4425 Harding Dr · Beaumont, TX 77703

$95,000

3 bd · 2.0 ba · 840 sqft · SingleFamily public records · 1 Days on market

Built 1962 7,000 sqft lot $113/sqft · at area comps Est $95k · at est.

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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 +25.7/30.0
• DSCR +8.6/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

This home has 3 bedrooms and 2 full bathrooms. Driveway leads to the 1 car attached garage. From the front patio you enter the living room that is neutral colors and has a built in bookcase for great storage. Kitchen has white cabinets, stainless refrigerator and a gas stove. All walls and floors are neutral colors. 2 bedrooms have ceiling fans. Covered back patio to sit and watch the kids enjoy the spacious backyard with several great trees that provide shade. There is also a metal storage shed in the back. Be sure to call and make an appointment to see this one!

Key facts

• Functional kitchen
• Private backyard
• Secure parking

Tags

• HARDWOOD FLOORS
• CENTRAL HEATING AND AIR
• FUNCTIONAL KITCHEN
• PRIVATE BACKYARD
• SECURE PARKING
• AMPLE STORAGE

Property features AI

Finance

• Other: Lease not considered

Exterior

• Parking: Garage; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1962; Slab foundation; Composition roof
• Construction: Vinyl siding construction
• Exterior features: Subdivision lot

Interior

• Kitchen: Kitchen (first level)
• Bedrooms: Primary bedroom (first level); Bedroom (first level); Bedroom (first level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Living room; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.2% 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: Smith Middle (math 4% / reading 8%, grade F, #1,659 of 1,662 statewide, top 100%, 475 students, 90% FRL, charter); Beaumont United H S (math 8% / reading 16%, grade F, #1,554 of 1,632 statewide, top 95%, 2,131 students, 86% FRL) — zoned schools average 88% FRL vs 69% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 80 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($657 loan paydown + $5k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (median comp): $95,000
• List price: $95,000
• Delta: 5.26%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3630 Steelton St	0.64mi	2/1.0 (-1)	856 (+2%)	3mo	$115,000	$134	55
3975 Steelton St	0.47mi	3/1.0	908 (+8%)	14mo	$99,900	$110	49
3845 W Lynwood Dr	0.55mi	2/1.0 (-1)	734 (-13%)	20mo	$35,000	$48	28

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

Projected returns pro-forma

5.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.46×
• Total profit: $38,863
• Equity at exit: $56,364

10-year hold

• IRR: 21.9%
• Equity multiple: 4.91×
• Total profit: $103,919
• Equity at exit: $99,435

Cash invested: $26,600 (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 77703

• Home prices YoY: 3.7%
• Active inventory: 80
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,148 high
• Mortgage (P&I): −$498
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $229

Break-even live

Break-even rent $859

Max offer price $95,000

Occupancy floor 75%

Sensitivity live

Price	-10% $282	-5% $255	+0% $229	+5% $202	+10% $175
Rent	-10% $138	-5% $183	+0% $229	+5% $274	+10% $319
Rate	-1.0pp $276	-0.5pp $253	base $229	+0.5pp $204	+1.0pp $179

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4565 Detroit St Beaumont, TX	2.0	1.0	880	$995	$1.13	45d	1	0.38mi
2550 Pierce St Beaumont, TX	2.0	1.0	1044	$1,050	$1.01	45d	1	0.49mi
2530 Pierce St Beaumont, TX	2.0	1.0	950	$1,000	$1.05	45d	1	0.50mi
2450 N Lynwood Dr Beaumont, TX	3.0	1.0	1015	$1,175	$1.16	24d	1	0.55mi
5070 Wilshire St Beaumont, TX	2.0	1.0	1042	$1,295	$1.24	15d	1	0.58mi
5080 Helbig Rd Beaumont, TX	2.0–3.0	1.0	775	$750	$0.97	15d	1	0.58mi
2420 Wilson St Beaumont, TX	2.0	1.0	840	$1,200	$1.43	45d	1	0.60mi
2575 Primrose St Unit 3 Beaumont, TX	2.0	1.0	800	$900	$1.12	24d	1	0.70mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$999	$1.10	15d	9	0.71mi
2270 Johnson St Beaumont, TX	2.0	1.0	700	$800	$1.14	24d	1	0.76mi
2125 Earl St Beaumont, TX	2.0	1.0	785	$995	$1.27	45d	1	0.97mi
2125 Earl St Beaumont, TX	2.0	1.0	785	$900	$1.15	24d	1	0.97mi
3910 Treadway Rd Beaumont, TX	2.0–3.0	1.0–1.5	1019	$1,849	$1.81	15d	10	1.03mi
4695 Collier St #8 Beaumont, TX	2.0	1.5	1121	$1,150	$1.03	45d	1	1.22mi
4636 Collier St Beaumont, TX	2.0	1.0	969	$1,030	$1.06	45d	1	1.31mi
2570 Sweetgum Ln Beaumont, TX	1.0–2.0	1.0–1.5	876	$1,599	$1.82	15d	15	1.48mi

