1620 Wellington Place, Unit 1102 Pl · Beaumont, TX 77706

$125,000

2 bd · 2.5 ba · 1,215 sqft · Condo public records · 241 Days on market

Built 1988 $103/sqft · 19% below area Est $155k · 19% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• 1% rule +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Wellington Place Condos! A beautifully maintained community in the heart of Beaumont, complete with a sparkling community pool and well-kept grounds. This 2-bedroom, 2.5-bath condo offers both comfort and convenience with spacious living areas, updated finishes, and a smart upstairs/downstairs layout that gives each bedroom its own private bath. Enjoy quiet mornings on your private patio or unwind by the pool after a long day. Whether you’re looking for a primary residence or an investment property, this move-in-ready home checks all the boxes! Call Today!

Key facts

• Private patio
• Well-kept grounds
• Garage

Tags

• PRIVATE PATIO
• WELL-KEPT GROUNDS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 23% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 4.88%
• Cash-on-cash: -5.04%
• DSCR: 0.78
• GRM: 7.4

CMA / ARV

• ARV (median comp): $154,798
• List price: $125,000
• Delta: -19.25%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -33.2%
• Equity multiple: -0.05×
• Total profit: $-36,765
• Equity at exit: $18,638

10-year hold

• IRR: -69.5%
• Equity multiple: -0.74×
• Total profit: $-60,898
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$656
• Tax from tax record: −$222 /mo · $2,660/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$323
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-213

Break-even live

Break-even rent $1,669

Max offer price $87,303

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 Wellington Pl #903 Beaumont, TX	2.0	2.5	1215	$1,750	$1.44	43d	1	0.03mi
2005 Dowlen Rd #5 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	43d	1	0.27mi
2015 Dowlen Rd #8 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	23d	1	0.27mi
2015 Dowlen Rd #3 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	43d	1	0.27mi
2005 Dowlen Rd Beaumont, TX	1.0	1.0	722	$1,000	$1.39	13d	1	0.33mi
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	13d	9	0.99mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	21d	1	1.00mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	13d	10	1.13mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	43d	1	1.30mi
85 E Caldwood Dr Beaumont, TX	2.0	1.5	1330	$1,223	$0.92	43d	2	1.31mi
85 E Caldwood Dr #6 Beaumont, TX	2.0	1.5	1331	$1,250	$0.94	23d	1	1.31mi
5550 Folsom Dr Beaumont, TX	1.0–2.0	1.0–2.0	756	$1,751	$2.32	23d	1	1.33mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	13d	1	1.38mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	21d	1	1.38mi
1450 N Major Dr Beaumont, TX	1.0–2.0	1.0–2.0	849	$1,188	$1.40	13d	17	1.39mi
6120 Folsom Dr Beaumont, TX	1.0–2.0	1.0–2.0	901	$1,499	$1.66	43d	1	1.39mi
1456 N Major Dr Beaumont, TX	2.0	2.0	1008	$1,079	$1.07	43d	1	1.42mi
565 25th St Beaumont, TX	2.0	2.0	1128	$1,650	$1.46	13d	1	1.46mi
1605 Cornerstone Ct Beaumont, TX	1.0–2.0	1.0–2.0	818	$1,108	$1.35	13d	17	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 241 DOM
2. 2026-06-17
   days on market $125,000 Active 240 DOM
3. 2026-06-16
   days on market $125,000 Active 239 DOM
4. 2026-06-15
   days on market $125,000 Active 238 DOM
5. 2026-06-14
   days on market $125,000 Active 236 DOM
6. 2026-06-13
   days on market $125,000 Active 235 DOM
7. 2026-06-10
   days on market $125,000 Active 233 DOM
8. 2026-06-09
   days on market $125,000 Active 232 DOM
9. 2026-06-08
   days on market $125,000 Active 231 DOM
10. 2026-06-07
    days on market $125,000 Active 230 DOM
11. 2026-06-03
    days on market $125,000 Active 226 DOM
12. 2026-06-02
    days on market $125,000 Active 225 DOM
13. 2026-06-01
    days on market $125,000 Active 224 DOM
14. 2026-05-31
    days on market $125,000 Active 223 DOM
15. 2026-05-30
    days on market $125,000 Active 222 DOM
16. 2025-10-20
    listed $125,000 Active 579-char remark

    Show marketing remark (579 chars)

    Welcome to Wellington Place Condos! A beautifully maintained community in the heart of Beaumont, complete with a sparkling community pool and well-kept grounds. This 2-bedroom, 2.5-bath condo offers both comfort and convenience with spacious living areas, updated finishes, and a smart upstairs/downstairs layout that gives each bedroom its own private bath. Enjoy quiet mornings on your private patio or unwind by the pool after a long day. Whether you’re looking for a primary residence or an investment property, this move-in-ready home checks all the boxes! Call Today!

17. 2015-03-31
    soldstatus
18. 2006-11-07
    soldstatus
19. 2004-08-31
    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: $2,660 · $222/mo
• Projected year-2 tax: $2,660 · $222/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 7/10 Severe FEMA zone X · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 21 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: $16,790
• − Mortgage interest: −$7,002
• − Property taxes: −$2,660
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − HOA: −$3,876
• − Depreciation: −$3,636
• Taxable loss: −$4,493
• Est. tax savings @ 24.0%: +$1,078
• After-tax cash flow: $-1,482/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

4 events — show timeline

• 2025-10-20 Listed $125,000 BBOR
• 2015-03-31 Sold (Public Records) — Public Records
• 2006-11-07 Sold (Public Records) — Public Records
• 2004-08-31 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,660 · +9.7% YoY. Source: county tax records.