3485 Kenwood Dr · Beaumont, TX 77706

$175,000

4 bd · 2.0 ba · 1,826 sqft · SingleFamily public records · 51 Days on market

Built 1955 $96/sqft · 11% below area Est $197k · 11% under ↓ 19% since listing

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Why this score? — see what drove the C+ 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 +24.3/30.0
• ARV discount +12.6/15.0
• DSCR +7.8/10.0
• 1% rule +7.5/10.0
• 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

Welcome to this well-maintained 4-bedroom, 2-bathroom home featuring fresh interior paint and new carpet throughout. This property offers a functional layout with plenty of living space, making it ideal for families or investors seeking a solid value. Competitively priced to sell, this home presents an excellent opportunity in today’s market. Schedule your showing soon—this one won’t last long.

Key facts

• Garage
• Listed 51 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 36% 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 51 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 6.7

CMA / ARV

• ARV (median comp): $197,261
• List price: $175,000
• Delta: -11.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1520 Crawford St	0.05mi	3/2.0 (-1)	1,970 (+8%)	6mo	$179,000	$91	75
1510 Crawford St	0.03mi	3/2.0 (-1)	2,012 (+10%)	7mo	$245,000	$122	71
1720 East Dr	0.43mi	3/2.0 (-1)	1,625 (-11%)	2mo	$279,900	$172	56
1630 Central Dr	0.40mi	3/2.0 (-1)	1,576 (-14%)	6mo	$199,900	$127	48
1595 N 23rd	0.29mi	3/3.0 (-1)	1,996 (+9%)	18mo	$249,000	$125	47
2740 Lakeview Cir	0.49mi	3/2.0 (-1)	1,572 (-14%)	4mo	$79,999	$51	46
1175 N 23rd St	0.43mi	3/2.0 (-1)	2,078 (+14%)	9mo	$225,000	$108	44
891 East Dr	0.66mi	3/3.0 (-1)	1,844 (+1%)	18mo	$205,000	$111	44
2630 Ashley St	0.75mi	4/3.0	1,732 (-5%)	12mo	$169,997	$98	43
2149 Briarcliff Dr	0.43mi	3/1.5 (-1)	1,584 (-13%)	23mo	$195,000	$123	32

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-10,829
• Equity at exit: $26,093

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $321
• Equity at exit: $15,131

Cash invested: $49,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,181 high
• Mortgage (P&I): −$918
• Tax from tax record: −$381 /mo · $4,569/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $352

Break-even live

Break-even rent $1,736

Max offer price $175,000

Occupancy floor 79%

Sensitivity live

Price	-10% $451	-5% $401	+0% $352	+5% $302	+10% $253
Rent	-10% $180	-5% $266	+0% $352	+5% $438	+10% $524
Rate	-1.0pp $440	-0.5pp $396	base $352	+0.5pp $307	+1.0pp $260

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3450 Durwood Dr Beaumont, TX	3.0	2.0	1952	$2,195	$1.12	44d	1	0.04mi
3435 Kenwood Dr Beaumont, TX	4.0	2.0	2200	$2,500	$1.14	44d	1	0.08mi
3825 Hyde Park Row Beaumont, TX	3.0	2.0	1271	$1,550	$1.22	44d	1	0.47mi
3085 S Willowood Ln Beaumont, TX	3.0	1.0	1533	$1,400	$0.91	14d	1	0.82mi
4740 Baywood Ln Beaumont, TX	4.0	3.0	2548	$2,495	$0.98	24d	1	0.90mi
2565 Harrison Ave Beaumont, TX	3.0	2.0	1789	$2,150	$1.20	44d	1	0.91mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	14d	1	0.92mi
440 N Circuit Dr Beaumont, TX	3.0	2.0	1946	$2,150	$1.10	24d	1	0.95mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	21d	1	1.17mi
2260 Ashley St Beaumont, TX	3.0	2.0	1471	$1,595	$1.08	14d	1	1.20mi
5195 Oriole Dr Beaumont, TX	3.0	2.0	1814	$2,000	$1.10	44d	1	1.28mi
340 Maxwell Dr Beaumont, TX	3.0	2.5	1824	$2,100	$1.15	44d	1	1.33mi
2532 South St Beaumont, TX	3.0	2.0	2344	$2,200	$0.94	44d	1	1.36mi
5875 Oleander Dr Beaumont, TX	3.0	2.5	2595	$2,500	$0.96	44d	1	1.41mi
1510 Belvedere Dr Beaumont, TX	4.0	2.5	2476	$2,200	$0.89	24d	1	1.43mi

Listing history 11 events

1. 2026-06-09
   status $175,000 Pending 51 DOM
2. 2026-06-08
   days on market $175,000 Active 51 DOM
3. 2026-06-07
   days on market $175,000 Active 50 DOM
4. 2026-06-03
   days on market $175,000 Active 46 DOM
5. 2026-06-02
   days on market $175,000 Active 45 DOM
6. 2026-06-01
   days on market $175,000 Active 44 DOM
7. 2026-05-31
   days on market $175,000 Active 43 DOM
8. 2026-05-30
   days on market $175,000 Active 42 DOM
9. 2026-05-15
   price $175,000 415-char remark

   Show marketing remark (415 chars)

   Welcome to this well-maintained 4-bedroom, 2-bathroom home featuring fresh interior paint and new carpet throughout. This property offers a functional layout with plenty of living space, making it ideal for families or investors seeking a solid value. Competitively priced to sell, this home presents an excellent opportunity in today’s market. Schedule your showing soon—this one won’t last long.

10. 2026-04-29
    price $199,900 415-char remark

    Show marketing remark (415 chars)

    Welcome to this well-maintained 4-bedroom, 2-bathroom home featuring fresh interior paint and new carpet throughout. This property offers a functional layout with plenty of living space, making it ideal for families or investors seeking a solid value. Competitively priced to sell, this home presents an excellent opportunity in today’s market. Schedule your showing soon—this one won’t last long.

11. 2026-04-18
    listed $215,000 Active 415-char remark

    Show marketing remark (415 chars)

    Welcome to this well-maintained 4-bedroom, 2-bathroom home featuring fresh interior paint and new carpet throughout. This property offers a functional layout with plenty of living space, making it ideal for families or investors seeking a solid value. Competitively priced to sell, this home presents an excellent opportunity in today’s market. Schedule your showing soon—this one won’t last long.

ⓘ 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: $4,569 · $381/mo
• Projected year-2 tax: $4,569 · $381/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 6/10 Major FEMA zone X · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $26,178
• − Mortgage interest: −$9,803
• − Property taxes: −$4,569
• − Insurance: −$875
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$5,091
• Taxable income: $1,651
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $3,827/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

-18.6% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $175,000 BBOR
• 2026-04-29 Price Changed $199,900 BBOR
• 2026-04-18 Listed $215,000 BBOR

Property tax history

+2.7%/yr

Latest (2025): $4,569 · -0.1% YoY. Source: county tax records.