2630 Hazel St · Beaumont, TX 77702

$103,000

4 bd · 4.0 ba · 3,202 sqft · SingleFamily public records · 120 Days on market

Built 1962 Good condition 0.34 ac lot $32/sqft · 57% below area ↓ 58% since listing

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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
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this massive 5-bedroom, 3.5-bath home in the heart of Beaumont! This inviting starter home features a spacious living area, a kitchen with white cabinets and an island, and large sized bedrooms. Book your showing today!

Key facts

• 0.34 acre lot
• Listed 119 days

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $103k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $94k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 5.2% 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: Caldwood El (math 13% / reading 20%, grade F, #3,946 of 4,322 statewide, top 92%, 553 students, 89% FRL); Odom Middle (math 30% / reading 42%, grade F, #805 of 1,662 statewide, top 50%, 709 students, 73% 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 73% FRL track the district average.
• Market conditions: 35 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 38% of the median local income ($67k/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 $712 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $43k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price.
• Climate carrying-cost: 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 $93,730 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 2.09% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.81%
• DSCR: 2.37
• GRM: 4.0

CMA / ARV

• ARV (median comp): $238,109
• List price: $103,000
• Delta: -56.74%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2630 Evalon St	0.27mi	4/2.5	2,553 (-20%)	4mo	$189,900	$74	54
1240 Oakcrest Cir	0.78mi	4/3.0	3,278 (+2%)	9mo	$469,900	$143	50
2685 Ashley St	0.17mi	4/4.5	3,749 (+17%)	27mo	$205,000	$55	45
755 19th St	0.65mi	4/3.5	2,496 (-22%)	0mo	$379,000	$152	42
2274 North St	0.52mi	3/2.0 (-1)	2,607 (-19%)	1mo	$99,000	$38	37
2435 Louisiana St	0.47mi	4/4.0	2,574 (-20%)	27mo	$159,900	$62	33
2395 Harrison St	0.36mi	3/2.5 (-1)	2,674 (-16%)	29mo	$315,000	$118	27
2350 Long St	0.43mi	3/3.0 (-1)	2,554 (-20%)	27mo	$60,500	$24	26
2360 Liberty St	0.52mi	4/2.5	2,574 (-20%)	33mo	$277,500	$108	25
3510 Evalon Ave	0.72mi	4/2.5	3,610 (+13%)	24mo	$334,000	$93	19
2025 Shady Ln	1.06mi	4/2.5	2,738 (-14%)	28mo	$315,000	$115	15
1832 Liberty St	0.94mi	3/5.0 (-1)	2,780 (-13%)	31mo	$79,000	$28	14

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.06×
• Total profit: $30,655
• Equity at exit: $15,358

10-year hold

• IRR: 33.4%
• Equity multiple: 4.06×
• Total profit: $88,171
• Equity at exit: $8,906

Cash invested: $28,840 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 9 under contract
• Months of supply: 32.0 mo (3%/mo absorbed)
• Median asking: $299,950 ($98/sqft)
• Median days on market: 45 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -24.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77702

• Home prices YoY: -25.3%
• Active inventory: 35
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,152 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$377 /mo · $4,519/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $740

Break-even live

Break-even rent $1,215

Max offer price $103,000

Occupancy floor 61%

Sensitivity live

Price	-10% $799	-5% $770	+0% $740	+5% $711	+10% $682
Rent	-10% $570	-5% $655	+0% $740	+5% $825	+10% $910
Rate	-1.0pp $792	-0.5pp $767	base $740	+0.5pp $714	+1.0pp $687

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: $25,750
• Closing costs: $3,090
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2532 South St Beaumont, TX	3.0	2.0	2344	$2,200	$0.94	93d	1	0.53mi
2350 Pecos St Unit A Beaumont, TX	4.0	2.0	2200	$1,805	$0.82	72d	1	0.67mi
3435 Kenwood Dr Beaumont, TX	4.0	2.0	2200	$2,500	$1.14	93d	1	0.83mi

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceSingle story
• Exterior features: Metal roof

Interior

• Flooring: Vinyl
• Bathrooms: 3 full bathrooms2 half bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Vinyl flooringCeiling fans

