875 N 4th St · Beaumont, TX 77701

$145,000

3 bd · 2.0 ba · 1,645 sqft · SingleFamily public records · 149 Days on market

Built 1962 10,454 sqft lot $88/sqft · 6% below area Est $154k · 6% under

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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 +23.4/30.0
• ARV discount +10.0/15.0
• Appreciation +8.1/10.0
• DSCR +7.5/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Beautifully renovated 1901 Folk Victorian in the Oaks Historic District, just blocks from the McFaddin-Ward House. This charming white home features 12’ ceilings, restored original floors, doors, and windows, and abundant natural light. Enjoy a brand-new kitchen and bathrooms with all-new appliances, honey shaker cabinets, modern fixtures, and finishes. Laundry is located in the kitchen. Major updates include the home being professionally leveled, upgraded plumbing, new water heater, new electrical finishes, and fresh interior and exterior paint. New heating and cooling units will be installed in the next 2 weeks. Situated on a 0.24-acre lot with room for parking or a future shop. Bonus attic offers approximately 1,000 SQFT of potential additional living space.

Key facts

• 12 ceilings
• Restored floors
• Restored doors

Tags

• 0.24-ACRE LOT
• 12 CEILINGS
• IN THE OAKS HISTORIC DISTRICT
• RESTORED FLOORS
• RESTORED DOORS
• RESTORED WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 73 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (6.2% local appreciation)).
• At projected returns (6.2% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask is 7738% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.04% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (median comp): $153,539
• List price: $145,000
• Delta: -5.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2380 Hazel St	0.37mi	3/2.0	1,694 (+3%)	22mo	$157,900	$93	60
2360 Gladys St	0.47mi	3/3.0	1,824 (+11%)	18mo	$179,777	$99	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.50×
• Total profit: $61,036
• Equity at exit: $93,472

10-year hold

• IRR: 21.2%
• Equity multiple: 5.08×
• Total profit: $165,616
• Equity at exit: $171,546

Cash invested: $40,600 (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 77701

• Home prices YoY: 3.8%
• Active inventory: 73
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$760
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $267

Break-even live

Break-even rent $1,173

Max offer price $145,000

Occupancy floor 77%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2290 Long Ave Unit 05 Beaumont, TX	2.0	1.0	1055	$950	$0.90	23d	1	0.28mi
2260 Ashley St Beaumont, TX	3.0	2.0	1471	$1,595	$1.08	13d	1	0.30mi
2350 Pecos St Unit A Beaumont, TX	4.0	2.0	2200	$1,805	$0.82	23d	1	0.63mi
2565 Harrison Ave Beaumont, TX	3.0	2.0	1789	$2,150	$1.20	43d	1	0.63mi
2525 Louisiana St Beaumont, TX	2.0	1.0	1516	$1,485	$0.98	23d	1	0.69mi
2640 Harrison Ave Beaumont, TX	3.0	1.0	1158	$1,295	$1.12	23d	1	0.74mi
2020 Cottonwood St Beaumont, TX	2.0–4.0	1.0	928	$1,238	$1.33	13d	9	0.87mi
1420 Liveoak St Beaumont, TX	3.0	2.0	1760	$1,695	$0.96	23d	1	0.87mi
2570 Sweetgum Ln Beaumont, TX	1.0–2.0	1.0–1.5	876	$1,599	$1.82	13d	15	0.94mi
701 Trinity St #450 Beaumont, TX	2.0	2.5	1586	$2,100	$1.32	13d	1	1.20mi
690 E Avenue Unit A Beaumont, TX	3.0	1.0	1300	$975	$0.75	13d	1	1.24mi
2023 Delaware St Beaumont, TX	3.0	1.0	1180	$1,300	$1.10	43d	1	1.31mi
355 N 18th St Beaumont, TX	3.0	2.0	1050	$1,395	$1.33	43d	1	1.37mi
3435 Kenwood Dr Beaumont, TX	4.0	2.0	2200	$2,500	$1.14	43d	1	1.43mi
1107 Avenue A Beaumont, TX	4.0	2.0	1584	$1,395	$0.88	43d	1	1.43mi
3450 Durwood Dr Beaumont, TX	3.0	2.0	1952	$2,195	$1.12	43d	1	1.45mi

