4150 Crow Rd #10 · Beaumont, TX 77706

$105,000

2 bd · 1.5 ba · 1,296 sqft · Condo public records · 101 Days on market

Built 1978 $81/sqft · at area comps Est $101k · at est. $165/mo HOA · 12% of rent

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Why this score? — see what drove the D+ 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 +18.6/30.0
• 1% rule +7.6/10.0
• DSCR +5.9/10.0
• ARV discount +5.7/15.0
• 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 MLS

Welcome to 4150 Crow Road, Unit 10 in Beaumont—a well-maintained 2-bedroom, 1.5-bath townhome offering 1,296 square feet of comfortable living space in a highly convenient location. Situated just off Dowlen Road, this property places you close to everything Beaumont has to offer, including Parkdale Mall, popular restaurants, shopping, and everyday amenities. The townhome features a functional layout with spacious living areas, two generously sized bedrooms, and a convenient half bath for guests. Whether you're looking for a low-maintenance primary residence, investment property, or a convenient place close to Beaumont’s best retail and dining, this townhome offers both comfort and accessibility in a desirable area. Don’t miss the opportunity to own a property in one of Beaumont’s most convenient locations.

Key facts

• Close to restaurants
• Investment property
• Convenient location

Tags

• CONVENIENT LOCATION
• CLOSE TO PARKDALE MALL
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPPING
• INVESTMENT PROPERTY
• DESIRABLE AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $36 ($434/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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, 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: Guess El (math 30% / reading 33%, grade F, #2,396 of 4,322 statewide, top 56%, 699 students, 82% FRL); M L King Middle (math 6% / reading 12%, grade F, #1,653 of 1,662 statewide, top 99%, 480 students, 91% 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 lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 1.26% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 6.6

CMA / ARV

• ARV (median comp): $100,868
• List price: $105,000
• Delta: 4.10%
• Verdict: FAIR
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.4%
• Equity multiple: 0.40×
• Total profit: $-17,556
• Equity at exit: $15,656

10-year hold

• IRR: -16.7%
• Equity multiple: 0.20×
• Total profit: $-23,431
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$551
• Tax from tax record: −$181 /mo · $2,171/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$165
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $36

Break-even live

Break-even rent $1,274

Max offer price $105,000

Occupancy floor 92%

Sensitivity live

Price	-10% $96	-5% $66	+0% $36	+5% $6	+10% $-23
Rent	-10% $-68	-5% $-16	+0% $36	+5% $88	+10% $140
Rate	-1.0pp $89	-0.5pp $63	base $36	+0.5pp $9	+1.0pp $-19

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3995 Crow Rd Unit 201 Beaumont, TX	2.0	2.0	1162	$1,550	$1.33	45d	1	0.07mi
4636 Collier St Beaumont, TX	2.0	1.0	969	$1,030	$1.06	45d	1	0.08mi
4695 Collier St #8 Beaumont, TX	2.0	1.5	1121	$1,150	$1.03	45d	1	0.10mi
3925 Crow Rd Unit 49 Beaumont, TX	2.0	1.5	1306	$1,325	$1.01	45d	1	0.11mi
3910 Treadway Rd Beaumont, TX	2.0–3.0	1.0–1.5	1019	$1,349	$1.32	15d	10	0.32mi
5680 Shivers Dr Beaumont, TX	3.0	1.0	1442	$1,500	$1.04	25d	1	0.80mi
5740 Northwest Pkwy Beaumont, TX	1.0–2.0	1.0–2.0	884	$1,499	$1.69	15d	1	0.87mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$917	$1.01	15d	9	0.92mi
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	25d	1	0.94mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	15d	1	0.95mi
6161 Sienna TRL Beaumont, TX	2.0	2.0	1003	$1,129	$1.13	45d	1	0.96mi
6120 Folsom Dr Beaumont, TX	1.0–2.0	1.0–2.0	901	$1,499	$1.66	45d	1	0.97mi
5340 Bettes Ln Beaumont, TX	3.0	1.5	1496	$1,575	$1.05	45d	1	0.98mi
5356 Old Dowlen Rd Beaumont, TX	2.0	2.0	1112	$1,350	$1.21	45d	1	1.02mi
4325 Woodlawn St Beaumont, TX	2.0	1.0	1150	$1,000	$0.87	15d	1	1.30mi
3825 Hyde Park Row Beaumont, TX	3.0	2.0	1271	$1,550	$1.22	45d	1	1.36mi

HOA detail condo

• Monthly dues: $165 · $1,980/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $105,000 Active 101 DOM
2. 2026-06-18
   days on market $105,000 Active 98 DOM
3. 2026-06-17
   days on market $105,000 Active 97 DOM
4. 2026-06-16
   days on market $105,000 Active 96 DOM
5. 2026-06-15
   days on market $105,000 Active 95 DOM
6. 2026-06-14
   days on market $105,000 Active 93 DOM
7. 2026-06-13
   days on market $105,000 Active 92 DOM
8. 2026-06-10
   days on market $105,000 Active 90 DOM
9. 2026-06-09
   days on market $105,000 Active 89 DOM
10. 2026-06-08
    days on market $105,000 Active 88 DOM
11. 2026-06-07
    pricedays on market $105,000 Active 87 DOM
12. 2026-06-03
    days on market $110,000 Active 83 DOM
13. 2026-06-02
    days on market $110,000 Active 82 DOM
14. 2026-06-01
    days on market $110,000 Active 81 DOM
15. 2026-05-31
    days on market $110,000 Active 80 DOM
16. 2026-05-30
    days on market $110,000 Active 79 DOM
17. 2026-04-08
    price $110,000 841-char remark

