4183 Arthur St · Beaumont, TX 77706

$99,000

3 bd · 2.5 ba · 1,470 sqft · SingleFamily public records · 86 Days on market

Built 1978 Fair condition 2-car garage $67/sqft · 40% below area Est $165k · 40% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This townhouse offers 3 bedrooms, 2.5 bathrooms and is conveniently located off West Lucas near Folsom. The home features a spacious living room with a fireplace, a large kitchen and a private back porch. Additional highlights include an inside utility room and a 2-car garage. Currently tenant occupied, perfect for owner-occupants or investors. Owner financing is available.

Key facts

• Private back porch
• Large kitchen
• Inside utility room

Tags

• FIREPLACE
• LARGE KITCHEN
• PRIVATE BACK PORCH
• INSIDE UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $376 ($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: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 5.2% 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: Regina Howell El (math 33% / reading 44%, grade F, #1,680 of 4,322 statewide, top 40%, 682 students, 58% FRL); Marshall Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 711 students, 62% 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; 357 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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: major 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.48% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.16%
• DSCR: 1.85
• GRM: 5.6

CMA / ARV

• ARV (median comp): $165,340
• List price: $99,000
• Delta: -40.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4750 Coolidge St	0.45mi	3/2.0	1,478 (+0%)	10mo	$249,900	$169	68
5260 Landry Ln	0.88mi	3/2.0	1,368 (-7%)	1mo	$149,900	$110	51
2740 Lakeview Cir	1.06mi	3/2.0	1,572 (+7%)	5mo	$79,999	$51	47
4080 Diane Dr	0.44mi	4/2.0 (+1)	1,687 (+15%)	4mo	$154,900	$92	45
3641 Briar Creek Dr	1.06mi	2/2.0 (-1)	1,361 (-7%)	4mo	$170,000	$125	42
2 Sandelwood Trl Trl	0.58mi	2/2.0 (-1)	1,722 (+17%)	1mo	$236,246	$137	40
4760 Fieldwood Ln	1.12mi	3/2.0	1,668 (+14%)	1mo	$247,500	$148	40
5265 Gober Rd	1.09mi	3/1.0	1,337 (-9%)	5mo	$95,000	$71	39
5095 Gober Rd	1.01mi	4/2.0 (+1)	1,600 (+9%)	6mo	$84,999	$53	38
4675 Fieldwood Ln	1.11mi	3/1.5	1,280 (-13%)	2mo	$195,000	$152	38
2343 W Lucas Dr	0.70mi	2/2.0 (-1)	1,180 (-20%)	4mo	$89,000	$75	32
4335 Dallas St	1.01mi	3/1.0	1,200 (-18%)	5mo	$55,000	$46	30

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $4,627
• Equity at exit: $14,761

10-year hold

• IRR: 11.4%
• Equity multiple: 1.79×
• Total profit: $22,028
• Equity at exit: $8,560

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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 13 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $150,850 ($93/sqft)
• Median days on market: 84 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +21.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77706

• Rents YoY: 0.7%
• Active inventory: 357
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$519
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $376

Break-even live

Break-even rent $986

Max offer price $99,000

Occupancy floor 69%

Sensitivity live

Price	-10% $432	-5% $404	+0% $376	+5% $348	+10% $320
Rent	-10% $261	-5% $318	+0% $376	+5% $434	+10% $492
Rate	-1.0pp $426	-0.5pp $401	base $376	+0.5pp $350	+1.0pp $324

