2274 North St · Beaumont, TX 77701

$99,000

3 bd · 2.0 ba · 1,644 sqft · SingleFamily public records · 140 Days on market

Built 1962 0.26 ac lot $60/sqft · 20% below area Est $196k · 49% under ↓ 18% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Welcome to this Old Town property positioned for future growth and versatility! Located in a zoning area that allows, with approval of a specific use permit, the possibility of multifamily or commercial use, this property offers a rare opportunity for redevelopment or investment. One of its most distinctive features is its existing, dual-level, layout with separate living spaces. The first floor includes a kitchen, utility space, full bathroom, primary bed and additional rooms suitable for a variety of uses. The second floor is well-equipped with its own utility space for a washer and dryer, kitchen space with hookups, a living room, bedroom with walk-in closets, and a full bathroom. Adding to its versatility is the potential for a separate upstairs entrance through the double glass doors. Whether you're seeking a property with multiple future-use possibilities or looking to expand your investment portfolio, you won't want to miss 2274 N. Street.

Key facts

• Walk-in closets
• Dual-level layout
• Utility space

Tags

• MULTIFAMILY OR COMMERCIAL USE
• DUAL-LEVEL LAYOUT
• SEPARATE LIVING SPACES
• UTILITY SPACE
• WALK-IN CLOSETS
• SEPARATE UPSTAIRS ENTRANCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: 73 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($684 loan paydown + $6k appreciation (6.2% local appreciation)).
• At projected returns (6.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.51% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.43%
• DSCR: 1.86
• GRM: 5.5

CMA / ARV

• ARV (median comp): $195,586
• List price: $99,000
• Delta: -49.38%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2660 Long St	0.58mi	3/2.0	1,634 (-1%)	3mo	$165,000	$101	70
2380 Hazel St	0.16mi	3/2.0	1,694 (+3%)	22mo	$157,900	$93	69
2320 Rusk St	0.61mi	3/1.5	1,620 (-2%)	2mo	$75,000	$46	65
2630 Ashley St	0.57mi	4/3.0 (+1)	1,732 (+5%)	12mo	$169,997	$98	46
2360 Gladys St	0.43mi	3/3.0	1,824 (+11%)	18mo	$179,777	$99	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 3.12×
• Total profit: $58,707
• Equity at exit: $63,819

10-year hold

• IRR: 29.7%
• Equity multiple: 6.41×
• Total profit: $150,030
• Equity at exit: $117,124

Cash invested: $27,720 (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 77701

• Home prices YoY: 3.8%
• Active inventory: 73
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$519
• Tax from tax record: −$170 /mo · $2,036/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $449

Break-even live

Break-even rent $924

Max offer price $99,000

Occupancy floor 65%

Sensitivity live

Price	-10% $505	-5% $477	+0% $449	+5% $421	+10% $393
Rent	-10% $331	-5% $390	+0% $449	+5% $508	+10% $567
Rate	-1.0pp $499	-0.5pp $474	base $449	+0.5pp $423	+1.0pp $397

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2290 Long Ave Unit 05 Beaumont, TX	2.0	1.0	1055	$950	$0.90	24d	1	0.21mi
2260 Ashley St Beaumont, TX	3.0	2.0	1471	$1,595	$1.08	14d	1	0.27mi
2565 Harrison Ave Beaumont, TX	3.0	2.0	1789	$2,150	$1.20	44d	1	0.41mi
2350 Pecos St Unit A Beaumont, TX	4.0	2.0	2200	$1,805	$0.82	24d	1	0.48mi
2640 Harrison Ave Beaumont, TX	3.0	1.0	1158	$1,295	$1.12	24d	1	0.51mi
2525 Louisiana St Beaumont, TX	2.0	1.0	1516	$1,485	$0.98	24d	1	0.56mi
2570 Sweetgum Ln Beaumont, TX	1.0–2.0	1.0–1.5	876	$1,599	$1.82	14d	15	0.84mi
2020 Cottonwood St Beaumont, TX	2.0–4.0	1.0	928	$1,238	$1.33	14d	9	0.92mi
1420 Liveoak St Beaumont, TX	3.0	2.0	1760	$1,695	$0.96	24d	1	1.04mi
355 N 18th St Beaumont, TX	3.0	2.0	1050	$1,395	$1.33	44d	1	1.12mi
3435 Kenwood Dr Beaumont, TX	4.0	2.0	2200	$2,500	$1.14	44d	1	1.25mi
3450 Durwood Dr Beaumont, TX	3.0	2.0	1952	$2,195	$1.12	44d	1	1.26mi
690 E Avenue Unit A Beaumont, TX	3.0	1.0	1300	$975	$0.75	14d	1	1.27mi
3720 Laurel St #6 Beaumont, TX	2.0	1.5	1152	$1,095	$0.95	14d	1	1.30mi
3720 Laurel Ave Unit Laurel Ave unit 12 Beaumont, TX	2.0	1.5	1188	$1,095	$0.92	24d	1	1.30mi
701 Trinity St #450 Beaumont, TX	2.0	2.5	1586	$2,100	$1.32	14d	1	1.37mi
2023 Delaware St Beaumont, TX	3.0	1.0	1180	$1,300	$1.10	44d	1	1.38mi
3085 S Willowood Ln Beaumont, TX	3.0	1.0	1533	$1,400	$0.91	14d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $99,000 Active 140 DOM
2. 2026-06-17
   days on market $99,000 Active 139 DOM
3. 2026-06-16
   days on market $99,000 Active 138 DOM
4. 2026-06-15
   days on market $99,000 Active 137 DOM
5. 2026-06-14
   days on market $99,000 Active 135 DOM
6. 2026-06-13
   days on market $99,000 Active 134 DOM
7. 2026-06-10
   days on market $99,000 Active 132 DOM
8. 2026-06-09
   days on market $99,000 Active 131 DOM
9. 2026-06-08
   days on market $99,000 Active 130 DOM
10. 2026-06-07
    days on market $99,000 Active 129 DOM
11. 2026-06-03
    days on market $99,000 Active 125 DOM
12. 2026-06-02
    days on market $99,000 Active 124 DOM
13. 2026-06-01
    days on market $99,000 Active 123 DOM
14. 2026-05-31
    days on market $99,000 Active 122 DOM
15. 2026-05-30
    days on market $99,000 Active 121 DOM
16. 2026-03-07
    price $99,000 960-char remark

