1840 Hebert St · Beaumont, TX 77705

$115,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 67 Days on market

Built 1962 7,501 sqft lot $93/sqft · 12% above area Est $102k · 12% over ↓ 4% since listing

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Why this score? — see what drove the D 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 +19.3/30.0
• DSCR +6.1/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Key facts

• 7,501 sq ft lot
• Parking
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $126 ($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: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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, 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: Blanchette El (math 6% / reading 12%, grade F, #4,293 of 4,322 statewide, top 99%, 568 students, 96% FRL); Odom Middle (math 30% / reading 42%, grade F, #805 of 1,662 statewide, top 50%, 709 students, 73% FRL) — zoned schools average 85% FRL vs 69% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 206 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 67 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 8.0

CMA / ARV

• ARV (median comp): $102,270
• List price: $115,000
• Delta: 12.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1925 Ollie St	0.14mi	2/1.0 (-1)	1,184 (-4%)	7mo	$95,999	$81	72
4220 Flamingo Ln	0.27mi	3/2.0	1,333 (+8%)	8mo	$150,000	$113	67
1445 Elgie St	0.35mi	3/1.0	1,264 (+3%)	12mo	$89,900	$71	66
4145 Chaison St	0.50mi	3/2.0	1,292 (+5%)	9mo	$59,900	$46	62
2020 Hebert St	0.15mi	2/2.0 (-1)	1,393 (+13%)	20mo	$169,000	$121	50
2580 Hegele St	0.55mi	2/1.0 (-1)	1,144 (-7%)	16mo	$75,000	$66	40
4110 Goliad St	0.63mi	4/2.0 (+1)	1,305 (+6%)	22mo	$130,000	$100	38
4845 Baylor Circle Cir	0.73mi	3/1.5	1,400 (+14%)	13mo	$140,000	$100	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-10,551
• Equity at exit: $17,147

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,316
• 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 77705

• Home prices YoY: -29.7%
• Active inventory: 206
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,199 high
• Mortgage (P&I): −$603
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $126

Break-even live

Break-even rent $1,039

Max offer price $115,000

Occupancy floor 84%

Sensitivity live

Price	-10% $191	-5% $159	+0% $126	+5% $94	+10% $61
Rent	-10% $32	-5% $79	+0% $126	+5% $174	+10% $221
Rate	-1.0pp $184	-0.5pp $156	base $126	+0.5pp $97	+1.0pp $66

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Church St Beaumont, TX	2.0	1.0	1440	$1,100	$0.76	15d	1	0.35mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	45d	1	0.36mi
4285 Chaison St Beaumont, TX	2.0	1.0	904	$850	$0.94	45d	1	0.54mi
1211 Washington Blvd Beaumont, TX	3.0	1.0	1363	$1,200	$0.88	45d	1	0.67mi
1834 Roberts St Beaumont, TX	2.0	1.0	840	$897	$1.07	45d	1	0.77mi
4120 Brandon St Beaumont, TX	2.0	1.0	810	$997	$1.23	25d	1	0.88mi
4455 S 5th St Beaumont, TX	3.0	2.0	1437	$1,500	$1.04	15d	1	0.91mi
1294 Cartwright St Unit 1 Beaumont, TX	2.0	1.0	800	$895	$1.12	15d	1	0.92mi
2585 Orange Ave Unit 3 Beaumont, TX	2.0	1.0	806	$975	$1.21	15d	1	0.93mi
614 Euclid St Beaumont, TX	4.0	2.0	1378	$1,395	$1.01	25d	1	1.07mi
2781 Sabine Pass Ave Unit 605 Beaumont, TX	2.0	1.0	1278	$1,025	$0.80	15d	1	1.08mi
315 E Pipkin St Beaumont, TX	2.0	1.0	952	$1,000	$1.05	15d	1	1.17mi
365 E Irby St Beaumont, TX	3.0	2.0	1281	$1,495	$1.17	25d	1	1.22mi
3255 Waverly St Beaumont, TX	3.0	2.0	1152	$1,600	$1.39	25d	1	1.23mi
1545 Avenue B Beaumont, TX	2.0	1.0	1212	$695	$0.57	45d	1	1.30mi
4020 Howard St Beaumont, TX	3.0	2.0	1300	$975	$0.75	45d	1	1.30mi
4030 Howard St Beaumont, TX	2.0	1.0	1008	$795	$0.79	45d	1	1.30mi
655 Adams St Unit 1 Beaumont, TX	2.0	1.0	965	$750	$0.78	15d	1	1.35mi
677 E Caston St Beaumont, TX	2.0	1.0	1070	$795	$0.74	45d	1	1.37mi
690 Adams St Unit 206 Beaumont, TX	2.0	1.0	878	$795	$0.91	15d	1	1.38mi
4670 Maddox St Beaumont, TX	3.0	1.0	1187	$1,195	$1.01	45d	1	1.42mi

Listing history 21 events

1. 2026-06-21
   days on market $115,000 Active 67 DOM
2. 2026-06-18
   days on market $115,000 Active 64 DOM
3. 2026-06-17
   days on market $115,000 Active 63 DOM
4. 2026-06-16
   days on market $115,000 Active 62 DOM
5. 2026-06-15
   days on market $115,000 Active 61 DOM
6. 2026-06-14
   days on market $115,000 Active 59 DOM
7. 2026-06-13
   days on market $115,000 Active 58 DOM
8. 2026-06-10
   days on market $115,000 Active 56 DOM
9. 2026-06-09
   days on market $115,000 Active 55 DOM
10. 2026-06-08
    days on market $115,000 Active 54 DOM
11. 2026-06-07
    days on market $115,000 Active 53 DOM
12. 2026-06-03
    days on market $115,000 Active 49 DOM
13. 2026-06-02
    days on market $115,000 Active 48 DOM
14. 2026-06-01
    pricedays on market $115,000 Active 47 DOM
15. 2026-05-31
    days on market $120,000 Active 46 DOM
16. 2026-05-30
    days on market $120,000 Active 45 DOM
17. 2026-05-07
    price $120,000
18. 2026-05-07
    price $120,000
19. 2026-04-15
    listed $125,000 Active
20. 2026-04-14
    listed $125,000 Active
21. 2018-03-26
    soldstatus

ⓘ 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: $2,041 · $170/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$63/yr (+$5/mo · 3.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% 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: $14,392
• − Mortgage interest: −$6,442
• − Property taxes: −$2,041
• − Insurance: −$575
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$3,345
• Taxable loss: −$314
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $1,592/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): 38,259
• Household income: $54,633
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 776.0

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 0.66)
• Race & ethnicity: Black 46% White 29% Hispanic / Latino 21% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 5% Italian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 18% Other Indo-European 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: ▼ -54.76%
• Current HPI: 129.3696
• 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

-4.0% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $120,000 BBOR
• 2026-05-07 Price Changed $120,000 HARMLS
• 2026-04-15 Listed $125,000 HARMLS
• 2026-04-14 Listed $125,000 BBOR
• 2018-03-26 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,041 · +19.0% YoY. Source: county tax records.