640 Parson Dr · Beaumont, TX 77706

$160,000

4 bd · 1.0 ba · 1,634 sqft · SingleFamily public records · 295 Days on market

Built 1962 7,004 sqft lot $98/sqft · 22% below area Est $205k · 22% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +7.1/10.0
• 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

Spacious 4-bedroom home with over 1,600 sqft, featuring a flexible layout with a converted garage serving as the 4th bedroom, also ideal for a home office, game room, or additional living space. Original hardwood floors throughout, solid wood cabinets, gas cooking, and great natural light. Enjoy a large backyard with mature trees, covered patio, and plenty of room to make it your own. Convenient location with easy access to major roads, shopping, and more.

Key facts

• Customized style
• Large lot
• Functional layout

Tags

• LARGE LOT
• FUNCTIONAL LAYOUT
• OUTDOOR LIVING
• CUSTOMIZED STYLE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Rents flat; 258 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 6.9

CMA / ARV

• ARV (median comp): $204,503
• List price: $160,000
• Delta: -21.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6285 Daisy Dr	0.25mi	3/2.0 (-1)	1,557 (-5%)	10mo	$119,900	$77	63
6215 Westgate Dr	0.41mi	3/2.0 (-1)	1,590 (-3%)	7mo	$239,000	$150	61
5650 Kohler St	0.54mi	3/2.0 (-1)	1,721 (+5%)	8mo	$249,900	$145	50
5590 Kohler St	0.63mi	3/2.0 (-1)	1,469 (-10%)	3mo	$210,000	$143	42
6350 Friartuck Ln	0.68mi	4/2.0	1,540 (-6%)	20mo	$214,900	$140	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.8%
• Equity multiple: 0.72×
• Total profit: $-12,539
• Equity at exit: $23,857

10-year hold

• IRR: -1.9%
• Equity multiple: 0.89×
• Total profit: $-5,081
• Equity at exit: $13,834

Cash invested: $44,800 (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: 258
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$839
• Tax from tax record: −$283 /mo · $3,400/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $278

Break-even live

Break-even rent $1,589

Max offer price $160,000

Occupancy floor 81%

Sensitivity live

Price	-10% $369	-5% $324	+0% $278	+5% $233	+10% $188
Rent	-10% $125	-5% $202	+0% $278	+5% $355	+10% $432
Rate	-1.0pp $359	-0.5pp $319	base $278	+0.5pp $237	+1.0pp $195

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	44d	1	0.13mi
6286 Afton Ln Beaumont, TX	3.0	2.5	2024	$1,675	$0.83	24d	1	0.23mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	22d	1	0.31mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	44d	1	0.46mi
445 Longmeadow St Beaumont, TX	3.0	2.5	2048	$2,100	$1.03	44d	1	0.51mi
405 Georgetown St Beaumont, TX	3.0	2.5	2191	$1,600	$0.73	44d	1	0.53mi
5195 Oriole Dr Beaumont, TX	3.0	2.0	1814	$2,000	$1.10	44d	1	0.88mi
1170 Brandywine St Beaumont, TX	3.0	2.0	2100	$1,890	$0.90	24d	1	0.90mi
7575 Chelsea Pl Beaumont, TX	3.0	2.0	2193	$2,495	$1.14	45d	1	0.91mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	22d	1	0.95mi
6795 Greenwood Dr Beaumont, TX	3.0	2.0	1650	$2,500	$1.52	24d	1	0.99mi
440 N Circuit Dr Beaumont, TX	3.0	2.0	1946	$2,150	$1.10	24d	1	1.01mi
340 Maxwell Dr Beaumont, TX	3.0	2.5	1824	$2,100	$1.15	44d	1	1.04mi
1212 N Major Dr Unit 4820 Beaumont, TX	3.0	2.5	1692	$1,646	$0.97	24d	1	1.44mi
1532 Bryant Way Beaumont, TX	3.0	2.0	1628	$1,750	$1.07	14d	1	1.44mi
1915 Sams Way Beaumont, TX	3.0	2.0	1696	$2,100	$1.24	24d	1	1.48mi

Listing history 39 events

1. 2026-06-18
   days on market $160,000 Active 295 DOM
2. 2026-06-17
   days on market $160,000 Active 294 DOM
3. 2026-06-16
   days on market $160,000 Active 293 DOM
4. 2026-06-15
   days on market $160,000 Active 292 DOM
5. 2026-06-14
   days on market $160,000 Active 290 DOM
6. 2026-06-13
   days on market $160,000 Active 289 DOM
7. 2026-06-10
   days on market $160,000 Active 287 DOM
8. 2026-06-09
   days on market $160,000 Active 286 DOM
9. 2026-06-08
   days on market $160,000 Active 285 DOM
10. 2026-06-07
    days on market $160,000 Active 284 DOM
11. 2026-06-03
    days on market $160,000 Active 280 DOM
12. 2026-06-02
    days on market $160,000 Active 279 DOM
13. 2026-06-01
    days on market $160,000 Active 278 DOM
14. 2026-05-31
    days on market $160,000 Active 277 DOM
15. 2026-05-30
    days on market $160,000 Active 276 DOM
16. 2026-05-16
    historical $1,675
17. 2026-05-05
    price $160,000 460-char remark

