1719 West Ln · Beaumont, TX 77713

$134,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 35 Days on market

Built 2006 0.70 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Located in the growing West End area of Beaumont, this well-maintained 3-bedroom, 2-bath mobile home sits on approximately 0.70 acres and offers endless potential! The home features updated touches throughout, a newer AC system approximately 1 year old, and only minor cosmetic work needed. Outside is where this property truly stands out — in addition to the existing mobile home, the property includes a fully permitted, build-ready slab with utilities already connected, making it ideal for building a second home, guest house, rental property, or workshop. Whether you're an investor looking for additional income potential or a buyer wanting room to expand, this is a rare opportunity you

Key facts

• Newer ac system
• 0.7 acre lot
• Listed 35 days

Tags

• WELL-MAINTAINED MOBILE HOME
• NEWER AC SYSTEM
• UTILITIES ALREADY CONNECTED

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Septic tank
• Home design: Residential mobile home; Mobile home with land; Located in Garden Villas subdivision
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck; Patio

Interior

• Kitchen: Refrigerator; Microwave; Range
• Flooring: Carpet
• 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 $135k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 285 active listings in the ZIP; 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

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 $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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: 1.23% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.48%
• DSCR: 1.73
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.79% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $7,513
• Equity at exit: $20,114

10-year hold

• IRR: 12.7%
• Equity multiple: 1.92×
• Total profit: $34,679
• Equity at exit: $11,664

Cash invested: $37,772 (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 77713

• Home prices YoY: -19.3%
• Rents YoY: 0.8%
• Active inventory: 285
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $519

Break-even live

Break-even rent $1,001

Max offer price $134,900

Occupancy floor 64%

Sensitivity live

Price	-10% $595	-5% $557	+0% $519	+5% $481	+10% $442
Rent	-10% $388	-5% $453	+0% $519	+5% $584	+10% $650
Rate	-1.0pp $587	-0.5pp $553	base $519	+0.5pp $484	+1.0pp $448

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $134,900 Active 35 DOM
2. 2026-06-17
   days on market $134,900 Active 34 DOM
3. 2026-06-16
   days on market $134,900 Active 33 DOM
4. 2026-06-15
   days on market $134,900 Active 32 DOM
5. 2026-06-14
   days on market $134,900 Active 30 DOM
6. 2026-06-13
   days on market $134,900 Active 29 DOM
7. 2026-06-10
   days on market $134,900 Active 27 DOM
8. 2026-06-09
   days on market $134,900 Active 26 DOM
9. 2026-06-08
   days on market $134,900 Active 25 DOM
10. 2026-06-07
    days on market $134,900 Active 24 DOM
11. 2026-06-03
    days on market $134,900 Active 20 DOM
12. 2026-06-02
    days on market $134,900 Active 19 DOM
13. 2026-06-01
    days on market $134,900 Active 18 DOM
14. 2026-05-31
    days on market $134,900 Active 17 DOM
15. 2026-05-30
    days on market $134,900 Active 16 DOM
16. 2026-05-14
    listed $134,900 Active 830-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: $326 · $27/mo
• Projected year-2 tax: $2,469 · $206/mo
• Expected delta: +$2,143/yr (+$179/mo · 658.1%)

ⓘ 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 3/10 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

Taxation est. · year 1

• Rental income: $19,892
• − Mortgage interest: −$7,556
• − Property taxes: −$326
• − Insurance: −$674
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$3,924
• Taxable income: $4,228
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $5,211/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

• County: Jefferson County · 203,592 people
• City population: 125,901
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 15,541
• Household income: $91,330
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 444.0

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 0.68)
• 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

1 event — show timeline

• 2026-05-14 Listed $134,900 BBOR

Property tax history

-4.4%/yr

Latest (2025): $326 · +8.8% YoY. Source: county tax records.