4650 Dellwood Ln · Beaumont, TX 77706

$159,900

4 bd · 3.0 ba · 2,243 sqft · SingleFamily public records · 15 Days on market

Built 1962 9,148 sqft lot $71/sqft · 27% below area Est $220k · 27% 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

This property is subject to a 3-Day First Look Period. Seller will negotiate offers after the period expires. 4 bedroom 3.5 bath home located in a lovely neighborhood, close to all amenities Beaumont has to offer!

Key facts

• Large backyard
• Original wood floors
• 9,148 sq ft lot

Tags

• LARGE BACKYARD
• ORIGINAL WOOD FLOORS
• MULTIPLE LIVING AREAS
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Attached carport; 1 carport space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: Asbestos construction materials; Slab foundation
• Exterior features: Composition roof

Interior

• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Breakfast bar

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 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; 259 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 38% 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 15 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 2.9% 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 $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.80%
• DSCR: 1.61
• GRM: 5.8

CMA / ARV

• ARV (median comp): $219,566
• List price: $159,900
• Delta: -27.17%
• 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
1865 Rikisha Ln	0.32mi	3/2.0 (-1)	2,186 (-2%)	10mo	$192,500	$88	63
5755 Sul Ross Ln	0.41mi	4/2.0	2,447 (+9%)	1mo	$256,500	$105	61
1870 Rikisha Ln	0.30mi	3/2.5 (-1)	2,010 (-10%)	4mo	$229,900	$114	58
5715 Dellwood Ln	0.38mi	3/2.5 (-1)	2,286 (+2%)	23mo	$289,000	$126	53
4870 Teakwood Ln	0.32mi	3/2.0 (-1)	2,369 (+6%)	23mo	$265,000	$112	47
6070 Pan St	0.68mi	4/2.5	2,477 (+10%)	7mo	$330,000	$133	44
1175 N 23rd St	0.59mi	3/2.0 (-1)	2,078 (-7%)	9mo	$225,000	$108	43
5770 Derby Ln	0.56mi	4/2.0	2,038 (-9%)	19mo	$268,900	$132	39
1450 N 23rd St	0.56mi	3/2.0 (-1)	2,110 (-6%)	23mo	$244,900	$116	36
1595 N 23rd	0.55mi	3/3.0 (-1)	1,996 (-11%)	18mo	$249,000	$125	36

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,759
• Equity at exit: $23,842

10-year hold

• IRR: 7.9%
• Equity multiple: 1.53×
• Total profit: $23,727
• Equity at exit: $13,825

Cash invested: $44,772 (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 77706

• Rents YoY: 0.7%
• Active inventory: 259
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$839
• Tax from tax record: −$390 /mo · $4,686/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $515

Break-even live

Break-even rent $1,640

Max offer price $159,900

Occupancy floor 73%

Sensitivity live

Price	-10% $605	-5% $560	+0% $515	+5% $470	+10% $424
Rent	-10% $334	-5% $424	+0% $515	+5% $605	+10% $696
Rate	-1.0pp $595	-0.5pp $556	base $515	+0.5pp $473	+1.0pp $431

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4740 Baywood Ln Beaumont, TX	4.0	3.0	2548	$2,495	$0.98	25d	1	0.12mi
440 N Circuit Dr Beaumont, TX	3.0	2.0	1946	$2,150	$1.10	25d	1	0.49mi
1510 Belvedere Dr Beaumont, TX	4.0	2.5	2476	$2,200	$0.89	25d	1	0.60mi
930 Hibiscus Cir Beaumont, TX	4.0	2.5	2639	$2,950	$1.12	15d	1	0.64mi
5875 Oleander Dr Beaumont, TX	3.0	2.5	2595	$2,500	$0.96	45d	1	0.66mi
3450 Durwood Dr Beaumont, TX	3.0	2.0	1952	$2,195	$1.12	45d	1	0.88mi
3435 Kenwood Dr Beaumont, TX	4.0	2.0	2200	$2,500	$1.14	45d	1	0.92mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	15d	1	1.00mi
5195 Oriole Dr Beaumont, TX	3.0	2.0	1814	$2,000	$1.10	45d	1	1.05mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	22d	1	1.08mi
7 Stonebrook Ct Beaumont, TX	5.0	3.5	3000	$3,500	$1.17	15d	1	1.15mi
340 Maxwell Dr Beaumont, TX	3.0	2.5	1824	$2,100	$1.15	45d	1	1.22mi
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	45d	1	1.23mi
6286 Afton Ln Beaumont, TX	3.0	2.5	2024	$1,675	$0.83	25d	1	1.40mi
3085 S Willowood Ln Beaumont, TX	3.0	1.0	1533	$1,400	$0.91	15d	1	1.46mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	45d	1	1.46mi

Listing history 5 events

1. 2026-05-07
   status Pending 773-char remark
2. 2026-04-22
   listed $159,900 Active 773-char remark
3. 2025-09-02
   soldstatus Closed 213-char remark

   Show marketing remark (213 chars)

   This property is subject to a 3-Day First Look Period. Seller will negotiate offers after the period expires. 4 bedroom 3.5 bath home located in a lovely neighborhood, close to all amenities Beaumont has to offer!

4. 2025-07-29
   status Pending 213-char remark

   Show marketing remark (213 chars)

   This property is subject to a 3-Day First Look Period. Seller will negotiate offers after the period expires. 4 bedroom 3.5 bath home located in a lovely neighborhood, close to all amenities Beaumont has to offer!

5. 2025-07-17
   listed $145,000 Active 213-char remark

   Show marketing remark (213 chars)

   This property is subject to a 3-Day First Look Period. Seller will negotiate offers after the period expires. 4 bedroom 3.5 bath home located in a lovely neighborhood, close to all amenities Beaumont has to offer!

ⓘ 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: $4,686 · $390/mo
• Projected year-2 tax: $4,686 · $390/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 1/10 Low
• 🌡 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: $27,501
• − Mortgage interest: −$8,957
• − Property taxes: −$4,686
• − Insurance: −$800
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$4,652
• Taxable income: $4,007
• Est. tax owed @ 24.0%: −$962
• After-tax cash flow: $5,216/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

+10.3% since first listed

7 events — show timeline

• 2026-05-28 Sold (Public Records) — Public Records
• 2026-05-26 Sold (MLS) — BBOR
• 2026-05-07 Pending — BBOR
• 2026-04-22 Listed $159,900 BBOR
• 2025-09-02 Sold (MLS) — BBOR
• 2025-07-29 Pending — BBOR
• 2025-07-17 Listed $145,000 BBOR

Property tax history

+3.3%/yr

Latest (2025): $4,686 · -0.8% YoY. Source: county tax records.