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$999	$1.10	63d	9	0.28mi
3910 Treadway Rd Beaumont, TX	2.0–3.0	1.0–1.5	1019	$1,849	$1.81	63d	10	0.33mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	63d	1	0.35mi
4695 Collier St #8 Beaumont, TX	2.0	1.5	1121	$1,150	$1.03	93d	1	0.56mi
3995 Crow Rd Unit 201 Beaumont, TX	2.0	2.0	1162	$1,550	$1.33	93d	1	0.62mi
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	72d	1	0.64mi
3925 Crow Rd Unit 49 Beaumont, TX	2.0	1.5	1306	$1,325	$1.01	93d	1	0.64mi
4636 Collier St Beaumont, TX	2.0	1.0	969	$1,030	$1.06	93d	1	0.67mi
4325 Woodlawn St Beaumont, TX	2.0	1.0	1150	$1,000	$0.87	63d	1	0.78mi
3825 Hyde Park Row Beaumont, TX	3.0	2.0	1271	$1,550	$1.22	93d	1	0.80mi
5680 Shivers Dr Beaumont, TX	3.0	1.0	1442	$1,500	$1.04	72d	1	0.97mi
3085 S Willowood Ln Beaumont, TX	3.0	1.0	1533	$1,400	$0.91	63d	1	1.05mi
5340 Bettes Ln Beaumont, TX	3.0	1.5	1496	$1,575	$1.05	93d	1	1.06mi
4565 Detroit St Beaumont, TX	2.0	1.0	880	$995	$1.13	93d	1	1.22mi
5070 Wilshire St Beaumont, TX	2.0	1.0	1042	$1,295	$1.24	63d	1	1.27mi
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	72d	1	1.32mi
2550 Pierce St Beaumont, TX	2.0	1.0	1044	$1,050	$1.01	93d	1	1.33mi
2530 Pierce St Beaumont, TX	2.0	1.0	950	$1,000	$1.05	93d	1	1.34mi
2450 N Lynwood Dr Beaumont, TX	3.0	1.0	1015	$1,175	$1.16	72d	1	1.35mi
3255 Charles St Beaumont, TX	3.0	1.0	1396	$1,350	$0.97	93d	1	1.36mi
6161 Sienna TRL Beaumont, TX	2.0	2.0	1003	$1,129	$1.13	93d	1	1.47mi
1215 Longfellow Dr Beaumont, TX	1.0–2.0	1.0–2.0	834	$1,545	$1.85	63d	15	1.48mi

Property features AI

Finance

• Other: Publicly maintained road
• HOA & community: Homeowners association present

Exterior

• Parking: 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential condo/townhouse
• Construction: Composition roofSlab foundation
• Exterior features: Covered patio/porch

Interior

• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms1 half bathroom
• Interior features: Breakfast bar

Listing history 50 events

1. 2026-08-08
   days on market $99,000 Active 86 DOM
2. 2026-08-07
   days on market $99,000 Active 85 DOM
3. 2026-08-06
   days on market $99,000 Active 84 DOM
4. 2026-08-05
   days on market $99,000 Active 83 DOM
5. 2026-08-04
   days on market $99,000 Active 82 DOM
6. 2026-08-03
   days on market $99,000 Active 81 DOM
7. 2026-07-31
   days on market $99,000 Active 78 DOM
8. 2026-07-29
   days on market $99,000 Active 76 DOM
9. 2026-07-27
   days on market $99,000 Active 74 DOM
10. 2026-07-25
    days on market $99,000 Active 72 DOM
11. 2026-07-23
    days on market $99,000 Active 70 DOM
12. 2026-07-22
    days on market $99,000 Active 69 DOM
13. 2026-07-21
    days on market $99,000 Active 68 DOM
14. 2026-07-18
    days on market $99,000 Active 65 DOM
15. 2026-07-16
    days on market $99,000 Active 63 DOM
16. 2026-07-16
    days on market $99,000 Active 62 DOM
17. 2026-07-14
    days on market $99,000 Active 61 DOM
18. 2026-07-14
    days on market $99,000 Active 60 DOM
19. 2026-07-12
    days on market $99,000 Active 59 DOM
20. 2026-07-11
    days on market $99,000 Active 58 DOM
21. 2026-07-10
    days on market $99,000 Active 57 DOM
22. 2026-07-09
    days on market $99,000 Active 56 DOM
23. 2026-07-08
    days on market $99,000 Active 55 DOM
24. 2026-07-07
    days on market $99,000 Active 54 DOM
25. 2026-07-06
    days on market $99,000 Active 53 DOM
26. 2026-07-05
    days on market $99,000 Active 52 DOM
27. 2026-07-04
    days on market $99,000 Active 51 DOM
28. 2026-07-03
    days on market $99,000 Active 50 DOM
29. 2026-07-02
    days on market $99,000 Active 49 DOM
30. 2026-07-01
    days on market $99,000 Active 48 DOM
31. 2026-06-30
    days on market $99,000 Active 47 DOM
32. 2026-06-29
    days on market $99,000 Active 46 DOM
33. 2026-06-28
    days on market $99,000 Active 45 DOM
34. 2026-06-28
    days on market $99,000 Active 44 DOM
35. 2026-06-27
    days on market $99,000 Active 43 DOM
36. 2026-06-25
    days on market $99,000 Active 41 DOM
37. 2026-06-23
    days on market $99,000 Active 39 DOM
38. 2026-06-21
    days on market $99,000 Active 38 DOM
39. 2026-06-18
    days on market $99,000 Active 35 DOM
40. 2026-06-17
    days on market $99,000 Active 34 DOM
41. 2026-06-16
    days on market $99,000 Active 33 DOM
42. 2026-06-15
    days on market $99,000 Active 32 DOM
43. 2026-06-14
    days on market $99,000 Active 30 DOM
44. 2026-06-13
    days on market $99,000 Active 29 DOM
45. 2026-06-10
    days on market $99,000 Active 27 DOM
46. 2026-06-09
    days on market $99,000 Active 26 DOM
47. 2026-06-08
    days on market $99,000 Active 25 DOM
48. 2026-06-07
    days on market $99,000 Active 24 DOM
49. 2026-06-03
    days on market $99,000 Active 20 DOM
50. 2026-06-03
    remarks 376-char remark

