4150 Crow Rd Unit 4 Bldg A Rd · Beaumont, TX 77706

$92,000

2 bd · 1.5 ba · 1,296 sqft · Condo public records · 135 Days on market

Built 1978 $71/sqft · 30% below area Est $132k · 30% 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 +24.6/30.0
• ARV discount +15.0/15.0
• 1% rule +9.3/10.0
• DSCR +7.9/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner financing only! This 2-bedroom, 1.5-bath townhouse offers a comfortable layout. Enjoy a dedicated breakfast room, indoor laundry, and a private fenced patio—perfect for relaxing or entertaining. Includes a one-car carport. Sold as is.

Key facts

• Private fenced patio
• Breakfast room
• Indoor laundry

Tags

• BREAKFAST ROOM
• INDOOR LAUNDRY
• PRIVATE FENCED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $92k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Guess El (math 30% / reading 33%, grade F, #2,396 of 4,322 statewide, top 56%, 699 students, 82% FRL); M L King Middle (math 6% / reading 12%, grade F, #1,653 of 1,662 statewide, top 99%, 480 students, 91% 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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: severe 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 $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 5.8

CMA / ARV

• ARV (median comp): $131,554
• List price: $92,000
• Delta: -30.07%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.9%
• Equity multiple: 0.62×
• Total profit: $-9,902
• Equity at exit: $13,717

10-year hold

• IRR: -6.8%
• Equity multiple: 0.63×
• Total profit: $-9,618
• Equity at exit: $7,954

Cash invested: $25,760 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$482
• Tax from tax record: −$167 /mo · $2,009/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$165
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $123

Break-even live

Break-even rent $1,164

Max offer price $92,000

Occupancy floor 86%

Sensitivity live

Price	-10% $175	-5% $149	+0% $123	+5% $97	+10% $71
Rent	-10% $19	-5% $71	+0% $123	+5% $175	+10% $228
Rate	-1.0pp $170	-0.5pp $147	base $123	+0.5pp $99	+1.0pp $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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3995 Crow Rd Unit 201 Beaumont, TX	2.0	2.0	1162	$1,550	$1.33	45d	1	0.07mi
4636 Collier St Beaumont, TX	2.0	1.0	969	$1,030	$1.06	45d	1	0.08mi
4695 Collier St #8 Beaumont, TX	2.0	1.5	1121	$1,150	$1.03	45d	1	0.10mi
3925 Crow Rd Unit 49 Beaumont, TX	2.0	1.5	1306	$1,325	$1.01	45d	1	0.11mi
3910 Treadway Rd Beaumont, TX	2.0–3.0	1.0–1.5	1019	$1,349	$1.32	15d	10	0.32mi
5680 Shivers Dr Beaumont, TX	3.0	1.0	1442	$1,500	$1.04	25d	1	0.80mi
5740 Northwest Pkwy Beaumont, TX	1.0–2.0	1.0–2.0	884	$1,499	$1.69	15d	1	0.87mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$917	$1.01	15d	9	0.92mi
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	25d	1	0.94mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	15d	1	0.95mi
6161 Sienna TRL Beaumont, TX	2.0	2.0	1003	$1,129	$1.13	45d	1	0.96mi
6120 Folsom Dr Beaumont, TX	1.0–2.0	1.0–2.0	901	$1,499	$1.66	45d	1	0.97mi
5340 Bettes Ln Beaumont, TX	3.0	1.5	1496	$1,575	$1.05	45d	1	0.98mi
5356 Old Dowlen Rd Beaumont, TX	2.0	2.0	1112	$1,350	$1.21	45d	1	1.02mi
4325 Woodlawn St Beaumont, TX	2.0	1.0	1150	$1,000	$0.87	15d	1	1.30mi
3825 Hyde Park Row Beaumont, TX	3.0	2.0	1271	$1,550	$1.22	45d	1	1.36mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $92,000 Active 135 DOM
2. 2026-06-18
   days on market $92,000 Active 132 DOM
3. 2026-06-17
   days on market $92,000 Active 131 DOM
4. 2026-06-16
   days on market $92,000 Active 130 DOM
5. 2026-06-15
   days on market $92,000 Active 129 DOM
6. 2026-06-14
   days on market $92,000 Active 127 DOM
7. 2026-06-13
   days on market $92,000 Active 126 DOM
8. 2026-06-10
   days on market $92,000 Active 124 DOM
9. 2026-06-09
   days on market $92,000 Active 123 DOM
10. 2026-06-08
    days on market $92,000 Active 122 DOM
11. 2026-06-07
    days on market $92,000 Active 121 DOM
12. 2026-06-03
    days on market $92,000 Active 117 DOM
13. 2026-06-03
    remarks 359-char remark
14. 2026-06-02
    days on market $92,000 Active 116 DOM
15. 2026-06-01
    days on market $92,000 Active 115 DOM
16. 2026-05-31
    days on market $92,000 Active 114 DOM
17. 2026-05-30
    days on market $92,000 Active 113 DOM
18. 2026-02-06
    listed $92,000 Active 246-char remark

    Show marketing remark (246 chars)

    Owner financing only! This 2-bedroom, 1.5-bath townhouse offers a comfortable layout. Enjoy a dedicated breakfast room, indoor laundry, and a private fenced patio—perfect for relaxing or entertaining. Includes a one-car carport. Sold as is.

19. 2019-12-09
    soldstatus
20. 2019-12-02
    soldstatus 349-char remark

    Show marketing remark (349 chars)

    This townhouse offers a cozy living room with a separate breakfast room off the kitchen, refrigerator and microwave, indoor utility room, fenced in patio, two spacious bedrooms with a full bathroom upstairs, and access to the home from the carport area. Conveniently located near shopping, restaurants, and Eastex Freeway. HOA fee also covers water.

21. 2019-11-14
    listed $79,000 349-char remark

    Show marketing remark (349 chars)

    This townhouse offers a cozy living room with a separate breakfast room off the kitchen, refrigerator and microwave, indoor utility room, fenced in patio, two spacious bedrooms with a full bathroom upstairs, and access to the home from the carport area. Conveniently located near shopping, restaurants, and Eastex Freeway. HOA fee also covers water.

ⓘ 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: $2,009 · $167/mo
• Projected year-2 tax: $2,009 · $167/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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $15,841
• − Mortgage interest: −$5,153
• − Property taxes: −$2,009
• − Insurance: −$1,258
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − HOA: −$1,980
• − Depreciation: −$2,676
• Taxable income: $231
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $1,423/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): 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

+16.5% since first listed

4 events — show timeline

• 2026-02-06 Listed $92,000 BBOR
• 2019-12-09 Sold (Public Records) — Public Records
• 2019-12-02 Sold (MLS) — BBOR
• 2019-11-14 Listed $79,000 BBOR

Property tax history

+2.7%/yr

Latest (2025): $2,009 · +8.5% YoY. Source: county tax records.