8690 Manion Dr · Beaumont, TX 77706

$167,500

3 bd · 2.0 ba · 1,612 sqft · Townhouse public records · 43 Days on market

Built 1978 5,168 sqft lot $104/sqft · 9% above area Est $154k · 9% over $110/mo HOA · 6% of rent ↓ 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 +17.3/30.0
• 1% rule +6.4/10.0
• DSCR +5.4/10.0
• ARV discount +3.6/15.0
• 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 MLS

Welcome to 8690 Manion Dr! This charming townhouse was designed for both comfort and convenience. The open-concept layout creates a seamless flow between the living, dining, and kitchen areas—perfect for everyday living. The kitchen offers ample cabinetry and stainless steel appliances, while large windows fill the home with warm, natural light. The split floor plan allows for a spacious primary suite as well additional bedrooms that can easily accommodate family, guests, or a home office. Enjoy a private outdoor space ideal for relaxing at the end of the day, plus the added benefit of low-maintenance living. Situated in a desirable location close to shopping, dining, and major roadways, this home is a fantastic opportunity you won’t want to miss!

Key facts

• Large windows
• Ample cabinetry
• Split floor plan

Tags

• OPEN-CONCEPT LAYOUT
• AMPLE CABINETRY
• STAINLESS STEEL APPLIANCES
• LARGE WINDOWS
• SPLIT FLOOR PLAN
• PRIVATE OUTDOOR SPACE

Property features AI

Finance

• Other: Residential property; Disclosures: Municipal Utility District Disclosure, Seller Disclosure; Annual tax information not included per instructions
• Financial info: Lease not considered
• HOA & community: Parkmeadow Townhouses homeowners association; Monthly association fee of $110

Exterior

• Parking: Detached garage; 2 garage spaces
• Security: No security features specified
• Utilities: Public water; Public sewer
• Home design: Single-story residential property; Built in 1978; Slab foundation
• Construction: Brick construction
• Exterior features: Composition roof; Lot approximately 5,168 square feet

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 6 total rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $168k.

Deal economics

• At list price, monthly cash flow is $57 ($682/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: $162k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: Amelia El (math 8% / reading 15%, grade F, #4,225 of 4,322 statewide, top 98%, 544 students, 84% FRL); Vincent Middle (math 8% / reading 17%, grade F, #1,616 of 1,662 statewide, top 97%, 688 students, 75% 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) — zoned schools at 72% FRL track the district average.
• Market conditions: Rents flat; 259 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 43 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,475 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.14% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 7.3

CMA / ARV

• ARV (median comp): $154,155
• List price: $167,500
• Delta: 8.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1188 Green Meadow St	0.24mi	3/2.5	1,656 (+3%)	15mo	$199,000	$120	70
1162 Green Meadow St	0.23mi	2/2.5 (-1)	1,506 (-7%)	3mo	$129,900	$86	69
1135 Green Meadow St	0.23mi	3/2.5	1,795 (+11%)	20mo	$199,000	$111	52
488 Harbor Oaks Dr	0.36mi	2/2.0 (-1)	1,772 (+10%)	12mo	$220,000	$124	52

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.41×
• Total profit: $-27,696
• Equity at exit: $24,975

10-year hold

• IRR: -15.5%
• Equity multiple: 0.24×
• Total profit: $-35,771
• Equity at exit: $14,482

Cash invested: $46,900 (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: 259
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$878
• Tax from tax record: −$323 /mo · $3,877/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$110
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $57

Break-even live

Break-even rent $1,833

Max offer price $167,500

Occupancy floor 92%

Sensitivity live

Price	-10% $152	-5% $104	+0% $57	+5% $9	+10% $-38
Rent	-10% $-94	-5% $-18	+0% $57	+5% $132	+10% $207
Rate	-1.0pp $141	-0.5pp $99	base $57	+0.5pp $13	+1.0pp $-31

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
976 Sunmeadow Dr Unit 05/04/26 Beaumont, TX	3.0	2.5	1656	$2,150	$1.30	45d	1	0.09mi
976 Sunmeadow Dr Beaumont, TX	3.0	2.5	1656	$1,995	$1.20	15d	1	0.09mi
8960 Manion Dr Beaumont, TX	2.0	2.5	1358	$1,550	$1.14	45d	1	0.17mi
1069 Green Meadow St Beaumont, TX	2.0	2.0	1556	$1,795	$1.15	46d	1	0.23mi
9540 Glen Meadow Ln Beaumont, TX	3.0	2.5	2045	$2,295	$1.12	45d	1	0.27mi
1212 N Major Dr Unit 4820 Beaumont, TX	3.0	2.5	1692	$1,646	$0.97	25d	1	0.33mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	15d	1	0.34mi
434 Harbor Oaks Dr Beaumont, TX	3.0	2.0	1844	$2,500	$1.36	25d	1	0.40mi
405 Harbor Oaks Dr Beaumont, TX	3.0	2.5	1828	$2,600	$1.42	25d	1	0.43mi
8256 Heartfield Ln Beaumont, TX	2.0	2.0	1638	$1,450	$0.89	45d	1	0.52mi
1532 Bryant Way Beaumont, TX	3.0	2.0	1628	$1,750	$1.07	15d	1	0.58mi
120 Smelker St Beaumont, TX	3.0	2.0	1300	$1,795	$1.38	15d	1	0.77mi
1170 Brandywine St Beaumont, TX	3.0	2.0	2100	$1,890	$0.90	25d	1	0.78mi
1915 Sams Way Beaumont, TX	3.0	2.0	1696	$2,100	$1.24	25d	1	0.84mi
6795 Greenwood Dr Beaumont, TX	3.0	2.0	1650	$2,500	$1.52	25d	1	0.87mi
7575 Chelsea Pl Beaumont, TX	3.0	2.0	2193	$2,495	$1.14	46d	1	0.94mi
9225 Shepherd Dr Beaumont, TX	3.0	1.0	1136	$1,495	$1.32	45d	1	1.01mi
9260 Josey St Beaumont, TX	3.0	2.0	1500	$2,100	$1.40	45d	1	1.10mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	45d	1	1.16mi
7996 Blue Bonnet Ln Beaumont, TX	3.0	2.0	1635	$2,300	$1.41	15d	1	1.17mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	45d	1	1.23mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	45d	1	1.32mi
6286 Afton Ln Beaumont, TX	3.0	2.5	2024	$1,675	$0.83	25d	1	1.36mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	15d	10	1.37mi