    Show marketing remark (960 chars)

    Welcome to this Old Town property positioned for future growth and versatility! Located in a zoning area that allows, with approval of a specific use permit, the possibility of multifamily or commercial use, this property offers a rare opportunity for redevelopment or investment. One of its most distinctive features is its existing, dual-level, layout with separate living spaces. The first floor includes a kitchen, utility space, full bathroom, primary bed and additional rooms suitable for a variety of uses. The second floor is well-equipped with its own utility space for a washer and dryer, kitchen space with hookups, a living room, bedroom with walk-in closets, and a full bathroom. Adding to its versatility is the potential for a separate upstairs entrance through the double glass doors. Whether you're seeking a property with multiple future-use possibilities or looking to expand your investment portfolio, you won't want to miss 2274 N. Street.

17. 2026-03-07
    price $99,000 960-char remark

    Show marketing remark (960 chars)

    Welcome to this Old Town property positioned for future growth and versatility! Located in a zoning area that allows, with approval of a specific use permit, the possibility of multifamily or commercial use, this property offers a rare opportunity for redevelopment or investment. One of its most distinctive features is its existing, dual-level, layout with separate living spaces. The first floor includes a kitchen, utility space, full bathroom, primary bed and additional rooms suitable for a variety of uses. The second floor is well-equipped with its own utility space for a washer and dryer, kitchen space with hookups, a living room, bedroom with walk-in closets, and a full bathroom. Adding to its versatility is the potential for a separate upstairs entrance through the double glass doors. Whether you're seeking a property with multiple future-use possibilities or looking to expand your investment portfolio, you won't want to miss 2274 N. Street.

18. 2026-01-29
    listed $120,000 Active 960-char remark

    Show marketing remark (960 chars)

    Welcome to this Old Town property positioned for future growth and versatility! Located in a zoning area that allows, with approval of a specific use permit, the possibility of multifamily or commercial use, this property offers a rare opportunity for redevelopment or investment. One of its most distinctive features is its existing, dual-level, layout with separate living spaces. The first floor includes a kitchen, utility space, full bathroom, primary bed and additional rooms suitable for a variety of uses. The second floor is well-equipped with its own utility space for a washer and dryer, kitchen space with hookups, a living room, bedroom with walk-in closets, and a full bathroom. Adding to its versatility is the potential for a separate upstairs entrance through the double glass doors. Whether you're seeking a property with multiple future-use possibilities or looking to expand your investment portfolio, you won't want to miss 2274 N. Street.

19. 2026-01-16
    listed $120,000 Active 960-char remark

    Show marketing remark (960 chars)

    Welcome to this Old Town property positioned for future growth and versatility! Located in a zoning area that allows, with approval of a specific use permit, the possibility of multifamily or commercial use, this property offers a rare opportunity for redevelopment or investment. One of its most distinctive features is its existing, dual-level, layout with separate living spaces. The first floor includes a kitchen, utility space, full bathroom, primary bed and additional rooms suitable for a variety of uses. The second floor is well-equipped with its own utility space for a washer and dryer, kitchen space with hookups, a living room, bedroom with walk-in closets, and a full bathroom. Adding to its versatility is the potential for a separate upstairs entrance through the double glass doors. Whether you're seeking a property with multiple future-use possibilities or looking to expand your investment portfolio, you won't want to miss 2274 N. Street.

ⓘ 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: $2,036 · $170/mo
• Projected year-2 tax: $2,036 · $170/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 4/10 Moderate FEMA zone X · 22% 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: $17,907
• − Mortgage interest: −$5,546
• − Property taxes: −$2,036
• − Insurance: −$495
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$2,880
• Taxable income: $4,085
• Est. tax owed @ 24.0%: −$981
• After-tax cash flow: $4,405/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): 12,381
• Household income: $49,181
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 516.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 44% Black 44% Two or more races 21% White 8% Asian 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 40% Vietnamese 3%

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: ▲ 6.25%
• Current HPI: 170.1843
• Rent YoY: —
• 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

-17.5% since first listed

4 events — show timeline

• 2026-03-07 Price Changed $99,000 BBOR
• 2026-03-07 Price Changed $99,000 HARMLS
• 2026-01-29 Listed $120,000 HARMLS
• 2026-01-16 Listed $120,000 BBOR

Property tax history

+3.5%/yr

Latest (2025): $2,036 · +9.1% YoY. Source: county tax records.