Listing history 33 events

1. 2026-06-18
   days on market $145,000 Active 149 DOM
2. 2026-06-17
   days on market $145,000 Active 148 DOM
3. 2026-06-16
   days on market $145,000 Active 147 DOM
4. 2026-06-15
   days on market $145,000 Active 146 DOM
5. 2026-06-14
   days on market $145,000 Active 144 DOM
6. 2026-06-13
   days on market $145,000 Active 143 DOM
7. 2026-06-10
   days on market $145,000 Active 141 DOM
8. 2026-06-09
   days on market $145,000 Active 140 DOM
9. 2026-06-08
   days on market $145,000 Active 139 DOM
10. 2026-06-07
    days on market $145,000 Active 138 DOM
11. 2026-06-03
    days on market $145,000 Active 134 DOM
12. 2026-06-02
    days on market $145,000 Active 133 DOM
13. 2026-06-01
    days on market $145,000 Active 132 DOM
14. 2026-05-31
    days on market $145,000 Active 131 DOM
15. 2026-05-30
    days on market $145,000 Active 130 DOM
16. 2026-05-07
    price $145,000 777-char remark

    Show marketing remark (777 chars)

    Beautifully renovated 1901 Folk Victorian in the Oaks Historic District, just blocks from the McFaddin-Ward House. This charming white home features 12’ ceilings, restored original floors, doors, and windows, and abundant natural light. Enjoy a brand-new kitchen and bathrooms with all-new appliances, honey shaker cabinets, modern fixtures, and finishes. Laundry is located in the kitchen. Major updates include the home being professionally leveled, upgraded plumbing, new water heater, new electrical finishes, and fresh interior and exterior paint. New heating and cooling units will be installed in the next 2 weeks. Situated on a 0.24-acre lot with room for parking or a future shop. Bonus attic offers approximately 1,000 SQFT of potential additional living space.

17. 2026-05-03
    listed $1,850
18. 2026-02-09
    historical $1,895
19. 2026-01-30
    price $155,000 777-char remark

    Show marketing remark (777 chars)

    Beautifully renovated 1901 Folk Victorian in the Oaks Historic District, just blocks from the McFaddin-Ward House. This charming white home features 12’ ceilings, restored original floors, doors, and windows, and abundant natural light. Enjoy a brand-new kitchen and bathrooms with all-new appliances, honey shaker cabinets, modern fixtures, and finishes. Laundry is located in the kitchen. Major updates include the home being professionally leveled, upgraded plumbing, new water heater, new electrical finishes, and fresh interior and exterior paint. New heating and cooling units will be installed in the next 2 weeks. Situated on a 0.24-acre lot with room for parking or a future shop. Bonus attic offers approximately 1,000 SQFT of potential additional living space.

20. 2026-01-20
    listed $159,900 Active 777-char remark

    Show marketing remark (777 chars)

    Beautifully renovated 1901 Folk Victorian in the Oaks Historic District, just blocks from the McFaddin-Ward House. This charming white home features 12’ ceilings, restored original floors, doors, and windows, and abundant natural light. Enjoy a brand-new kitchen and bathrooms with all-new appliances, honey shaker cabinets, modern fixtures, and finishes. Laundry is located in the kitchen. Major updates include the home being professionally leveled, upgraded plumbing, new water heater, new electrical finishes, and fresh interior and exterior paint. New heating and cooling units will be installed in the next 2 weeks. Situated on a 0.24-acre lot with room for parking or a future shop. Bonus attic offers approximately 1,000 SQFT of potential additional living space.

21. 2026-01-07
    listed $1,895
22. 2025-12-28
    historical $1,895
23. 2025-12-16
    price $1,895
24. 2025-11-27
    listed $1,995
25. 2024-12-20
    soldstatus Closed 736-char remark

    Show marketing remark (736 chars)

    If You Have Ever Dreamed of an Opportunity to Transform an Old Home Opportunity is Knocking! This house has much more than meets the eye! Conveniently located close to Calder Ave and walking distance to The McFaddin House, this property offers the best of both worlds: a peaceful residential setting with easy access to all the conveniences of city living. This property presents an excellent opportunity for renovation enthusiasts and investors alike with Original architectural details and Grand high ceilings add to the sense of space and grandeur. Formal dining room could be used as a fourth bedroom. The attic space is not to be missed! This space could easily be converted to additional living space. Call for your tour today!

26. 2024-12-10
    status Pending 736-char remark

    Show marketing remark (736 chars)

    If You Have Ever Dreamed of an Opportunity to Transform an Old Home Opportunity is Knocking! This house has much more than meets the eye! Conveniently located close to Calder Ave and walking distance to The McFaddin House, this property offers the best of both worlds: a peaceful residential setting with easy access to all the conveniences of city living. This property presents an excellent opportunity for renovation enthusiasts and investors alike with Original architectural details and Grand high ceilings add to the sense of space and grandeur. Formal dining room could be used as a fourth bedroom. The attic space is not to be missed! This space could easily be converted to additional living space. Call for your tour today!

