1620 Wellington Pl · Beaumont, TX 77706

$134,900

2 bd · 2.5 ba · 1,215 sqft · SingleFamily · 54 Days on market

Good condition $111/sqft · 13% below area Est $155k · 13% under

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Why this score? — see what drove the C 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 +20.3/30.0
• ARV discount +13.3/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and BEAUTIFULLY updated, this charming condo offers comfort, style, & low-maintenance living. Inside, you’ll find a warm living space with LVT wood-look flooring, neutral tones, and a cozy fireplace. The open layout flows into a modern kitchen updated to the "T" with today's top selections including granite countertops, stainless steel appliances, custom cabinetry, a spacious island, wine fridge, and more. .perfect for entertaining. Large windows & glass doors bring in an abundance of natural light & provide access to a private outdoor patio area. 2 spacious bedrooms and 2 full bathrooms up (w/ addit. 1/2 bath down); The HOA fee covers water/se

Key facts

• Custom cabinetry
• Cozy fireplace
• Modern kitchen

Tags

• LVT WOOD-LOOK FLOORING
• COZY FIREPLACE
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY

Property features AI

Finance

• HOA & community: Homeowners association; Community pool

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Residential condo/townhouse; Single-story
• Construction: Composition roof; Slab foundation
• Exterior features: Patio; In-ground pool; Public-maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Disposal
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Wood-burning fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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, 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: Regina Howell El (math 33% / reading 44%, grade F, #1,680 of 4,322 statewide, top 40%, 682 students, 58% FRL); Marshall Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 711 students, 62% 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).
• Market conditions: Rents flat; 259 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 11y 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: 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $154,889
• List price: $134,900
• Delta: -12.91%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.8%
• Equity multiple: 0.52×
• Total profit: $-18,228
• Equity at exit: $20,114

10-year hold

• IRR: -9.4%
• Equity multiple: 0.48×
• Total profit: $-19,483
• Equity at exit: $11,664

Cash invested: $37,772 (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: 259
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $107

Break-even live

Break-even rent $1,264

Max offer price $134,900

Occupancy floor 87%

Sensitivity live

Price	-10% $200	-5% $153	+0% $107	+5% $60	+10% $13
Rent	-10% $-4	-5% $51	+0% $107	+5% $162	+10% $217
Rate	-1.0pp $175	-0.5pp $141	base $107	+0.5pp $72	+1.0pp $36

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 Wellington Pl #903 Beaumont, TX	2.0	2.5	1215	$1,750	$1.44	45d	1	0.03mi
2005 Dowlen Rd #5 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	45d	1	0.27mi
2015 Dowlen Rd #8 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	25d	1	0.27mi
2015 Dowlen Rd #3 Beaumont, TX	1.0	1.0	722	$1,000	$1.39	45d	1	0.27mi
2005 Dowlen Rd Beaumont, TX	1.0	1.0	722	$1,000	$1.39	15d	1	0.33mi
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	15d	9	0.99mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	22d	1	1.00mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	15d	10	1.13mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	45d	1	1.30mi
85 E Caldwood Dr Beaumont, TX	2.0	1.5	1330	$1,223	$0.92	45d	2	1.31mi
85 E Caldwood Dr #6 Beaumont, TX	2.0	1.5	1331	$1,250	$0.94	25d	1	1.31mi
5550 Folsom Dr Beaumont, TX	1.0–2.0	1.0–2.0	756	$1,751	$2.32	25d	1	1.33mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	15d	1	1.38mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	22d	1	1.38mi
1450 N Major Dr Beaumont, TX	1.0–2.0	1.0–2.0	849	$1,188	$1.40	15d	17	1.39mi
6120 Folsom Dr Beaumont, TX	1.0–2.0	1.0–2.0	901	$1,499	$1.66	45d	1	1.39mi
1456 N Major Dr Beaumont, TX	2.0	2.0	1008	$1,079	$1.07	45d	1	1.42mi
565 25th St Beaumont, TX	2.0	2.0	1128	$1,650	$1.46	15d	1	1.46mi
1605 Cornerstone Ct Beaumont, TX	1.0–2.0	1.0–2.0	818	$1,108	$1.35	15d	17	1.50mi