Listing history 50 events

1. 2026-08-08
   days on market $103,000 Active 120 DOM
2. 2026-08-07
   days on market $103,000 Active 119 DOM
3. 2026-08-06
   days on market $103,000 Active 118 DOM
4. 2026-08-05
   days on market $103,000 Active 117 DOM
5. 2026-08-04
   days on market $103,000 Active 116 DOM
6. 2026-08-03
   days on market $103,000 Active 115 DOM
7. 2026-07-31
   days on market $103,000 Active 112 DOM
8. 2026-07-29
   days on market $103,000 Active 110 DOM
9. 2026-07-27
   days on market $103,000 Active 108 DOM
10. 2026-07-25
    days on market $103,000 Active 106 DOM
11. 2026-07-23
    price $103,000 Active 104 DOM
12. 2026-07-23
    days on market $129,900 Active 104 DOM
13. 2026-07-22
    days on market $129,900 Active 103 DOM
14. 2026-07-21
    days on market $129,900 Active 102 DOM
15. 2026-07-18
    days on market $129,900 Active 99 DOM
16. 2026-07-16
    days on market $129,900 Active 97 DOM
17. 2026-07-16
    days on market $129,900 Active 96 DOM
18. 2026-07-14
    days on market $129,900 Active 95 DOM
19. 2026-07-14
    days on market $129,900 Active 94 DOM
20. 2026-07-12
    days on market $129,900 Active 93 DOM
21. 2026-07-11
    days on market $129,900 Active 92 DOM
22. 2026-07-10
    days on market $129,900 Active 91 DOM
23. 2026-07-09
    days on market $129,900 Active 90 DOM
24. 2026-07-08
    days on market $129,900 Active 89 DOM
25. 2026-07-07
    days on market $129,900 Active 88 DOM
26. 2026-07-06
    days on market $129,900 Active 87 DOM
27. 2026-07-05
    days on market $129,900 Active 86 DOM
28. 2026-07-04
    days on market $129,900 Active 85 DOM
29. 2026-07-03
    days on market $129,900 Active 84 DOM
30. 2026-07-02
    pricedays on market $129,900 Active 83 DOM
31. 2026-07-01
    days on market $145,900 Active 82 DOM
32. 2026-06-30
    days on market $145,900 Active 81 DOM
33. 2026-06-29
    days on market $145,900 Active 80 DOM
34. 2026-06-28
    days on market $145,900 Active 79 DOM
35. 2026-06-28
    days on market $145,900 Active 78 DOM
36. 2026-06-27
    days on market $145,900 Active 77 DOM
37. 2026-06-25
    days on market $145,900 Active 75 DOM
38. 2026-06-23
    days on market $145,900 Active 73 DOM
39. 2026-06-21
    days on market $145,900 Active 72 DOM
40. 2026-06-18
    days on market $145,900 Active 69 DOM
41. 2026-06-17
    days on market $145,900 Active 68 DOM
42. 2026-06-16
    days on market $145,900 Active 67 DOM
43. 2026-06-15
    days on market $145,900 Active 66 DOM
44. 2026-06-14
    days on market $145,900 Active 64 DOM
45. 2026-06-13
    days on market $145,900 Active 63 DOM
46. 2026-06-10
    days on market $145,900 Active 61 DOM
47. 2026-06-09
    days on market $145,900 Active 60 DOM
48. 2026-06-08
    days on market $145,900 Active 59 DOM
49. 2026-06-07
    days on market $145,900 Active 58 DOM
50. 2026-06-03
    days on market $145,900 Active 54 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: $4,519 · $377/mo
• Projected year-2 tax: $4,519 · $377/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $25,824
• − Mortgage interest: −$5,770
• − Property taxes: −$4,519
• − Insurance: −$515
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$2,996
• Taxable income: $7,893
• Est. tax owed @ 24.0%: −$1,894
• After-tax cash flow: $6,991/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.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab Est. rehab $16,010–$48,030 screening

This well-maintained, move-in-ready home in Beaumont offers a spacious layout with good condition and potential for minor updates to enhance its value.

Components & finishes AI

Roof metal · good Flooring laminate Counters solid surface

Value-add opportunities

• Both kitchen appliances — adds functionality and appeal ↑
• Both bathroom fixtures — modernizes and enhances aesthetics ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Caldwood El F TX #3,946/4,322 Nat'l #35,887/41,679 Middle Odom Middle F TX #805/1,662 Nat'l #7,206/14,009 High Beaumont United H S F TX #1,554/1,632 Nat'l #15,857/17,239

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

C Composite livability gradescore 64/100

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 · 259,015 people
• City population: 125,901
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 3,497
• Household income: $67,344
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 25% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 31% Hispanic / Latino 30% White 27% Two or more races 18% Asian 8%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 21% · Canada
• Languages at home: 73% English-only · Spanish 25% Arabic 1%

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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: ▼ -46.58%
• Current HPI: 137.5454
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceSingle story
• Exterior features: Metal roof

Interior

• Flooring: Vinyl
• Bathrooms: 3 full bathrooms2 half bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Vinyl flooringCeiling fans

Price history

-58.1% since first listed

15 events — show timeline

• 2026-06-30 Price Changed $129,900 BBOR
• 2026-06-30 Price Changed $129,900 Greater Lansing AoR
• 2026-04-10 Listed $145,900 BBOR
• 2026-01-28 Listing Removed — HARMLS
• 2026-01-02 Price Changed $180,000 BBOR
• 2026-01-02 Price Changed $180,000 HARMLS
• 2025-09-24 Price Changed $190,000 BBOR
• 2025-09-24 Price Changed $190,000 HARMLS
• 2025-08-20 Listed $200,000 HARMLS
• 2025-06-14 Listing Removed — HARMLS
• 2024-12-23 Listed $310,000 HARMLS
• 2022-05-25 Sold (Public Records) — Public Records
• 2022-02-15 Sold (Public Records) — Public Records
• 2022-02-15 Sold (Public Records) — Public Records
• 2021-07-20 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,519 · -0.8% YoY. Source: county tax records.