1385 Long St · Beaumont, TX 77701

$150,000

5 bd · None ba · 1,820 sqft · MultiFamily public records · 21 Days on market

Built 1962 ↓ 13% since listing

---

Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Cash Flowing Investment Opportunity! Excellent opportunity to acquire a stabilized, cash-flowing investment property in Beaumont, TX. This package includes a 3-bedroom, 1-bath single family home plus a duplex featuring two 1 bedroom 1 bath units. All units professionally managed by a local property management company, making this an ideal hands-off investment for both local and out of area buyers. No Owner finance.

Key facts

• Single family home
• Listed 21 days

Tags

• SINGLE FAMILY HOME
• DUPLEX FEATURING TWO UNITS

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family (duplex/triplex/fourplex)
• Construction: Frame construction
• Exterior features: Composition roof; Public-maintained road access

Interior

• Heating & cooling: Window unit cooling
• Interior features: Hardwood flooring
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/?-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $963 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.0% 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: 73 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $2,524/mo this rent would consume 62% of the median local household income ($49k/yr) (locally 516% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (6.2% local appreciation)).
• At projected returns (6.2% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 3y ago 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

• Climate carrying-cost: moderate 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.68% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.50%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.1%
• Equity multiple: 3.55×
• Total profit: $106,907
• Equity at exit: $96,695

10-year hold

• IRR: 36.1%
• Equity multiple: 7.33×
• Total profit: $265,960
• Equity at exit: $177,461

Cash invested: $42,000 (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 77701

• Home prices YoY: 3.8%
• Active inventory: 73
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $2,524 high
• Mortgage (P&I): −$787
• Tax from tax record: −$182 /mo · $2,187/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $963

Break-even live

Break-even rent $1,306

Max offer price $150,000

Occupancy floor 57%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,466
1× unit	3	1	$1,059
Total (3 units)			$2,524

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2350 Pecos St Unit A Beaumont, TX	4.0	2.0	2200	$1,805	$0.82	23d	1	1.00mi
1107 Avenue A Beaumont, TX	4.0	2.0	1584	$1,395	$0.88	43d	1	1.39mi

Listing history 48 events

1. 2026-06-18
   days on market $150,000 Active 21 DOM
2. 2026-06-17
   days on market $150,000 Active 20 DOM
3. 2026-06-16
   days on market $150,000 Active 19 DOM
4. 2026-06-15
   days on market $150,000 Active 18 DOM
5. 2026-06-14
   days on market $150,000 Active 16 DOM
6. 2026-06-13
   days on market $150,000 Active 15 DOM
7. 2026-06-10
   days on market $150,000 Active 13 DOM
8. 2026-06-09
   days on market $150,000 Active 12 DOM
9. 2026-06-08
   days on market $150,000 Active 11 DOM
10. 2026-06-07
    days on market $150,000 Active 10 DOM
11. 2026-06-03
    days on market $150,000 Active 6 DOM
12. 2026-06-02
    days on market $150,000 Active 5 DOM
13. 2026-06-01
    days on market $150,000 Active 4 DOM
14. 2026-05-31
    days on market $150,000 Active 3 DOM
15. 2026-05-30
    days on market $150,000 Active 2 DOM
16. 2026-05-28
    listed $150,000 Active
17. 2026-04-27
    historical $1,195
18. 2026-03-10
    listed $1,195
19. 2026-01-07
    listed $150,000 Active
20. 2025-11-13
    price $150,000
21. 2025-10-13
    price $152,500
22. 2025-09-20
    price $155,000
23. 2025-02-20
    price $159,900
24. 2025-02-05
    historical $850
25. 2025-01-01
    listed $850
26. 2025-01-01
    historical $850
27. 2024-12-24
    listed $850
28. 2024-12-24
    historical $850
29. 2024-12-14
    price $850
30. 2024-10-17
    listed $950
31. 2024-10-17
    historical $950
32. 2024-10-16
    price $950
33. 2024-09-19
    price $165,000
34. 2024-08-30
    historical $995
35. 2024-08-30
    listed $995
36. 2024-08-02
    price $169,000
37. 2024-07-25
    listed $995
38. 2024-07-25
    historical $995
39. 2024-07-19
    price $172,000
40. 2024-07-14
    listed $995
41. 2024-06-27
    historical $995
42. 2024-06-15
    listed $995
43. 2024-06-15
    historical $995
44. 2024-05-29
    listed $995
45. 2024-05-29
    historical $995
46. 2024-04-23
    listed $995
47. 2023-12-19
    historical $995
48. 2023-11-10
    listed $995

ⓘ 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: $2,187 · $182/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$558/yr (+$47/mo · 25.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 51% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $30,288
• − Mortgage interest: −$8,402
• − Property taxes: −$2,187
• − Insurance: −$750
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − Depreciation: −$4,364
• Taxable income: $9,739
• Est. tax owed @ 24.0%: −$2,337
• After-tax cash flow: $9,214/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): 12,381
• Household income: $49,181
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 516.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 44% Black 44% Two or more races 21% White 8% Asian 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 40% Vietnamese 3%

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: ▲ 6.25%
• Current HPI: 170.1843
• 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

-12.8% since first listed

33 events — show timeline

• 2026-05-28 Listed $150,000 BBOR
• 2026-04-27 Rental Removed $1,195 BBOR
• 2026-03-10 Listed for Rent $1,195 BBOR
• 2026-01-07 Listed $150,000 BBOR
• 2025-11-13 Price Changed $150,000 BBOR
• 2025-10-13 Price Changed $152,500 BBOR
• 2025-09-20 Price Changed $155,000 BBOR
• 2025-02-20 Price Changed $159,900 BBOR
• 2025-02-05 Rental Removed $850 BBOR
• 2025-01-01 Listed for Rent $850 BBOR
• 2025-01-01 Rental Removed $850 APPFOLIO
• 2024-12-24 Listed for Rent $850 APPFOLIO
• 2024-12-24 Rental Removed $850 BBOR
• 2024-12-14 Price Changed $850 BBOR
• 2024-10-17 Listed for Rent $950 BBOR
• 2024-10-17 Rental Removed $950 APPFOLIO
• 2024-10-16 Price Changed $950 APPFOLIO
• 2024-09-19 Price Changed $165,000 BBOR
• 2024-08-30 Rental Removed $995 BBOR
• 2024-08-30 Listed for Rent $995 APPFOLIO
• 2024-08-02 Price Changed $169,000 BBOR
• 2024-07-25 Listed for Rent $995 BBOR
• 2024-07-25 Rental Removed $995 APPFOLIO
• 2024-07-19 Price Changed $172,000 BBOR
• 2024-07-14 Listed for Rent $995 APPFOLIO
• 2024-06-27 Rental Removed $995 APPFOLIO
• 2024-06-15 Listed for Rent $995 APPFOLIO
• 2024-06-15 Rental Removed $995 BBOR
• 2024-05-29 Listed for Rent $995 BBOR
• 2024-05-29 Rental Removed $995 APPFOLIO
• 2024-04-23 Listed for Rent $995 APPFOLIO
• 2023-12-19 Rental Removed $995 BBOR
• 2023-11-10 Listed for Rent $995 BBOR

Property tax history

+4.8%/yr

Latest (2025): $2,187 · -10.4% YoY. Source: county tax records.