Listing history 50 events

1. 2026-06-21
   days on market $134,900 Active 54 DOM
2. 2026-06-18
   days on market $134,900 Active 51 DOM
3. 2026-06-17
   days on market $134,900 Active 50 DOM
4. 2026-06-16
   days on market $134,900 Active 49 DOM
5. 2026-06-15
   days on market $134,900 Active 48 DOM
6. 2026-06-14
   days on market $134,900 Active 46 DOM
7. 2026-06-13
   days on market $134,900 Active 45 DOM
8. 2026-06-10
   days on market $134,900 Active 43 DOM
9. 2026-06-09
   days on market $134,900 Active 42 DOM
10. 2026-06-08
    days on market $134,900 Active 41 DOM
11. 2026-06-07
    days on market $134,900 Active 40 DOM
12. 2026-06-03
    days on market $134,900 Active 36 DOM
13. 2026-06-02
    days on market $134,900 Active 35 DOM
14. 2026-06-01
    days on market $134,900 Active 34 DOM
15. 2026-05-31
    days on market $134,900 Active 33 DOM
16. 2026-05-30
    days on market $134,900 Active 32 DOM
17. 2026-04-28
    listed $134,900 Active 1033-char remark
18. 2025-10-02
    price $139,900
19. 2025-07-30
    price $149,900
20. 2025-05-01
    price $112,500
21. 2025-03-21
    soldstatus Closed
22. 2025-02-19
    status Pending
23. 2025-02-14
    price $108,000
24. 2025-02-05
    soldstatus Closed
25. 2025-01-29
    status Pending
26. 2024-12-31
    price $110,000
27. 2024-12-17
    historical $1,246
28. 2024-12-12
    historical $1,246
29. 2024-11-28
    price $1,246
30. 2024-11-27
    listed $1,650
31. 2024-11-17
    historical $1,650
32. 2024-11-14
    price $115,000
33. 2024-11-04
    listed $1,650
34. 2024-10-17
    listed $120,000 Active
35. 2024-10-11
    listed $1,296
36. 2024-10-09
    historical $1,295
37. 2024-10-07
    price $1,295
38. 2024-10-04
    listed $119,000 Active
39. 2024-09-05
    listed $1,321
40. 2024-08-30
    historical $1,321
41. 2024-08-28
    listed $1,321
42. 2024-08-12
    soldstatus Closed
43. 2024-07-14
    status Pending
44. 2024-07-10
    listed $99,000 Active
45. 2024-06-18
    price $119,900
46. 2024-04-25
    price $124,900
47. 2023-09-27
    historical $1,350
48. 2023-09-22
    listed $1,350
49. 2023-04-21
    soldstatus Closed
50. 2023-03-22
    status Pending

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 21 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: $16,790
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$3,924
• Taxable loss: −$873
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $1,489/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready and beautifully updated single-family home offers comfort, style, and low-maintenance living. The modern kitchen and bathrooms, along with the well-maintained exterior, make it an attractive property for both resale and rental.

Value-add opportunities

• Both painting — fresh paint can enhance curb appeal and interior aesthetics
• Both landscaping — improved landscaping can increase curb appeal and property value
• Both HVAC maintenance — regular maintenance ensures efficient operation and extends HVAC lifespan

Renovation cost estimate screening

Value-add ROI direction

• Both painting — fresh paint can enhance curb appeal and interior aesthetics ↑
• Both landscaping — improved landscaping can increase curb appeal and property value ↑
• Both HVAC maintenance — regular maintenance ensures efficient operation and extends HVAC lifespan ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+79.9% since first listed

51 events — show timeline

• 2026-04-28 Listed $134,900 BBOR
• 2025-10-02 Price Changed $139,900 BBOR
• 2025-07-30 Price Changed $149,900 BBOR
• 2025-05-01 Price Changed $112,500 BBOR
• 2025-03-21 Sold (MLS) — BBOR
• 2025-02-19 Pending — BBOR
• 2025-02-14 Price Changed $108,000 BBOR
• 2025-02-05 Sold (MLS) — BBOR
• 2025-01-29 Pending — BBOR
• 2024-12-31 Price Changed $110,000 BBOR
• 2024-12-17 Rental Removed $1,246 RENTALBEAST
• 2024-12-12 Rental Removed $1,246 BBOR
• 2024-11-28 Price Changed $1,246 BBOR
• 2024-11-27 Listed for Rent $1,650 RENTALBEAST
• 2024-11-17 Rental Removed $1,650 RENTALBEAST
• 2024-11-14 Price Changed $115,000 BBOR
• 2024-11-04 Listed for Rent $1,650 RENTALBEAST
• 2024-10-17 Listed $120,000 BBOR
• 2024-10-11 Listed for Rent $1,296 BBOR
• 2024-10-09 Rental Removed $1,295 RENTALBEAST
• 2024-10-07 Price Changed $1,295 RENTALBEAST
• 2024-10-04 Listed $119,000 BBOR
• 2024-09-05 Listed for Rent $1,321 RENTALBEAST
• 2024-08-30 Rental Removed $1,321 BBOR
• 2024-08-28 Listed for Rent $1,321 BBOR
• 2024-08-12 Sold (MLS) — BBOR
• 2024-07-14 Pending — BBOR
• 2024-07-10 Listed $99,000 BBOR
• 2024-06-18 Price Changed $119,900 BBOR
• 2024-04-25 Price Changed $124,900 BBOR
• 2023-09-27 Rental Removed $1,350 Constellation-bbor
• 2023-09-22 Listed for Rent $1,350 Constellation-bbor
• 2023-04-21 Sold (MLS) — BBOR
• 2023-03-22 Pending — BBOR
• 2023-03-16 Listed $110,000 BBOR
• 2021-03-25 Sold (MLS) — BBOR
• 2021-03-12 Listed $95,000 BBOR
• 2018-03-23 Sold (MLS) — BBOR
• 2018-01-31 Listed $99,000 BBOR
• 2016-09-01 Sold (MLS) — BBOR
• 2016-08-22 Sold (MLS) — BBOR
• 2016-08-20 Listed $99,990 BBOR
• 2016-06-06 Listed $116,900 BBOR
• 2015-11-20 Sold (MLS) — BBOR
• 2015-11-06 Listed $74,500 BBOR
• 2015-10-23 Sold (MLS) — BBOR
• 2015-09-28 Listed $129,900 BBOR
• 2015-06-30 Sold (MLS) — BBOR
• 2015-06-15 Listed $74,900 BBOR
• 2015-06-02 Sold (MLS) — BBOR
• 2015-05-04 Listed $75,000 BBOR