3673 Briar Creek Dr · Beaumont, TX 77706

$139,500

2 bd · 1.5 ba · 1,152 sqft · Condo public records · 1 Days on market

Built 1984

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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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +5.0/10.0
• 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

Ideally located in the heart of the city, this charming townhome offers convenience, comfort, and low-maintenance living. The well-designed floor plan features two spacious bedrooms and a full bath upstairs, providing privacy and separation from the main living areas. Downstairs, the inviting living room is highlighted by a cozy wood-burning fireplace, creating the perfect gathering space for relaxing evenings. Step outside to enjoy your own private enclosed patio, complete with a wood privacy fence—ideal for outdoor dining, gardening, or quiet relaxation. A walkway from the patio leads directly to the detached two-car garage, offering both convenience and additional storage. With its

Key facts

• Central location
• Wood privacy fence
• 2 garage spots

Tags

• PRIVATE ENCLOSED PATIO
• WOOD PRIVACY FENCE
• COZY WOOD-BURNING FIREPLACE
• DETACHED TWO-CAR GARAGE
• CENTRAL LOCATION

Property features AI

Finance

• HOA & community: Homeowners association

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential condo/townhouse; Located in the Briarcreek subdivision
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Home warranty included
• Exterior features: Patio; Storm door(s); Cul-de-sac lot; Publicly maintained road

Interior

• Kitchen: Refrigerator; Range
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Wood-burning fireplace; Ceiling fan(s); Carpet and tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $26 ($308/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Cap rate 7.1% 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; 258 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $964 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $139,500

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.9%
• Equity multiple: 0.38×
• Total profit: $-24,092
• Equity at exit: $20,800

10-year hold

• IRR: -16.1%
• Equity multiple: 0.20×
• Total profit: $-31,082
• Equity at exit: $12,061

Cash invested: $39,060 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$732
• Tax from tax record: −$221 /mo · $2,654/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $26

Break-even live

Break-even rent $1,364

Max offer price $139,500

Occupancy floor 93%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5550 Folsom Dr Beaumont, TX	1.0–2.0	1.0–2.0	756	$1,751	$2.32	23d	1	0.09mi
6120 Folsom Dr Beaumont, TX	1.0–2.0	1.0–2.0	901	$1,499	$1.66	43d	1	0.44mi
3925 Crow Rd Unit 49 Beaumont, TX	2.0	1.5	1306	$1,325	$1.01	43d	1	0.52mi
3995 Crow Rd Unit 201 Beaumont, TX	2.0	2.0	1162	$1,550	$1.33	43d	1	0.57mi
4636 Collier St Beaumont, TX	2.0	1.0	969	$1,030	$1.06	43d	1	0.66mi
4695 Collier St #8 Beaumont, TX	2.0	1.5	1121	$1,150	$1.03	43d	1	0.69mi
5740 Northwest Pkwy Beaumont, TX	1.0–2.0	1.0–2.0	884	$1,499	$1.69	13d	1	0.83mi
3910 Treadway Rd Beaumont, TX	2.0–3.0	1.0–1.5	1019	$1,349	$1.32	13d	10	0.85mi
4164 Treadway Rd #1 Beaumont, TX	1.0	1.0	722	$975	$1.35	43d	1	0.86mi
4162 Treadway Rd #12 Beaumont, TX	1.0	1.0	722	$950	$1.32	23d	1	0.91mi
4162 Treadway Rd Beaumont, TX	1.0	1.0	722	$975	$1.35	43d	1	0.91mi
4162 Treadway Rd Beaumont, TX	1.0	1.0	722	$975	$1.35	23d	1	0.91mi
5356 Old Dowlen Rd Beaumont, TX	2.0	2.0	1112	$1,350	$1.21	43d	1	0.99mi
1620 Wellington Pl #903 Beaumont, TX	2.0	2.5	1215	$1,750	$1.44	43d	1	1.22mi
6161 Sienna TRL Beaumont, TX	2.0	2.0	1003	$1,129	$1.13	43d	1	1.28mi
2015 Dowlen Rd #3 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	43d	1	1.29mi
2015 Dowlen Rd #8 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	23d	1	1.29mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	13d	1	1.29mi
2005 Dowlen Rd #5 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	43d	1	1.30mi
2005 Dowlen Rd Beaumont, TX	1.0	1.0	722	$1,000	$1.39	13d	1	1.30mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$917	$1.01	13d	9	1.34mi
5680 Shivers Dr Beaumont, TX	3.0	1.0	1442	$1,500	$1.04	23d	1	1.38mi
3980 N Major Dr Beaumont, TX	1.0–3.0	1.0–2.0	957	$1,342	$1.40	13d	1	1.43mi

HOA detail condo

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

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $139,500 Active 1 DOM

ⓘ 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: $2,654 · $221/mo
• Projected year-2 tax: $2,654 · $221/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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $16,755
• − Mortgage interest: −$7,814
• − Property taxes: −$2,654
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$4,058
• Taxable loss: −$1,948
• Est. tax savings @ 24.0%: +$467
• After-tax cash flow: $776/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

1 event — show timeline

• 2026-06-14 Listed $139,500 BBOR

Property tax history

+0.9%/yr

Latest (2025): $2,654 · +2.0% YoY. Source: county tax records.