27. 2024-11-21
    price $54,000 736-char remark

    Show marketing remark (736 chars)

    If You Have Ever Dreamed of an Opportunity to Transform an Old Home Opportunity is Knocking! This house has much more than meets the eye! Conveniently located close to Calder Ave and walking distance to The McFaddin House, this property offers the best of both worlds: a peaceful residential setting with easy access to all the conveniences of city living. This property presents an excellent opportunity for renovation enthusiasts and investors alike with Original architectural details and Grand high ceilings add to the sense of space and grandeur. Formal dining room could be used as a fourth bedroom. The attic space is not to be missed! This space could easily be converted to additional living space. Call for your tour today!

28. 2024-09-24
    status Active 736-char remark

    Show marketing remark (736 chars)

    If You Have Ever Dreamed of an Opportunity to Transform an Old Home Opportunity is Knocking! This house has much more than meets the eye! Conveniently located close to Calder Ave and walking distance to The McFaddin House, this property offers the best of both worlds: a peaceful residential setting with easy access to all the conveniences of city living. This property presents an excellent opportunity for renovation enthusiasts and investors alike with Original architectural details and Grand high ceilings add to the sense of space and grandeur. Formal dining room could be used as a fourth bedroom. The attic space is not to be missed! This space could easily be converted to additional living space. Call for your tour today!

29. 2024-09-24
    price $58,000 736-char remark

    Show marketing remark (736 chars)

    If You Have Ever Dreamed of an Opportunity to Transform an Old Home Opportunity is Knocking! This house has much more than meets the eye! Conveniently located close to Calder Ave and walking distance to The McFaddin House, this property offers the best of both worlds: a peaceful residential setting with easy access to all the conveniences of city living. This property presents an excellent opportunity for renovation enthusiasts and investors alike with Original architectural details and Grand high ceilings add to the sense of space and grandeur. Formal dining room could be used as a fourth bedroom. The attic space is not to be missed! This space could easily be converted to additional living space. Call for your tour today!

30. 2024-09-10
    listed $59,000 Active
31. 2024-09-09
    historical 736-char remark

    Show marketing remark (736 chars)

    If You Have Ever Dreamed of an Opportunity to Transform an Old Home Opportunity is Knocking! This house has much more than meets the eye! Conveniently located close to Calder Ave and walking distance to The McFaddin House, this property offers the best of both worlds: a peaceful residential setting with easy access to all the conveniences of city living. This property presents an excellent opportunity for renovation enthusiasts and investors alike with Original architectural details and Grand high ceilings add to the sense of space and grandeur. Formal dining room could be used as a fourth bedroom. The attic space is not to be missed! This space could easily be converted to additional living space. Call for your tour today!

32. 2024-06-07
    listed $59,000 Active 736-char remark

    Show marketing remark (736 chars)

    If You Have Ever Dreamed of an Opportunity to Transform an Old Home Opportunity is Knocking! This house has much more than meets the eye! Conveniently located close to Calder Ave and walking distance to The McFaddin House, this property offers the best of both worlds: a peaceful residential setting with easy access to all the conveniences of city living. This property presents an excellent opportunity for renovation enthusiasts and investors alike with Original architectural details and Grand high ceilings add to the sense of space and grandeur. Formal dining room could be used as a fourth bedroom. The attic space is not to be missed! This space could easily be converted to additional living space. Call for your tour today!

33. 2012-08-15
    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: $1,269 · $106/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$1,385/yr (+$115/mo · 109.2%)

ⓘ 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 2/10 Low
• 🌡 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: $18,132
• − Mortgage interest: −$8,122
• − Property taxes: −$1,269
• − Insurance: −$725
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$4,218
• Taxable income: $897
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $2,991/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): 12,381
• Household income: $49,181
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 516.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 44% Black 44% Two or more races 21% White 8% Asian 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 40% Vietnamese 3%

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: ▲ 6.25%
• Current HPI: 170.1843
• 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

+145.8% since first listed

18 events — show timeline

• 2026-05-07 Price Changed $145,000 BBOR
• 2026-05-03 Listed for Rent $1,850 Avail
• 2026-02-09 Rental Removed $1,895 Avail
• 2026-01-30 Price Changed $155,000 BBOR
• 2026-01-20 Listed $159,900 BBOR
• 2026-01-07 Listed for Rent $1,895 Avail
• 2025-12-28 Rental Removed $1,895 Avail
• 2025-12-16 Price Changed $1,895 Avail
• 2025-11-27 Listed for Rent $1,995 Avail
• 2024-12-20 Sold (MLS) — BBOR
• 2024-12-10 Pending — BBOR
• 2024-11-21 Price Changed $54,000 BBOR
• 2024-09-24 Relisted — BBOR
• 2024-09-24 Price Changed $58,000 BBOR
• 2024-09-10 Listed $59,000 BBOR
• 2024-09-09 Delisted — BBOR
• 2024-06-07 Listed $59,000 BBOR
• 2012-08-15 Sold (Public Records) — Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,269 · -0.8% YoY. Source: county tax records.