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 21 events

1. 2026-06-21
   days on market $167,500 Pending 43 DOM
2. 2026-06-18
   days on market $167,500 Pending 42 DOM
3. 2026-06-17
   days on market $167,500 Pending 41 DOM
4. 2026-06-16
   days on market $167,500 Pending 40 DOM
5. 2026-06-15
   days on market $167,500 Pending 39 DOM
6. 2026-06-14
   days on market $167,500 Pending 37 DOM
7. 2026-06-13
   statusdays on market $167,500 Pending 36 DOM
8. 2026-06-10
   days on market $167,500 Active 34 DOM
9. 2026-06-09
   days on market $167,500 Active 33 DOM
10. 2026-06-08
    days on market $167,500 Active 32 DOM
11. 2026-06-07
    days on market $167,500 Active 31 DOM
12. 2026-06-03
    days on market $167,500 Active 27 DOM
13. 2026-06-02
    days on market $167,500 Active 26 DOM
14. 2026-06-01
    days on market $167,500 Active 25 DOM
15. 2026-05-31
    days on market $167,500 Active 24 DOM
16. 2026-05-30
    days on market $167,500 Active 23 DOM
17. 2026-05-15
    price $167,500 769-char remark

    Show marketing remark (769 chars)

    Welcome to 8690 Manion Dr! This charming townhouse was designed for both comfort and convenience. The open-concept layout creates a seamless flow between the living, dining, and kitchen areas—perfect for everyday living. The kitchen offers ample cabinetry and stainless steel appliances, while large windows fill the home with warm, natural light. The split floor plan allows for a spacious primary suite as well additional bedrooms that can easily accommodate family, guests, or a home office. Enjoy a private outdoor space ideal for relaxing at the end of the day, plus the added benefit of low-maintenance living. Situated in a desirable location close to shopping, dining, and major roadways, this home is a fantastic opportunity you won’t want to miss!

18. 2026-05-15
    price $167,500 769-char remark

    Show marketing remark (769 chars)

    Welcome to 8690 Manion Dr! This charming townhouse was designed for both comfort and convenience. The open-concept layout creates a seamless flow between the living, dining, and kitchen areas—perfect for everyday living. The kitchen offers ample cabinetry and stainless steel appliances, while large windows fill the home with warm, natural light. The split floor plan allows for a spacious primary suite as well additional bedrooms that can easily accommodate family, guests, or a home office. Enjoy a private outdoor space ideal for relaxing at the end of the day, plus the added benefit of low-maintenance living. Situated in a desirable location close to shopping, dining, and major roadways, this home is a fantastic opportunity you won’t want to miss!

19. 2026-05-07
    listed $175,000 Active 769-char remark

    Show marketing remark (769 chars)

    Welcome to 8690 Manion Dr! This charming townhouse was designed for both comfort and convenience. The open-concept layout creates a seamless flow between the living, dining, and kitchen areas—perfect for everyday living. The kitchen offers ample cabinetry and stainless steel appliances, while large windows fill the home with warm, natural light. The split floor plan allows for a spacious primary suite as well additional bedrooms that can easily accommodate family, guests, or a home office. Enjoy a private outdoor space ideal for relaxing at the end of the day, plus the added benefit of low-maintenance living. Situated in a desirable location close to shopping, dining, and major roadways, this home is a fantastic opportunity you won’t want to miss!

20. 2026-05-07
    listed $175,000 Active 769-char remark

    Show marketing remark (769 chars)

    Welcome to 8690 Manion Dr! This charming townhouse was designed for both comfort and convenience. The open-concept layout creates a seamless flow between the living, dining, and kitchen areas—perfect for everyday living. The kitchen offers ample cabinetry and stainless steel appliances, while large windows fill the home with warm, natural light. The split floor plan allows for a spacious primary suite as well additional bedrooms that can easily accommodate family, guests, or a home office. Enjoy a private outdoor space ideal for relaxing at the end of the day, plus the added benefit of low-maintenance living. Situated in a desirable location close to shopping, dining, and major roadways, this home is a fantastic opportunity you won’t want to miss!

21. 2018-02-09
    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: $3,877 · $323/mo
• Projected year-2 tax: $3,877 · $323/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 · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $22,855
• − Mortgage interest: −$9,383
• − Property taxes: −$3,877
• − Insurance: −$1,635
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$1,320
• − Depreciation: −$4,873
• Taxable loss: −$1,890
• Est. tax savings @ 24.0%: +$454
• After-tax cash flow: $1,136/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

-4.3% since first listed

7 events — show timeline

• 2026-06-11 Pending — BBOR
• 2026-06-10 Pending — HARMLS
• 2026-05-15 Price Changed $167,500 HARMLS
• 2026-05-15 Price Changed $167,500 BBOR
• 2026-05-07 Listed $175,000 HARMLS
• 2026-05-07 Listed $175,000 BBOR
• 2018-02-09 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $3,877 · +1.1% YoY. Source: county tax records.