735 Highland Dr · Beaumont, TX 77705

$59,900

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 72 Days on market

Built 1962 6,534 sqft lot Est $52k · 16% over

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +8.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming little gem is ready for its next owner! Featuring a spacious gated and fenced front and backyard for added privacy, this home offers great potential and is just waiting for a little TLC to make it shine. Don’t miss the opportunity to see it for yourself—call today to schedule a private showing!

Key facts

• Gated front yard
• Fenced backyard
• 6,534 sq ft lot

Tags

• GATED FRONT YARD
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($812 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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, 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: Pietzsch/Mac Arthur El (math 5% / reading 7%, grade F, #4,315 of 4,322 statewide, top 100%, 1,083 students, 97% FRL); M L King Middle (math 6% / reading 12%, grade F, #1,653 of 1,662 statewide, top 99%, 480 students, 91% FRL); 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 91% FRL vs 69% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 207 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 is only 18% of the median local income ($55k/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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: 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 $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.36% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $51,700
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
735 Highland Dr	0.00mi	2/1.0	940 (0%)	1mo	$59,900	$64	100
305 Alabama St	0.32mi	2/1.0	975 (+4%)	11mo	$54,000	$55	70
468 Alabama	0.38mi	3/1.0 (+1)	1,075 (+14%)	10mo	$54,900	$51	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $1,297
• Equity at exit: $8,931

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $15,426
• Equity at exit: $5,179

Cash invested: $16,772 (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 77705

• Home prices YoY: -29.7%
• Active inventory: 207
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $812 high
• Mortgage (P&I): −$314
• Tax from tax record: −$130 /mo · $1,566/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $172

Break-even live

Break-even rent $594

Max offer price $59,900

Occupancy floor 74%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
585 Campus St Beaumont, TX	1.0	1.0	608	$700	$1.15	43d	1	0.23mi
581 Campus St Beaumont, TX	1.0	1.0	616	$700	$1.14	43d	1	0.24mi
893 Campus St Unit 205 Beaumont, TX	1.0	1.0	552	$700	$1.27	43d	1	0.26mi
170 Clark St Unit 4 Beaumont, TX	1.0	1.0	662	$695	$1.05	43d	1	0.28mi
170 Clark St Unit 1 Beaumont, TX	1.0	1.0	850	$650	$0.76	23d	1	0.28mi
4623 Sullivan St Beaumont, TX	1.0	1.0	600	$650	$1.08	43d	1	0.43mi
4610 Maddox St Unit 7 Beaumont, TX	2.0	1.0	650	$850	$1.31	43d	1	0.46mi
4610 Maddox St Unit 06 Beaumont, TX	2.0	1.0	650	$795	$1.22	43d	1	0.46mi
4610 Maddox St Unit 08 Beaumont, TX	1.0	1.0	650	$750	$1.15	43d	1	0.46mi
949 Essex St Beaumont, TX	1.0	1.0	840	$675	$0.80	21d	1	0.53mi
943 Essex St Unit 949 Beaumont, TX	1.0	1.0	840	$675	$0.80	13d	1	0.53mi
4348 Sullivan St Unit 2 Beaumont, TX	1.0	1.0	732	$700	$0.96	43d	1	0.55mi
4348 Sullivan St Unit 5 RTR 05/18 Beaumont, TX	1.0	1.0	732	$700	$0.96	23d	1	0.55mi
4120 Brandon St Beaumont, TX	2.0	1.0	810	$997	$1.23	23d	1	0.62mi
4285 Chaison St Beaumont, TX	2.0	1.0	904	$850	$0.94	43d	1	0.67mi
677 E Caston St Beaumont, TX	2.0	1.0	1070	$795	$0.74	43d	1	0.68mi
4030 Howard St Beaumont, TX	2.0	1.0	1008	$795	$0.79	43d	1	0.77mi
4024 Howard St Beaumont, TX	1.0	1.0	800	$575	$0.72	13d	1	0.78mi
315 E Pipkin St Beaumont, TX	2.0	1.0	952	$1,000	$1.05	13d	1	0.92mi
690 Adams St Unit 201 RTR 05/28 Beaumont, TX	1.0	1.0	550	$695	$1.26	13d	1	0.92mi
690 Adams St Unit 206 Beaumont, TX	2.0	1.0	878	$795	$0.91	13d	1	0.92mi
655 Adams St Unit 1 Beaumont, TX	2.0	1.0	965	$750	$0.78	13d	1	0.93mi
1140 Oregon Ave Unit WC 7 Beaumont, TX	2.0	1.5	681	$695	$1.02	23d	1	1.09mi
1140 Oregon Ave Unit WC 3 Beaumont, TX	2.0	1.5	681	$795	$1.17	13d	1	1.09mi
2425 Lela St Beaumont, TX	1.0	1.0	800	$900	$1.12	23d	1	1.44mi

