
- $42,250
- Closing costs
- $5,070
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 12 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 7996 Blue Bonnet Ln Beaumont, TX | 3.0 | 2.0 | 1635 | $2,300 | $1.41 | 63d | 1 | 0.13mi |
| 1915 Sams Way Beaumont, TX | 3.0 | 2.0 | 1696 | $2,100 | $1.24 | 72d | 1 | 0.42mi |
| 1532 Bryant Way Beaumont, TX | 3.0 | 2.0 | 1628 | $1,750 | $1.07 | 63d | 1 | 0.58mi |
| 1212 N Major Dr Unit 4820 Beaumont, TX | 3.0 | 2.5 | 1692 | $1,646 | $0.97 | 72d | 1 | 0.78mi |
| 3620 Grayson Ln Beaumont, TX | 3.0 | 2.0 | 1850 | $2,390 | $1.29 | 93d | 1 | 0.80mi |
| 6795 Greenwood Dr Beaumont, TX | 3.0 | 2.0 | 1650 | $2,500 | $1.52 | 72d | 1 | 0.92mi |
| 976 Sunmeadow Dr Unit 05/04/26 Beaumont, TX | 3.0 | 2.5 | 1656 | $2,150 | $1.30 | 93d | 1 | 1.00mi |
| 976 Sunmeadow Dr Beaumont, TX | 3.0 | 2.5 | 1656 | $1,995 | $1.20 | 63d | 1 | 1.00mi |
| 3980 N Major Dr Beaumont, TX | 1.0–3.0 | 1.0–2.0 | 957 | $1,518 | $1.59 | 63d | 1 | 1.38mi |
| 434 Harbor Oaks Dr Beaumont, TX | 3.0 | 2.0 | 1844 | $2,500 | $1.36 | 72d | 1 | 1.45mi |
| 880 Lockwood Dr Beaumont, TX | 3.0 | 2.0 | 1819 | $1,995 | $1.10 | 93d | 1 | 1.45mi |
| 405 Harbor Oaks Dr Beaumont, TX | 3.0 | 2.5 | 1828 | $2,600 | $1.42 | 72d | 1 | 1.48mi |
Listing history 50 events
-
2026-08-08days on market $169,000 Active 298 DOM
-
2026-08-07days on market $169,000 Active 297 DOM
-
2026-08-06days on market $169,000 Active 296 DOM
-
2026-08-05days on market $169,000 Active 295 DOM
-
2026-08-04days on market $169,000 Active 294 DOM
-
2026-08-03days on market $169,000 Active 293 DOM
-
2026-07-31days on market $169,000 Active 290 DOM
-
2026-07-29days on market $169,000 Active 288 DOM
-
2026-07-27days on market $169,000 Active 286 DOM
-
2026-07-25days on market $169,000 Active 284 DOM
-
2026-07-23days on market $169,000 Active 282 DOM
-
2026-07-22days on market $169,000 Active 281 DOM
-
2026-07-21days on market $169,000 Active 280 DOM
-
2026-07-18days on market $169,000 Active 277 DOM
-
2026-07-16days on market $169,000 Active 275 DOM
-
2026-07-16days on market $169,000 Active 274 DOM
-
2026-07-14days on market $169,000 Active 273 DOM
-
2026-07-14days on market $169,000 Active 272 DOM
-
2026-07-12days on market $169,000 Active 271 DOM
-
2026-07-11days on market $169,000 Active 270 DOM
-
2026-07-10days on market $169,000 Active 269 DOM
-
2026-07-09days on market $169,000 Active 268 DOM
-
2026-07-08days on market $169,000 Active 267 DOM
-
2026-07-07days on market $169,000 Active 266 DOM
-
2026-07-06days on market $169,000 Active 265 DOM
-
2026-07-05days on market $169,000 Active 264 DOM
-
2026-07-04days on market $169,000 Active 263 DOM
-
2026-07-03days on market $169,000 Active 262 DOM
-
2026-07-02days on market $169,000 Active 261 DOM
-
2026-07-01days on market $169,000 Active 260 DOM
-
2026-06-30days on market $169,000 Active 259 DOM
-
2026-06-29days on market $169,000 Active 258 DOM
-
2026-06-28days on market $169,000 Active 257 DOM
-
2026-06-28days on market $169,000 Active 256 DOM
-
2026-06-27days on market $169,000 Active 255 DOM
-
2026-06-25days on market $169,000 Active 253 DOM
-
2026-06-23days on market $169,000 Active 251 DOM
-
2026-06-21days on market $169,000 Active 250 DOM
-
2026-06-18days on market $169,000 Active 247 DOM
-