    Show marketing remark (850 chars)

    Welcome to 4150 Crow Road, Unit 10 in Beaumont—a well-maintained 2-bedroom, 1.5-bath townhome offering 1,296 square feet of comfortable living space in a highly convenient location. Situated just off Dowlen Road, this property places you close to everything Beaumont has to offer, including Parkdale Mall, popular restaurants, shopping, and everyday amenities. The townhome features a functional layout with spacious living areas, two generously sized bedrooms, and a convenient half bath for guests. Whether you're looking for a low-maintenance primary residence, investment property, or a convenient place close to Beaumont’s best retail and dining, this townhome offers both comfort and accessibility in a desirable area. Don’t miss the opportunity to own a property in one of Beaumont’s most convenient locations.

18. 2026-04-08
    price $110,000 850-char remark

    Show marketing remark (850 chars)

    Welcome to 4150 Crow Road, Unit 10 in Beaumont—a well-maintained 2-bedroom, 1.5-bath townhome offering 1,296 square feet of comfortable living space in a highly convenient location. Situated just off Dowlen Road, this property places you close to everything Beaumont has to offer, including Parkdale Mall, popular restaurants, shopping, and everyday amenities. The townhome features a functional layout with spacious living areas, two generously sized bedrooms, and a convenient half bath for guests. Whether you're looking for a low-maintenance primary residence, investment property, or a convenient place close to Beaumont’s best retail and dining, this townhome offers both comfort and accessibility in a desirable area. Don’t miss the opportunity to own a property in one of Beaumont’s most convenient locations.

19. 2026-03-12
    listed $115,000 Active 841-char remark

    Show marketing remark (850 chars)

    Welcome to 4150 Crow Road, Unit 10 in Beaumont—a well-maintained 2-bedroom, 1.5-bath townhome offering 1,296 square feet of comfortable living space in a highly convenient location. Situated just off Dowlen Road, this property places you close to everything Beaumont has to offer, including Parkdale Mall, popular restaurants, shopping, and everyday amenities. The townhome features a functional layout with spacious living areas, two generously sized bedrooms, and a convenient half bath for guests. Whether you're looking for a low-maintenance primary residence, investment property, or a convenient place close to Beaumont’s best retail and dining, this townhome offers both comfort and accessibility in a desirable area. Don’t miss the opportunity to own a property in one of Beaumont’s most convenient locations.

20. 2026-03-12
    listed $115,000 Active 850-char remark

    Show marketing remark (850 chars)

    Welcome to 4150 Crow Road, Unit 10 in Beaumont—a well-maintained 2-bedroom, 1.5-bath townhome offering 1,296 square feet of comfortable living space in a highly convenient location. Situated just off Dowlen Road, this property places you close to everything Beaumont has to offer, including Parkdale Mall, popular restaurants, shopping, and everyday amenities. The townhome features a functional layout with spacious living areas, two generously sized bedrooms, and a convenient half bath for guests. Whether you're looking for a low-maintenance primary residence, investment property, or a convenient place close to Beaumont’s best retail and dining, this townhome offers both comfort and accessibility in a desirable area. Don’t miss the opportunity to own a property in one of Beaumont’s most convenient locations.

21. 2024-02-21
    soldstatus
22. 2024-02-20
    soldstatus Closed
23. 2023-12-24
    status Pending
24. 2023-12-22
    price $109,000
25. 2023-12-16
    price $119,000
26. 2023-12-16
    listed $109,900 Active
27. 2006-10-13
    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: $2,171 · $181/mo
• Projected year-2 tax: $2,171 · $181/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 9/10 Extreme FEMA zone X · 99% 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: $15,841
• − Mortgage interest: −$5,882
• − Property taxes: −$2,171
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − HOA: −$1,980
• − Depreciation: −$3,055
• Taxable loss: −$1,103
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $699/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

+0.1% since first listed

11 events — show timeline

• 2026-04-08 Price Changed $110,000 BBOR
• 2026-04-08 Price Changed $110,000 HARMLS
• 2026-03-12 Listed $115,000 HARMLS
• 2026-03-12 Listed $115,000 BBOR
• 2024-02-21 Sold (Public Records) — Public Records
• 2024-02-20 Sold (MLS) — BBOR
• 2023-12-24 Pending — BBOR
• 2023-12-22 Price Changed $109,000 BBOR
• 2023-12-16 Price Changed $119,000 BBOR
• 2023-12-16 Listed $109,900 BBOR
• 2006-10-13 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,171 · +27.5% YoY. Source: county tax records.