335 Connolly Rd · Beaumont, TX 77662

$30,000

1 bd · 1.0 ba · 760 sqft · SingleFamily public records · 53 Days on market

Built 2000 6,534 sqft lot $39/sqft · 52% below area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Riverfront opportunity with endless potential! This 1 bedroom, 1 bath home has been completely gutted and is ready for your vision. Situated near the slough of the river, this property offers a peaceful, natural setting with room to create somethings special. The backyard features multiple dog kennels, making it ideal for animal lovers, breeders, or a unique business setup. Whether you're looking to renovate, invest, or build your dream retreat, this property is full of possibilities.

Key facts

• Multiple dog kennels
• Room to create
• 6,534 sq ft lot

Tags

• RIVERFRONT OPPORTUNITY
• PEACEFUL NATURAL SETTING
• MULTIPLE DOG KENNELS
• UNIQUE BUSINESS SETUP
• ROOM TO CREATE

Property features AI

Exterior

• Home design: Single-family residence; Residential property
• Exterior features: Lot approximately 0.15 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Located in the Out Of Town subdivision

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.7% 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.
• Vidor ISD (suburban): math 41% / reading 39% proficiency, ranked #422 of 826 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 242 active listings in the ZIP; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).
• This rent is only 17% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 3.38% ✓
• Cap rate: 28.72%
• Cash-on-cash: 80.09%
• DSCR: 4.56
• GRM: 2.5

CMA / ARV

• ARV (median comp): $61,857
• List price: $30,000
• Delta: -51.50%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.8%
• Equity multiple: 1.47×
• Total profit: $3,978
• Equity at exit: $4,473

10-year hold

• IRR: 21.3%
• Equity multiple: 2.87×
• Total profit: $15,671
• Equity at exit: $2,594

Cash invested: $8,400 (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 77662

• Active inventory: 242
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$12
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $134

Break-even live

Break-even rent $843

Max offer price $30,000

Occupancy floor 82%

Sensitivity live

Price	-10% $151	-5% $143	+0% $134	+5% $126	+10% $117
Rent	-10% $54	-5% $94	+0% $134	+5% $174	+10% $214
Rate	-1.0pp $149	-0.5pp $142	base $134	+0.5pp $126	+1.0pp $118

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $30,000 Active 53 DOM
2. 2026-06-18
   days on market $30,000 Active 50 DOM
3. 2026-06-17
   days on market $30,000 Active 49 DOM
4. 2026-06-16
   days on market $30,000 Active 48 DOM
5. 2026-06-15
   days on market $30,000 Active 47 DOM
6. 2026-06-14
   days on market $30,000 Active 45 DOM
7. 2026-06-10
   days on market $30,000 Active 42 DOM
8. 2026-06-09
   days on market $30,000 Active 41 DOM
9. 2026-06-08
   days on market $30,000 Active 40 DOM
10. 2026-06-07
    days on market $30,000 Active 39 DOM
11. 2026-06-03
    days on market $30,000 Active 35 DOM
12. 2026-06-02
    days on market $30,000 Active 34 DOM
13. 2026-06-01
    days on market $30,000 Active 33 DOM
14. 2026-05-31
    days on market $30,000 Active 32 DOM
15. 2026-05-30
    days on market $30,000 Active 31 DOM
16. 2026-04-29
    listed $30,000 Active 489-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: $839 · $70/mo
• Projected year-2 tax: $839 · $70/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 AE · 94% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,158
• − Mortgage interest: −$1,680
• − Property taxes: −$839
• − Insurance: −$5,268
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$873
• Taxable income: $1,552
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $1,237/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: Vidor ISD
• NCES district ID: 4844160
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $44,169
• Composite: 33.95/100
• National rank: #5331
• State rank: #422 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

• County: Orange County · 87,112 people
• City population: 125,901
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 25,041
• Household income: $72,243
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 401.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 88,065 people
• By 2030: 89,591 · +1.7%
• By 2040: 91,982 · +4.4%
• By 2050: 93,023 · +5.6%
• By 2075: 94,871 · +7.7%
• By 2100: 88,155 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 15% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Orange

• 2024 margin: Solid R (+66.8) · D 16.4% · R 83.1%
• 2008→2024 swing: -19.6pp toward R · 2008: -47.1pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+63.4 2016: R+61.9 2012: R+54.3 2008: R+47.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.46%
• Current HPI: 141.0844
• 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

• 2026-04-29 Listed $30,000 BBOR

Property tax history

+3.0%/yr

Latest (2025): $839 · +38.7% YoY. Source: county tax records.