2026-06-17days on market $169,000 Active 246 DOM
-
2026-06-16days on market $169,000 Active 245 DOM
-
2026-06-15days on market $169,000 Active 244 DOM
-
2026-06-14days on market $169,000 Active 242 DOM
-
2026-06-13days on market $169,000 Active 241 DOM
-
2026-06-10days on market $169,000 Active 239 DOM
-
2026-06-09days on market $169,000 Active 238 DOM
-
2026-06-08days on market $169,000 Active 237 DOM
-
2026-06-07days on market $169,000 Active 236 DOM
-
2026-06-03days on market $169,000 Active 232 DOM
-
2026-06-03remarks 464-char remark
ⓘ 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
- $2,252 · $188/mo
- Projected year-2 tax
- $3,093 · $258/mo
- Expected delta
- +$840/yr (+$70/mo · 37.3%)
ⓘ 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 4/10 Moderate
- Heat 9/10 Extreme 7 d/yr ≥110°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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,679
- − Mortgage interest
- −$9,467
- − Property taxes
- −$2,252
- − Insurance
- −$845
- − Repairs & maintenance
- −$2,054
- − Management
- −$2,054
- − Depreciation
- −$4,916
- Taxable income
- $4,090
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$982
- After-tax cash flow
- $5,572/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 · 10 photos
75/100
Cosmetic rehab
Est. rehab $6,720–$20,160 screening
This well-maintained single-family home features updated interiors and a good exterior, making it a solid investment opportunity.
Components & finishes AI
Roof asphalt shingle · good
Flooring laminate
Counters marble
Appliances white
HVAC central · new lt5
Value-add opportunities
- Both landscaping — enhances curb appeal and property value ↑
- Both paint — fresh paint improves home's appearance and value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 29/100
Zoned Schools
Elementary
Regina Howell El
F
TX #1,680/4,322
Nat'l #20,973/41,679
Middle
Marshall Middle
F
TX #1,387/1,662
Nat'l #11,464/14,009
High
West Brook Sr H S
F
TX #1,228/1,632
Nat'l #12,196/17,239
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
C
Composite livability gradescore 64/100
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 · 259,015 people
- City population
- 125,901
- Metro
- Beaumont-Port Arthur, TX
- Population (ZIP)
- 15,541
- Household income
- $91,330
- Rent vs Own
- Severe rent burden
- 6% of renters
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 0.68)
- Race & ethnicity
- White 46% Black 25% Hispanic / Latino 22% Two or more races 16% Asian 3%
- Hispanic origin (detail)
- Mexican 18%
- Common ancestry
- Lithuanian 6% Serbian 2% Italian 1%
- Foreign-born
- 10% · Canada
- Languages at home
- 81% English-only · Spanish 16% Tagalog/Filipino 1% Other Asian/Pacific 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
- ▼ -41.58%
- Current HPI
- 173.8851
- Rent YoY
- ▲ 0.79%
- 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
+70.7% since first listed7 events — show timeline
- 2026-02-06 Price Changed $169,000 BBOR
- 2025-12-05 Price Changed $170,000 BBOR
- 2025-10-31 Price Changed $175,000 BBOR
- 2025-10-14 Listed $207,000 BBOR
- 2023-05-10 Delisted — BBOR
- 2023-05-10 Sold (MLS) — BBOR
- 2023-05-09 Listed $99,000 BBOR
Property tax history
+3.4%/yrLatest (2025): $2,252 · -0.8% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…