4191 Arthur St · Beaumont, TX 77706

$89,900

2 bd · 2.5 ba · 1,209 sqft · Condo public records · 34 Days on market

Built 1978

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• 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

This townhouse offers 2 bedrooms, 2.5 bathrooms and is conveniently located off West Lucas near Folsom. The home features a spacious living room, 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 to add to your portfolio. Owner financing is available.

Key facts

• Private back porch
• Large kitchen
• Inside utility room

Tags

• LARGE KITCHEN
• PRIVATE BACK PORCH
• INSIDE UTILITY ROOM

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential condo/townhouse
• Construction: Composition roof; Slab foundation
• Exterior features: Covered patio/porch; Publicly maintained road access

Interior

• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Carpet flooring; Tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 259 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1978 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.38%
• DSCR: 1.73
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $289
• Equity at exit: $13,404

10-year hold

• IRR: 7.2%
• Equity multiple: 1.48×
• Total profit: $12,067
• Equity at exit: $7,773

Cash invested: $25,172 (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: 259
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$471
• Tax from tax record: −$129 /mo · $1,546/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $277

Break-even live

Break-even rent $891

Max offer price $89,900

Occupancy floor 73%

Sensitivity live

Price	-10% $328	-5% $302	+0% $277	+5% $252	+10% $226
Rent	-10% $179	-5% $228	+0% $277	+5% $326	+10% $375
Rate	-1.0pp $322	-0.5pp $300	base $277	+0.5pp $254	+1.0pp $230

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$917	$1.01	15d	9	0.28mi
4162 Treadway Rd Beaumont, TX	1.0	1.0	722	$975	$1.35	45d	1	0.33mi
4162 Treadway Rd #12 Beaumont, TX	1.0	1.0	722	$950	$1.32	24d	1	0.33mi
4162 Treadway Rd Beaumont, TX	1.0	1.0	722	$975	$1.35	24d	1	0.33mi
3910 Treadway Rd Beaumont, TX	2.0–3.0	1.0–1.5	1019	$1,349	$1.32	15d	10	0.33mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	15d	1	0.35mi
4164 Treadway Rd #1 Beaumont, TX	1.0	1.0	722	$975	$1.35	45d	1	0.37mi
4695 Collier St #8 Beaumont, TX	2.0	1.5	1121	$1,150	$1.03	45d	1	0.56mi
3995 Crow Rd Unit 201 Beaumont, TX	2.0	2.0	1162	$1,550	$1.33	45d	1	0.62mi
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	24d	1	0.64mi
3925 Crow Rd Unit 49 Beaumont, TX	2.0	1.5	1306	$1,325	$1.01	45d	1	0.64mi
4636 Collier St Beaumont, TX	2.0	1.0	969	$1,030	$1.06	45d	1	0.67mi
4325 Woodlawn St Beaumont, TX	2.0	1.0	1150	$1,000	$0.87	15d	1	0.78mi
3825 Hyde Park Row Beaumont, TX	3.0	2.0	1271	$1,550	$1.22	45d	1	0.80mi
5680 Shivers Dr Beaumont, TX	3.0	1.0	1442	$1,500	$1.04	24d	1	0.97mi
5080 Helbig Rd Beaumont, TX	2.0–3.0	1.0	775	$450	$0.58	15d	1	1.05mi
5550 Folsom Dr Beaumont, TX	1.0–2.0	1.0–2.0	756	$1,751	$2.32	24d	1	1.05mi
5340 Bettes Ln Beaumont, TX	3.0	1.5	1496	$1,575	$1.05	45d	1	1.06mi
4565 Detroit St Beaumont, TX	2.0	1.0	880	$995	$1.13	45d	1	1.22mi
2575 Primrose St Unit 3 Beaumont, TX	2.0	1.0	800	$900	$1.12	24d	1	1.26mi
5070 Wilshire St Beaumont, TX	2.0	1.0	1042	$1,295	$1.24	15d	1	1.27mi
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	24d	1	1.32mi
2550 Pierce St Beaumont, TX	2.0	1.0	1044	$1,050	$1.01	45d	1	1.33mi
2530 Pierce St Beaumont, TX	2.0	1.0	950	$1,000	$1.05	45d	1	1.34mi
2450 N Lynwood Dr Beaumont, TX	3.0	1.0	1015	$1,175	$1.16	24d	1	1.35mi
3255 Charles St Beaumont, TX	3.0	1.0	1396	$1,350	$0.97	45d	1	1.36mi
2420 Wilson St Beaumont, TX	2.0	1.0	840	$1,200	$1.43	45d	1	1.45mi
6161 Sienna TRL Beaumont, TX	2.0	2.0	1003	$1,129	$1.13	45d	1	1.47mi
1215 Longfellow Dr Beaumont, TX	1.0–2.0	1.0–2.0	834	$1,545	$1.85	15d	15	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $89,900 Active 34 DOM
2. 2026-06-18
   days on market $89,900 Active 31 DOM
3. 2026-06-17
   days on market $89,900 Active 30 DOM
4. 2026-06-16
   days on market $89,900 Active 29 DOM
5. 2026-06-15
   days on market $89,900 Active 28 DOM
6. 2026-06-14
   days on market $89,900 Active 26 DOM
7. 2026-06-13
   days on market $89,900 Active 25 DOM
8. 2026-06-10
   days on market $89,900 Active 23 DOM
9. 2026-06-09
   days on market $89,900 Active 22 DOM
10. 2026-06-08
    days on market $89,900 Active 21 DOM
11. 2026-06-07
    days on market $89,900 Active 20 DOM
12. 2026-06-03
    days on market $89,900 Active 16 DOM
13. 2026-06-03
    remarks 384-char remark
14. 2026-06-02
    days on market $89,900 Active 15 DOM
15. 2026-06-01
    days on market $89,900 Active 14 DOM
16. 2026-05-31
    days on market $89,900 Active 13 DOM
17. 2026-05-30
    days on market $89,900 Active 12 DOM
18. 2026-05-18
    listed $89,900 Active
19. 2025-11-10
    price $89,900
20. 2014-12-01
    soldstatus
21. 2004-12-09
    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: $1,546 · $129/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$99/yr (+$8/mo · 6.4%)

ⓘ 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: $14,905
• − Mortgage interest: −$5,036
• − Property taxes: −$1,546
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,615
• Taxable income: $2,076
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $2,826/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

+0.0% since first listed

4 events — show timeline

• 2026-05-18 Listed $89,900 BBOR
• 2025-11-10 Price Changed $89,900 BBOR
• 2014-12-01 Sold (Public Records) — Public Records
• 2004-12-09 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,546 · +5.5% YoY. Source: county tax records.