ⓘ 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: $1,825 · $152/mo
• Projected year-2 tax: $1,825 · $152/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 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $17,546
• − Mortgage interest: −$5,546
• − Property taxes: −$1,825
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$2,880
• Taxable income: $3,195
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $3,746/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab Est. rehab $36,750–$66,150 screening

This townhouse requires significant exterior repairs and maintenance, including a new roof, repainting, and repairing the fencing. These improvements would significantly enhance its value for both resale and rental.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $40,500–$122,000 screening

• Minor Roof (roof) — No visible damage or wear on the roof.
• Major Windows (windows) — Windows appear old and possibly leaky.
• Major Electrical (electrical) — Electrical panel appears old and possibly outdated.
• Major Plumbing (plumbing) — Plumbing fixtures appear old and possibly leaking.
• Major Exterior (exterior) — Exterior siding appears old and possibly in need of repair.

Repairs flagged

• Major exterior siding — The siding is weathered and stained, indicating significant deterioration that would require replacement.
• Major roof — The roof shows signs of wear and potential damage, which would need to be assessed and potentially replaced.
• Major fencing — The fencing is old and in poor condition, with some sections missing or broken, which would need to be repaired or replaced.

Value-add opportunities

• Both repair and paint exterior — A fresh coat of paint and repairs to the exterior would improve the home's curb appeal and potentially increase its value for both resale and rental. ↑
• Both repair roof — A new roof would significantly improve the home's structural integrity and aesthetic appeal, enhancing its value for both resale and rental. ↑
• Both repair fencing — A repaired or replaced fence would enhance the home's safety and security, as well as its overall appearance, making it more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Regina Howell El F TX #1,680/4,322 Nat'l #20,973/41,679 Middle Marshall Middle F TX #1,387/1,662 Nat'l #11,464/14,009 High West Brook Sr H S F TX #1,228/1,632 Nat'l #12,196/17,239

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

C Composite livability gradescore 64/100

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 · 259,015 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: 10% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Publicly maintained road
• HOA & community: Homeowners association present

Exterior

• Parking: 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential condo/townhouse
• Construction: Composition roofSlab foundation
• Exterior features: Covered patio/porch

Interior

• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms1 half bathroom
• Interior features: Breakfast bar

Price history

+58.4% since first listed

11 events — show timeline

• 2026-05-14 Listed $99,000 BBOR
• 2025-11-10 Price Changed $99,700 BBOR
• 2025-10-31 Price Changed $109,900 BBOR
• 2025-10-31 Price Changed $105,000 BBOR
• 2025-03-08 Rental Removed $1,395 BBOR
• 2025-03-08 Listed for Rent $1,395 BBOR
• 2023-12-13 Listing Removed — HARMLS
• 2023-04-30 Listed $120,000 HARMLS
• 2014-09-19 Sold (Public Records) — Public Records
• 2014-09-15 Sold (MLS) — BBOR
• 2014-08-20 Listed $62,500 BBOR

Property tax history

+0.3%/yr

Latest (2025): $1,825 · +5.8% YoY. Source: county tax records.