Listing history 28 events

1. 2026-04-14
   status Pending
2. 2026-04-13
   status Pending 321-char remark

   Show marketing remark (321 chars)

   This charming little gem is ready for its next owner! Featuring a spacious gated and fenced front and backyard for added privacy, this home offers great potential and is just waiting for a little TLC to make it shine. Don’t miss the opportunity to see it for yourself—call today to schedule a private showing!

3. 2026-02-06
   price $59,900
4. 2026-02-02
   price $59,900 321-char remark

   Show marketing remark (321 chars)

   This charming little gem is ready for its next owner! Featuring a spacious gated and fenced front and backyard for added privacy, this home offers great potential and is just waiting for a little TLC to make it shine. Don’t miss the opportunity to see it for yourself—call today to schedule a private showing!

5. 2026-02-01
   listed $63,500 Active
6. 2026-01-13
   price $63,500 321-char remark

   Show marketing remark (321 chars)

   This charming little gem is ready for its next owner! Featuring a spacious gated and fenced front and backyard for added privacy, this home offers great potential and is just waiting for a little TLC to make it shine. Don’t miss the opportunity to see it for yourself—call today to schedule a private showing!

7. 2026-01-03
   price $65,000 321-char remark

   Show marketing remark (321 chars)

   This charming little gem is ready for its next owner! Featuring a spacious gated and fenced front and backyard for added privacy, this home offers great potential and is just waiting for a little TLC to make it shine. Don’t miss the opportunity to see it for yourself—call today to schedule a private showing!

8. 2025-09-04
   listed $67,500 Active 321-char remark

   Show marketing remark (321 chars)

   This charming little gem is ready for its next owner! Featuring a spacious gated and fenced front and backyard for added privacy, this home offers great potential and is just waiting for a little TLC to make it shine. Don’t miss the opportunity to see it for yourself—call today to schedule a private showing!

9. 2025-06-27
   soldstatus
10. 2025-06-20
    soldstatus Closed 214-char remark

    Show marketing remark (214 chars)

    This cute little gem is looking for a new owner. Beautiful front & backyard that is gated & fenced in for privacy. Home is looking for some TLC. It's a must see! Give me a call today for an appointment.

11. 2025-06-04
    status Pending 214-char remark

    Show marketing remark (214 chars)

    This cute little gem is looking for a new owner. Beautiful front & backyard that is gated & fenced in for privacy. Home is looking for some TLC. It's a must see! Give me a call today for an appointment.

12. 2025-05-24
    price $70,000 214-char remark

    Show marketing remark (214 chars)

    This cute little gem is looking for a new owner. Beautiful front & backyard that is gated & fenced in for privacy. Home is looking for some TLC. It's a must see! Give me a call today for an appointment.

13. 2025-05-17
    price $75,000 214-char remark

    Show marketing remark (214 chars)

    This cute little gem is looking for a new owner. Beautiful front & backyard that is gated & fenced in for privacy. Home is looking for some TLC. It's a must see! Give me a call today for an appointment.

