1722 Yorkshire Cir · Beaumont, TX 77713

$115,000

3 bd · 2.0 ba · 1,344 sqft · Land · 8 Days on market

Built 1982 0.35 ac lot ↓ 14% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2-bath mobile home with great potential to make it your own! This 1,344 sq ft home features a covered patio perfect for relaxing or entertaining and is shaded by mature trees that add to the outdoor appeal. With plenty of space to personalize, this property offers a great opportunity. Conveniently located in Hardin Jefferson-ISD and less than 2 miles from local refineries, making for an easy commute. Schedule your showing today!

Key facts

• Workshop
• Patio
• Fenced backyard

Tags

• FENCED BACKYARD
• PATIO
• WORKSHOP
• NEDERLAND ISD SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $115k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 12.1% 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.
• Hardin-Jefferson ISD (rural): math 54% / reading 49% proficiency, ranked #135 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 285 active listings in the ZIP; solid renter incomes; 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.49% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.77%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.79% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.41×
• Total profit: $13,162
• Equity at exit: $17,147

10-year hold

• IRR: 17.8%
• Equity multiple: 2.32×
• Total profit: $42,655
• Equity at exit: $9,943

Cash invested: $32,200 (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 77713

• Home prices YoY: -19.3%
• Rents YoY: 0.8%
• Active inventory: 285
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $557

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 62%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $115,000 Active 8 DOM
2. 2026-06-17
   days on market $115,000 Active 7 DOM
3. 2026-06-16
   days on market $115,000 Active 6 DOM
4. 2026-06-15
   days on market $115,000 Active 5 DOM
5. 2026-06-14
   remarks 512-char remark
6. 2026-06-14
   pricedays on marketlisting id $115,000 Active 3 DOM
7. 2026-06-10
   days on market $110,500 Active 96 DOM
8. 2026-06-09
   days on market $110,500 Active 95 DOM
9. 2026-06-08
   days on market $110,500 Active 94 DOM
10. 2026-06-07
    days on market $110,500 Active 93 DOM
11. 2026-06-03
    days on market $110,500 Active 89 DOM
12. 2026-06-02
    days on market $110,500 Active 88 DOM
13. 2026-06-01
    days on market $110,500 Active 87 DOM
14. 2026-05-31
    days on market $110,500 Active 86 DOM
15. 2026-05-30
    days on market $110,500 Active 85 DOM
16. 2026-05-07
    price $110,500 443-char remark

    Show marketing remark (443 chars)

    3-bedroom, 2-bath mobile home with great potential to make it your own! This 1,344 sq ft home features a covered patio perfect for relaxing or entertaining and is shaded by mature trees that add to the outdoor appeal. With plenty of space to personalize, this property offers a great opportunity. Conveniently located in Hardin Jefferson-ISD and less than 2 miles from local refineries, making for an easy commute. Schedule your showing today!

17. 2026-03-16
    price $123,500 443-char remark

    Show marketing remark (443 chars)

    3-bedroom, 2-bath mobile home with great potential to make it your own! This 1,344 sq ft home features a covered patio perfect for relaxing or entertaining and is shaded by mature trees that add to the outdoor appeal. With plenty of space to personalize, this property offers a great opportunity. Conveniently located in Hardin Jefferson-ISD and less than 2 miles from local refineries, making for an easy commute. Schedule your showing today!

18. 2026-03-06
    listed $128,500 Active 443-char remark

    Show marketing remark (443 chars)

    3-bedroom, 2-bath mobile home with great potential to make it your own! This 1,344 sq ft home features a covered patio perfect for relaxing or entertaining and is shaded by mature trees that add to the outdoor appeal. With plenty of space to personalize, this property offers a great opportunity. Conveniently located in Hardin Jefferson-ISD and less than 2 miles from local refineries, making for an easy commute. Schedule your showing today!

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $20,537
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$3,345
• Taxable income: $5,164
• Est. tax owed @ 24.0%: −$1,239
• After-tax cash flow: $5,448/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: Hardin-Jefferson ISD
• NCES district ID: 4822410
• Math proficiency: 54% ▼ -5.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $61,336
• Composite: 45.14/100
• National rank: #2682
• State rank: #135 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

• County: Jefferson County · 203,592 people
• City population: 125,901
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 15,541
• Household income: $91,330
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 444.0

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 0.68)
• Race & ethnicity: White 46% Black 25% Hispanic / Latino 22% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 6% Serbian 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -41.58%
• Current HPI: 173.8851
• Rent YoY: ▲ 0.79%
• 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

-14.0% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $110,500 BBOR
• 2026-03-16 Price Changed $123,500 BBOR
• 2026-03-06 Listed $128,500 BBOR

Property tax history

-1.5%/yr

Latest (2025): $72 · -0.0% YoY. Source: county tax records.