Listing history 28 events

1. 2026-06-21
   pricedays on marketlisting id $95,000 Active 1 DOM
2. 2026-06-18
   days on market $100,000 Active 71 DOM
3. 2026-06-17
   days on market $100,000 Active 70 DOM
4. 2026-06-16
   days on market $100,000 Active 69 DOM
5. 2026-06-15
   days on market $100,000 Active 68 DOM
6. 2026-06-14
   days on market $100,000 Active 66 DOM
7. 2026-06-13
   days on market $100,000 Active 65 DOM
8. 2026-06-10
   days on market $100,000 Active 63 DOM
9. 2026-06-09
   days on market $100,000 Active 62 DOM
10. 2026-06-08
    days on market $100,000 Active 61 DOM
11. 2026-06-07
    days on market $100,000 Active 60 DOM
12. 2026-06-03
    days on market $100,000 Active 56 DOM
13. 2026-06-02
    days on market $100,000 Active 55 DOM
14. 2026-06-01
    days on market $100,000 Active 54 DOM
15. 2026-05-31
    days on market $100,000 Active 53 DOM
16. 2026-05-30
    days on market $100,000 Active 52 DOM
17. 2026-04-08
    listed $100,000 Active 561-char remark
18. 2026-02-26
    historical $1,100
19. 2025-11-30
    listed $1,100
20. 2025-11-30
    historical $1,100
21. 2025-11-26
    listed $1,100
22. 2025-10-19
    historical $1,100
23. 2025-09-21
    listed $1,100
24. 2023-03-01
    soldstatus
25. 2018-06-06
    soldstatus
26. 2018-06-01
    soldstatus 570-char remark

    Show marketing remark (570 chars)

    This home has 3 bedrooms and 2 full bathrooms. Driveway leads to the 1 car attached garage. From the front patio you enter the living room that is neutral colors and has a built in bookcase for great storage. Kitchen has white cabinets, stainless refrigerator and a gas stove. All walls and floors are neutral colors. 2 bedrooms have ceiling fans. Covered back patio to sit and watch the kids enjoy the spacious backyard with several great trees that provide shade. There is also a metal storage shed in the back. Be sure to call and make an appointment to see this one!

27. 2018-05-23
    listed $67,900 570-char remark

    Show marketing remark (570 chars)

    This home has 3 bedrooms and 2 full bathrooms. Driveway leads to the 1 car attached garage. From the front patio you enter the living room that is neutral colors and has a built in bookcase for great storage. Kitchen has white cabinets, stainless refrigerator and a gas stove. All walls and floors are neutral colors. 2 bedrooms have ceiling fans. Covered back patio to sit and watch the kids enjoy the spacious backyard with several great trees that provide shade. There is also a metal storage shed in the back. Be sure to call and make an appointment to see this one!

28. 2017-12-21
    soldstatus

ⓘ 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: $1,690 · $141/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$49/yr (+$4/mo · 2.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $13,780
• − Mortgage interest: −$5,321
• − Property taxes: −$1,690
• − Insurance: −$475
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$2,764
• Taxable income: $1,325
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,425/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): 11,004
• Household income: $31,803
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 657.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 31% Two or more races 7% White 5%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 70% English-only · Spanish 29% French/Haitian/Cajun 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: ▲ 5.43%
• Current HPI: 151.9888
• 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

+39.9% since first listed

14 events — show timeline

• 2026-06-20 Listed $95,000 HARMLS
• 2026-06-20 Listing Removed — HARMLS
• 2026-04-08 Listed $100,000 HARMLS
• 2026-02-26 Rental Removed $1,100 HARMLS
• 2025-11-30 Listed for Rent $1,100 HARMLS
• 2025-11-30 Rental Removed $1,100 Avail
• 2025-11-26 Listed for Rent $1,100 Avail
• 2025-10-19 Rental Removed $1,100 Avail
• 2025-09-21 Listed for Rent $1,100 Avail
• 2023-03-01 Sold (Public Records) — Public Records
• 2018-06-06 Sold (Public Records) — Public Records
• 2018-06-01 Sold (MLS) — BBOR
• 2018-05-23 Listed $67,900 BBOR
• 2017-12-21 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,690 · +6.0% YoY. Source: county tax records.