14. 2025-03-30
    listed $80,000 Active 214-char remark

    Show marketing remark (214 chars)

    This cute little gem is looking for a new owner. Beautiful front & backyard that is gated & fenced in for privacy. Home is looking for some TLC. It's a must see! Give me a call today for an appointment.

15. 2025-03-20
    soldstatus Closed 214-char remark

    Show marketing remark (214 chars)

    This cute little gem is looking for a new owner. Beautiful front & backyard that is gated & fenced in for privacy. Home is looking for some TLC. It's a must see! Give me a call today for an appointment.

16. 2025-03-02
    historical $999
17. 2025-01-22
    status Pending 214-char remark

    Show marketing remark (214 chars)

    This cute little gem is looking for a new owner. Beautiful front & backyard that is gated & fenced in for privacy. Home is looking for some TLC. It's a must see! Give me a call today for an appointment.

18. 2024-12-18
    listed $80,000 Active 214-char remark

    Show marketing remark (214 chars)

    This cute little gem is looking for a new owner. Beautiful front & backyard that is gated & fenced in for privacy. Home is looking for some TLC. It's a must see! Give me a call today for an appointment.

19. 2024-10-26
    price $999
20. 2024-10-17
    price $1,049
21. 2024-08-09
    listed $1,150
22. 2023-05-29
    historical
23. 2021-06-15
    soldstatus
24. 2021-01-20
    soldstatus
25. 2021-01-15
    soldstatus
26. 2021-01-15
    soldstatus
27. 2020-09-21
    listed $60,000
28. 2020-08-12
    listed $60,000

ⓘ 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: $1,566 · $130/mo
• Projected year-2 tax: $1,566 · $130/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $9,746
• − Mortgage interest: −$3,355
• − Property taxes: −$1,566
• − Insurance: −$300
• − Repairs & maintenance: −$780
• − Management: −$780
• − Depreciation: −$1,743
• Taxable income: $1,223
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $1,771/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): 38,259
• Household income: $54,633
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 776.0

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 0.66)
• Race & ethnicity: Black 46% White 29% Hispanic / Latino 21% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 5% Italian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 18% Other Indo-European 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: ▼ -54.76%
• Current HPI: 129.3696
• 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

-0.2% since first listed

28 events — show timeline

• 2026-04-14 Pending — HARMLS
• 2026-04-13 Pending — BBOR
• 2026-02-06 Price Changed $59,900 HARMLS
• 2026-02-02 Price Changed $59,900 BBOR
• 2026-02-01 Listed $63,500 HARMLS
• 2026-01-13 Price Changed $63,500 BBOR
• 2026-01-03 Price Changed $65,000 BBOR
• 2025-09-04 Listed $67,500 BBOR
• 2025-06-27 Sold (Public Records) — Public Records
• 2025-06-20 Sold (MLS) — BBOR
• 2025-06-04 Pending — BBOR
• 2025-05-24 Price Changed $70,000 BBOR
• 2025-05-17 Price Changed $75,000 BBOR
• 2025-03-30 Listed $80,000 BBOR
• 2025-03-20 Sold (MLS) — BBOR
• 2025-03-02 Rental Removed $999 APPFOLIO
• 2025-01-22 Pending — BBOR
• 2024-12-18 Listed $80,000 BBOR
• 2024-10-26 Price Changed $999 APPFOLIO
• 2024-10-17 Price Changed $1,049 APPFOLIO
• 2024-08-09 Listed for Rent $1,150 APPFOLIO
• 2023-05-29 Rental Removed — RENT.
• 2021-06-15 Sold (Public Records) — Public Records
• 2021-01-20 Sold (Public Records) — Public Records
• 2021-01-15 Sold (MLS) — PNPANBOR
• 2021-01-15 Sold (MLS) — BBOR
• 2020-09-21 Listed $60,000 BBOR
• 2020-08-12 Listed $60,000 PNPANBOR

Property tax history

+6.6%/yr

Latest (2025): $1,566 · +19.0% YoY. Source: county tax records.