4565 Beaumont Dr · Beaumont, TX 77708

$119,900

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 148 Days on market

Built 1962 $94/sqft · at area comps Est $128k · 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 +21.7/30.0
• ARV discount +10.3/15.0
• DSCR +6.9/10.0
• 1% rule +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 1-bath home located in Beaumont’s North End. This home offers comfortable living with a functional layout and is conveniently situated near local restaurants, shopping centers, and everyday amenities. A great opportunity for anyone looking to enjoy a convenient location with easy access to dining, retail, and city essentials.

Key facts

• Convenient location
• Garage
• Listed 148 days

Tags

• CONVENIENT LOCATION
• EASY ACCESS TO DINING
• EASY ACCESS TO RETAIL
• EASY ACCESS TO CITY ESSENTIALS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 70 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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: 1.14% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 7.3

CMA / ARV

• ARV (median comp): $127,757
• List price: $119,900
• Delta: -6.15%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5265 Gober Rd	0.36mi	3/1.0	1,337 (+5%)	4mo	$95,000	$71	72
5220 Allen Dr	0.30mi	3/1.0	1,140 (-10%)	11mo	$169,500	$149	60

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-7,582
• Equity at exit: $17,877

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $8,820
• Equity at exit: $10,367

Cash invested: $33,572 (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 77708

• Active inventory: 70
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$629
• Tax from tax record: −$215 /mo · $2,577/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $185

Break-even live

Break-even rent $1,131

Max offer price $119,900

Occupancy floor 81%

Sensitivity live

Price	-10% $253	-5% $219	+0% $185	+5% $151	+10% $117
Rent	-10% $77	-5% $131	+0% $185	+5% $239	+10% $293
Rate	-1.0pp $245	-0.5pp $216	base $185	+0.5pp $154	+1.0pp $122

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5680 Shivers Dr Beaumont, TX	3.0	1.0	1442	$1,500	$1.04	24d	1	0.14mi
5340 Bettes Ln Beaumont, TX	3.0	1.5	1496	$1,575	$1.05	44d	1	0.30mi
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	24d	1	0.55mi
4695 Collier St #8 Beaumont, TX	2.0	1.5	1121	$1,150	$1.03	44d	1	0.61mi
4636 Collier St Beaumont, TX	2.0	1.0	969	$1,030	$1.06	44d	1	0.62mi
3910 Treadway Rd Beaumont, TX	2.0–3.0	1.0–1.5	1019	$1,849	$1.81	14d	10	0.63mi
3995 Crow Rd Unit 201 Beaumont, TX	2.0	2.0	1162	$1,550	$1.33	44d	1	0.74mi
3925 Crow Rd Unit 49 Beaumont, TX	2.0	1.5	1306	$1,325	$1.01	44d	1	0.79mi
6161 Sienna TRL Beaumont, TX	2.0	2.0	1003	$1,129	$1.13	44d	1	0.79mi
3255 Charles St Beaumont, TX	3.0	1.0	1396	$1,350	$0.97	44d	1	0.90mi
5070 Wilshire St Beaumont, TX	2.0	1.0	1042	$1,295	$1.24	14d	1	0.93mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$999	$1.10	14d	9	1.01mi
4325 Woodlawn St Beaumont, TX	2.0	1.0	1150	$1,000	$0.87	14d	1	1.01mi
5740 Northwest Pkwy Beaumont, TX	1.0–2.0	1.0–2.0	884	$1,499	$1.69	14d	1	1.15mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	14d	1	1.16mi
4565 Detroit St Beaumont, TX	2.0	1.0	880	$995	$1.13	45d	1	1.16mi
5356 Old Dowlen Rd Beaumont, TX	2.0	2.0	1112	$1,350	$1.21	44d	1	1.25mi
2550 Pierce St Beaumont, TX	2.0	1.0	1044	$1,050	$1.01	44d	1	1.39mi
3270 Christopher St Beaumont, TX	4.0	2.0	1208	$1,290	$1.07	44d	1	1.39mi
2530 Pierce St Beaumont, TX	2.0	1.0	950	$1,000	$1.05	44d	1	1.40mi
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	24d	1	1.40mi
2450 N Lynwood Dr Beaumont, TX	3.0	1.0	1015	$1,175	$1.16	24d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $119,900 Active 148 DOM
2. 2026-06-17
   days on market $119,900 Active 147 DOM
3. 2026-06-16
   days on market $119,900 Active 146 DOM
4. 2026-06-15
   days on market $119,900 Active 145 DOM
5. 2026-06-14
   days on market $119,900 Active 143 DOM
6. 2026-06-13
   days on market $119,900 Active 142 DOM
7. 2026-06-10
   days on market $119,900 Active 140 DOM
8. 2026-06-09
   days on market $119,900 Active 139 DOM
9. 2026-06-08
   days on market $119,900 Active 138 DOM
10. 2026-06-07
    days on market $119,900 Active 137 DOM
11. 2026-06-03
    days on market $119,900 Active 133 DOM
12. 2026-06-02
    days on market $119,900 Active 132 DOM
13. 2026-06-01
    days on market $119,900 Active 131 DOM
14. 2026-05-31
    days on market $119,900 Active 130 DOM
15. 2026-05-30
    days on market $119,900 Active 129 DOM
16. 2026-04-02
    price $119,900 344-char remark

    Show marketing remark (344 chars)

    3-bedroom, 1-bath home located in Beaumont’s North End. This home offers comfortable living with a functional layout and is conveniently situated near local restaurants, shopping centers, and everyday amenities. A great opportunity for anyone looking to enjoy a convenient location with easy access to dining, retail, and city essentials.

17. 2026-01-21
    listed $124,900 Active 344-char remark

    Show marketing remark (344 chars)

    3-bedroom, 1-bath home located in Beaumont’s North End. This home offers comfortable living with a functional layout and is conveniently situated near local restaurants, shopping centers, and everyday amenities. A great opportunity for anyone looking to enjoy a convenient location with easy access to dining, retail, and city essentials.

18. 2016-08-30
    soldstatus 243-char remark

    Show marketing remark (243 chars)

    This is not a drive by. Just as cute on the inside as it is on the outside. Updated flooring, appliances, paint, granite in kitchen. Hall bath has also been updated. Inside utility. And conveniently located. Everything you need in one package.

19. 2016-07-19
    listed $79,900 243-char remark

    Show marketing remark (243 chars)

    This is not a drive by. Just as cute on the inside as it is on the outside. Updated flooring, appliances, paint, granite in kitchen. Hall bath has also been updated. Inside utility. And conveniently located. Everything you need in one package.

ⓘ 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: $2,577 · $215/mo
• Projected year-2 tax: $2,577 · $215/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $16,383
• − Mortgage interest: −$6,716
• − Property taxes: −$2,577
• − Insurance: −$600
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,488
• Taxable income: $381
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $2,129/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
• City population: 125,901
• Population (ZIP): 12,398

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: Majority Black (65%)
• Race & ethnicity: Black 65% White 23% Hispanic / Latino 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% Tagalog/Filipino 1% Vietnamese 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: ▼ -107.07%
• Current HPI: 171.4951
• Rent YoY: —
• Metro: —
• 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

+50.1% since first listed

4 events — show timeline

• 2026-04-02 Price Changed $119,900 BBOR
• 2026-01-21 Listed $124,900 BBOR
• 2016-08-30 Sold (MLS) — BBOR
• 2016-07-19 Listed $79,900 BBOR

Property tax history

+4.1%/yr

Latest (2025): $2,577 · +9.1% YoY. Source: county tax records.