8720 Glen Mdw · Beaumont, TX 77706

$119,800

2 bd · 1.5 ba · 1,157 sqft · Condo public records · 110 Days on market

Built 1978

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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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +3.9/10.0
• 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 MLS

Beautiful 2 Bedroom Townhome in West End Beaumont TX! Welcome to your new home! This charming 2-bedroom, 1.5-bath townhome is located in the highly sought-after West End of Beaumont. This home combines modern style with cozy comfort. Highlights include: Spacious living area with a fireplace – perfect for relaxing evenings, updated interiors with fresh paint and flooring for a modern look, inside utility room for convenience and extra storage, an open layout and plenty of natural light. Nestled in a quiet, well-maintained neighborhood with easy access to shopping and dining. Quick commute to Hwy 105, Hwy 90, IH 10 East or West or Hwy 69 S or N. This townhome is move-in ready and waiting for you! Schedule your private showing today and see everything it has to offer.

Key facts

• Natural light
• Updated interiors
• Open layout

Tags

• LIVING AREA WITH FIREPLACE
• UPDATED INTERIORS
• INSIDE UTILITY ROOM
• OPEN LAYOUT
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-5 ($-65/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $828 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: major 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 $109,018 (9.0% 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 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.08% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 7.7

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-22,590
• Equity at exit: $17,863

10-year hold

• IRR: -20.3%
• Equity multiple: 0.07×
• Total profit: $-31,184
• Equity at exit: $10,358

Cash invested: $33,544 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$628
• Tax from tax record: −$201 /mo · $2,418/yr
• Insurance: −$50
• HOA est. from 1 same-building comp: −$147
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-5

Break-even live

Break-even rent $1,300

Max offer price $118,844

Occupancy floor 95%

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: $29,950
• Closing costs: $3,594
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8695 Glen Meadow Ln Beaumont, TX	2.0	1.0	804	$1,550	$1.93	44d	1	0.03mi
8648 Glen Meadow Ln Beaumont, TX	1.0	1.0	800	$999	$1.25	44d	1	0.04mi
9252 Glen Meadow Ln Beaumont, TX	2.0	1.0	929	$1,250	$1.35	44d	1	0.16mi
1456 N Major Dr Beaumont, TX	2.0	2.0	1008	$1,079	$1.07	44d	1	0.21mi
1450 N Major Dr Beaumont, TX	1.0–2.0	1.0–2.0	849	$1,188	$1.40	14d	17	0.23mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	14d	1	0.25mi
8960 Manion Dr Beaumont, TX	2.0	2.5	1358	$1,550	$1.14	44d	1	0.27mi
1605 Cornerstone Ct Beaumont, TX	1.0–2.0	1.0–2.0	818	$1,108	$1.35	14d	17	0.32mi
120 Smelker St Beaumont, TX	3.0	2.0	1300	$1,795	$1.38	14d	1	0.97mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	44d	1	1.17mi
9225 Shepherd Dr Beaumont, TX	3.0	1.0	1136	$1,495	$1.32	44d	1	1.19mi
9245 Shepherd Dr Beaumont, TX	3.0	1.0	1003	$1,350	$1.35	14d	1	1.20mi
9260 Josey St Beaumont, TX	3.0	2.0	1500	$2,100	$1.40	44d	1	1.28mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	44d	1	1.32mi
2005 Dowlen Rd Beaumont, TX	1.0	1.0	722	$1,000	$1.39	14d	1	1.33mi
2005 Dowlen Rd #5 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	44d	1	1.38mi
2015 Dowlen Rd #8 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	23d	1	1.38mi
2015 Dowlen Rd #3 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	44d	1	1.38mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	14d	10	1.43mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	44d	1	1.47mi
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	14d	9	1.49mi

