1670 Corley St · Beaumont, TX 77701

$84,900

2 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 7 Days on market

Built 1962 7,405 sqft lot Est $96k · 12% under

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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 +26.9/30.0
• ARV discount +12.8/15.0
• DSCR +9.3/10.0
• 1% rule +9.0/10.0
• 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

2/1 house in Cartwright Addition.

Key facts

• 7,405 sq ft lot
• Listed 7 days

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Subdivision: Cartwright
• Exterior features: Composition roof; Publicly maintained road

Interior

• Flooring: Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling
• Interior features: Ceiling fan(s); Window unit(s); Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 9.6% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($587 loan paydown + $5k appreciation (6.2% local appreciation)).
• At projected returns (6.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% 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 $84,900

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.40% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $96,288
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2335 Avenue B	0.18mi	2/1.0	1,284 (-9%)	4mo	$50,000	$39	72
2215 Blanchette St	0.44mi	2/1.0	1,400 (-1%)	23mo	$95,000	$68	58
1645 Harriot St	0.55mi	2/2.0	1,456 (+3%)	20mo	$58,000	$40	48
1445 Elgie St	0.72mi	3/1.0 (+1)	1,264 (-11%)	12mo	$89,900	$71	34

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: 25.8%
• Equity multiple: 2.72×
• Total profit: $40,873
• Equity at exit: $54,730

10-year hold

• IRR: 24.1%
• Equity multiple: 5.56×
• Total profit: $108,339
• Equity at exit: $100,443

Cash invested: $23,772 (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 77701

• Home prices YoY: 3.8%
• Active inventory: 73
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$445
• Tax from tax record: −$220 /mo · $2,644/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $235

Break-even live

Break-even rent $887

Max offer price $84,900

Occupancy floor 75%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1545 Avenue B Beaumont, TX	2.0	1.0	1212	$695	$0.57	43d	1	0.41mi
1211 Washington Blvd Beaumont, TX	3.0	1.0	1363	$1,200	$0.88	43d	1	0.49mi
1107 Avenue A Unit 1111 Beaumont, TX	2.0	1.0	1012	$995	$0.98	23d	1	0.66mi
1107 Avenue A Unit 1109 Beaumont, TX	2.0	1.0	1012	$995	$0.98	43d	1	0.66mi
2781 Sabine Pass Ave Unit 605 Beaumont, TX	2.0	1.0	1278	$1,025	$0.80	13d	1	0.72mi
610 Craig St Beaumont, TX	3.0	2.0	1267	$1,995	$1.57	13d	1	0.77mi
1417 Church St Beaumont, TX	2.0	1.0	1440	$1,100	$0.76	13d	1	0.78mi
690 E Avenue Unit A Beaumont, TX	3.0	1.0	1300	$975	$0.75	13d	1	0.83mi
450 Jackson St Beaumont, TX	3.0	2.0	1500	$1,500	$1.00	13d	1	0.89mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	43d	1	1.12mi
2310 Morrison St Beaumont, TX	3.0	2.0	1528	$1,423	$0.93	13d	1	1.18mi
701 Trinity St #450 Beaumont, TX	2.0	2.5	1586	$2,100	$1.32	13d	1	1.18mi
1275 Doucette St Beaumont, TX	2.0	1.0	1096	$1,250	$1.14	13d	1	1.20mi
4285 Chaison St Beaumont, TX	2.0	1.0	904	$850	$0.94	43d	1	1.20mi
315 E Pipkin St Beaumont, TX	2.0	1.0	952	$1,000	$1.05	13d	1	1.35mi
2450 S 8th St Beaumont, TX	3.0	1.0	940	$1,450	$1.54	13d	1	1.38mi
3255 Waverly St Beaumont, TX	3.0	2.0	1152	$1,600	$1.39	23d	1	1.40mi

Listing history 8 events

1. 2026-06-18
   status $84,900 Active 7 DOM
2. 2026-06-07
   statusdays on market $84,900 Pending 7 DOM
3. 2026-06-03
   days on market $84,900 Active 5 DOM
4. 2026-06-02
   days on market $84,900 Active 4 DOM
5. 2026-06-01
   days on market $84,900 Active 3 DOM
6. 2026-05-31
   days on market $84,900 Active 2 DOM
7. 2026-05-30
   remarks 33-char remark
8. 2026-05-30
   listed $84,900 Active 1 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: $2,644 · $220/mo
• Projected year-2 tax: $2,644 · $220/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: $14,224
• − Mortgage interest: −$4,756
• − Property taxes: −$2,644
• − Insurance: −$424
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$2,470
• Taxable income: $1,654
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $2,429/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

1 event — show timeline

• 2026-05-29 Listed $84,900 BBOR

Property tax history

+8.4%/yr

Latest (2025): $2,644 · +19.0% YoY. Source: county tax records.