2630 Hazel St · Beaumont, TX 77702

$145,900

4 bd · 4.0 ba · 3,202 sqft · SingleFamily public records · 72 Days on market

Built 1962 0.34 ac lot $46/sqft · 39% below area Est $238k · 39% under ↓ 53% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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 72 days

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $137k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 26 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($137k) 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

• Watch-outs: property tax is 3.1% of price; 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,146 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.47% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.62%
• DSCR: 1.65
• GRM: 5.6

CMA / ARV

• ARV (median comp): $237,988
• List price: $145,900
• Delta: -38.69%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3510 Evalon Ave	0.72mi	4/2.5	3,610 (+13%)	22mo	$334,000	$93	21

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,011
• Equity at exit: $21,754

10-year hold

• IRR: 12.2%
• Equity multiple: 1.97×
• Total profit: $39,636
• Equity at exit: $12,615

Cash invested: $40,852 (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 77702

• Home prices YoY: -25.3%
• Active inventory: 26
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,152 medium
• Mortgage (P&I): −$765
• Tax from tax record: −$377 /mo · $4,519/yr
• Insurance: −$61
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $431

Break-even live

Break-even rent $1,606

Max offer price $145,900

Occupancy floor 75%

Sensitivity live

Price	-10% $514	-5% $472	+0% $431	+5% $390	+10% $349
Rent	-10% $261	-5% $346	+0% $431	+5% $516	+10% $601
Rate	-1.0pp $505	-0.5pp $468	base $431	+0.5pp $393	+1.0pp $355

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: $36,475
• Closing costs: $4,377
• 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	45d	1	0.53mi
2350 Pecos St Unit A Beaumont, TX	4.0	2.0	2200	$1,805	$0.82	24d	1	0.67mi
3435 Kenwood Dr Beaumont, TX	4.0	2.0	2200	$2,500	$1.14	45d	1	0.83mi

Listing history 29 events

1. 2026-06-21
   days on market $145,900 Active 72 DOM
2. 2026-06-18
   days on market $145,900 Active 69 DOM
3. 2026-06-17
   days on market $145,900 Active 68 DOM
4. 2026-06-16
   days on market $145,900 Active 67 DOM
5. 2026-06-15
   days on market $145,900 Active 66 DOM
6. 2026-06-14
   days on market $145,900 Active 64 DOM
7. 2026-06-13
   days on market $145,900 Active 63 DOM
8. 2026-06-10
   days on market $145,900 Active 61 DOM
9. 2026-06-09
   days on market $145,900 Active 60 DOM
10. 2026-06-08
    days on market $145,900 Active 59 DOM
11. 2026-06-07
    days on market $145,900 Active 58 DOM
12. 2026-06-03
    days on market $145,900 Active 54 DOM
13. 2026-06-02
    days on market $145,900 Active 53 DOM
14. 2026-06-01
    days on market $145,900 Active 52 DOM
15. 2026-05-31
    days on market $145,900 Active 51 DOM
16. 2026-05-30
    days on market $145,900 Active 50 DOM
17. 2026-04-10
    listed $145,900 Active 230-char remark

    Show marketing remark (230 chars)

    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!

18. 2026-01-28
    historical
19. 2026-01-02
    price $180,000
20. 2026-01-02
    price $180,000
21. 2025-09-24
    price $190,000
22. 2025-09-24
    price $190,000
23. 2025-08-20
    listed $200,000 Active
24. 2025-06-14
    historical
25. 2024-12-23
    listed $310,000 Active
26. 2022-05-25
    soldstatus
27. 2022-02-15
    soldstatus
28. 2022-02-15
    soldstatus
29. 2021-07-20
    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: $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 7/10 Severe FEMA zone X · 99% 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: −$8,173
• − Property taxes: −$4,519
• − Insurance: −$1,527
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$4,244
• Taxable income: $3,229
• Est. tax owed @ 24.0%: −$775
• After-tax cash flow: $4,399/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
• City population: 125,901
• Population (ZIP): 3,497

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: 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%

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

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

-52.9% since first listed

13 events — show timeline

• 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.