HOA detail condo

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

Listing history 12 events

1. 2026-06-03
   days on market $119,800 Active 110 DOM
2. 2026-06-02
   days on market $119,800 Active 109 DOM
3. 2026-06-01
   days on market $119,800 Active 108 DOM
4. 2026-05-31
   days on market $119,800 Active 107 DOM
5. 2026-05-30
   days on market $119,800 Active 106 DOM
6. 2026-04-06
   price $119,800 783-char remark

   Show marketing remark (783 chars)

   Beautiful 2 Bedroom Townhome in West End Beaumont TX! Welcome to your new home! This charming 2-bedroom, 1.5-bath townhome is located in the highly sought-after West End of Beaumont. This home combines modern style with cozy comfort. Highlights include: Spacious living area with a fireplace – perfect for relaxing evenings, updated interiors with fresh paint and flooring for a modern look, inside utility room for convenience and extra storage, an open layout and plenty of natural light. Nestled in a quiet, well-maintained neighborhood with easy access to shopping and dining. Quick commute to Hwy 105, Hwy 90, IH 10 East or West or Hwy 69 S or N. This townhome is move-in ready and waiting for you! Schedule your private showing today and see everything it has to offer.

7. 2026-03-09
   price $121,900 783-char remark

   Show marketing remark (783 chars)

   Beautiful 2 Bedroom Townhome in West End Beaumont TX! Welcome to your new home! This charming 2-bedroom, 1.5-bath townhome is located in the highly sought-after West End of Beaumont. This home combines modern style with cozy comfort. Highlights include: Spacious living area with a fireplace – perfect for relaxing evenings, updated interiors with fresh paint and flooring for a modern look, inside utility room for convenience and extra storage, an open layout and plenty of natural light. Nestled in a quiet, well-maintained neighborhood with easy access to shopping and dining. Quick commute to Hwy 105, Hwy 90, IH 10 East or West or Hwy 69 S or N. This townhome is move-in ready and waiting for you! Schedule your private showing today and see everything it has to offer.

8. 2026-02-13
   listed $124,900 Active 783-char remark

   Show marketing remark (783 chars)

   Beautiful 2 Bedroom Townhome in West End Beaumont TX! Welcome to your new home! This charming 2-bedroom, 1.5-bath townhome is located in the highly sought-after West End of Beaumont. This home combines modern style with cozy comfort. Highlights include: Spacious living area with a fireplace – perfect for relaxing evenings, updated interiors with fresh paint and flooring for a modern look, inside utility room for convenience and extra storage, an open layout and plenty of natural light. Nestled in a quiet, well-maintained neighborhood with easy access to shopping and dining. Quick commute to Hwy 105, Hwy 90, IH 10 East or West or Hwy 69 S or N. This townhome is move-in ready and waiting for you! Schedule your private showing today and see everything it has to offer.

9. 2024-04-02
   historical $1,250
10. 2024-04-02
    listed $1,250
11. 2024-02-10
    historical $1,295
12. 2024-02-09
    listed $1,295

ⓘ 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: $2,418 · $201/mo
• Projected year-2 tax: $2,418 · $201/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 6/10 Major FEMA zone X · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $15,512
• − Mortgage interest: −$6,711
• − Property taxes: −$2,418
• − Insurance: −$599
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − HOA: −$1,764
• − Depreciation: −$3,485
• Taxable loss: −$1,946
• Est. tax savings @ 24.0%: +$467
• After-tax cash flow: $402/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

+9151.0% since first listed

7 events — show timeline

• 2026-04-06 Price Changed $119,800 BBOR
• 2026-03-09 Price Changed $121,900 BBOR
• 2026-02-13 Listed $124,900 BBOR
• 2024-04-02 Rental Removed $1,250 BBOR
• 2024-04-02 Listed for Rent $1,250 BBOR
• 2024-02-10 Rental Removed $1,295 BBOR
• 2024-02-09 Listed for Rent $1,295 BBOR

Property tax history

+2.5%/yr

Latest (2025): $2,418 · -0.8% YoY. Source: county tax records.