    Show marketing remark (487 chars)

    Owner financing available! Spacious 4-bedroom home with over 1,600 sqft, featuring a flexible layout with a converted garage serving as the 4th bedroom, also ideal for a home office, game room, or additional living space. Original hardwood floors throughout, solid wood cabinets, gas cooking, and great natural light. Enjoy a large backyard with mature trees, covered patio, and plenty of room to make it your own. Convenient location with easy access to major roads, shopping, and more.

18. 2026-05-05
    listed $160,000 Active 487-char remark

    Show marketing remark (487 chars)

    Owner financing available! Spacious 4-bedroom home with over 1,600 sqft, featuring a flexible layout with a converted garage serving as the 4th bedroom, also ideal for a home office, game room, or additional living space. Original hardwood floors throughout, solid wood cabinets, gas cooking, and great natural light. Enjoy a large backyard with mature trees, covered patio, and plenty of room to make it your own. Convenient location with easy access to major roads, shopping, and more.

19. 2026-04-02
    listed $1,675
20. 2026-02-06
    historical $1,675
21. 2025-10-24
    price $170,000 460-char remark

    Show marketing remark (460 chars)

    Spacious 4-bedroom home with over 1,600 sqft, featuring a flexible layout with a converted garage serving as the 4th bedroom, also ideal for a home office, game room, or additional living space. Original hardwood floors throughout, solid wood cabinets, gas cooking, and great natural light. Enjoy a large backyard with mature trees, covered patio, and plenty of room to make it your own. Convenient location with easy access to major roads, shopping, and more.

22. 2025-08-27
    listed $175,000 Active 460-char remark

    Show marketing remark (460 chars)

    Spacious 4-bedroom home with over 1,600 sqft, featuring a flexible layout with a converted garage serving as the 4th bedroom, also ideal for a home office, game room, or additional living space. Original hardwood floors throughout, solid wood cabinets, gas cooking, and great natural light. Enjoy a large backyard with mature trees, covered patio, and plenty of room to make it your own. Convenient location with easy access to major roads, shopping, and more.

23. 2025-08-23
    listed $1,675
24. 2024-07-01
    historical $1,600
25. 2024-05-16
    listed $1,600
26. 2024-01-16
    soldstatus
27. 2023-10-05
    historical
28. 2023-09-03
    listed
29. 2023-08-30
    historical
30. 2021-10-01
    soldstatus
31. 2021-09-30
    soldstatus Sold
32. 2021-08-23
    status Pending
33. 2021-08-20
    status Active
34. 2021-06-02
    status Pending
35. 2021-05-17
    historical
36. 2021-05-01
    status Active
37. 2021-04-27
    status Pending, Continue to Show
38. 2020-12-06
    listed $110,000 Active
39. 2007-02-20
    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: $3,400 · $283/mo
• Projected year-2 tax: $3,400 · $283/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 8/10 Severe 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: $23,301
• − Mortgage interest: −$8,962
• − Property taxes: −$3,400
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$4,655
• Taxable income: $958
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $3,111/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

-98.5% since first listed

24 events — show timeline

• 2026-05-16 Rental Removed $1,675 BUILDIUM
• 2026-05-05 Price Changed $160,000 HARMLS
• 2026-05-05 Listed $160,000 BBOR
• 2026-04-02 Listed for Rent $1,675 BUILDIUM
• 2026-02-06 Rental Removed $1,675 BUILDIUM
• 2025-10-24 Price Changed $170,000 HARMLS
• 2025-08-27 Listed $175,000 HARMLS
• 2025-08-23 Listed for Rent $1,675 BUILDIUM
• 2024-07-01 Rental Removed $1,600 BUILDIUM
• 2024-05-16 Listed for Rent $1,600 BUILDIUM
• 2024-01-16 Sold (Public Records) — Public Records
• 2023-10-05 Rental Removed — BUILDIUM
• 2023-09-03 Listed for Rent — BUILDIUM
• 2023-08-30 Rental Removed — BUILDIUM
• 2021-10-01 Sold (Public Records) — Public Records
• 2021-09-30 Sold (MLS) — HARMLS
• 2021-08-23 Pending — HARMLS
• 2021-08-20 Relisted — HARMLS
• 2021-06-02 Pending — HARMLS
• 2021-05-17 Listing Removed — HARMLS
• 2021-05-01 Relisted — HARMLS
• 2021-04-27 Pending — HARMLS
• 2020-12-06 Listed $110,000 HARMLS
• 2007-02-20 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,400 · -10.4% YoY. Source: county tax records.