603 Highland Dr · Beaumont, TX 77705

$53,999

3 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 379 Days on market

Built 1962 6,551 sqft lot $37/sqft · 27% below area Est $74k · 27% under ↓ 33% since listing

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

GREAT BEAUMONT LOCATION! Looking for a sweet deal in a terrific location? Well check out this unique 3 bed 1 bath home available in a nice Beaumont neighborhood. This property does need a bit of TLC as renovations were started but not completed. With the right vision and personal touches, it can easily become an amazing living space. The home features a spacious family room with built-in shelving on one of the walls, tons of windows for natural light, a cozy fireplace, great kitchen, nicely covered front porch area, and an added garage apartment behind the property. Here you will be conveniently located near Hwy 287 and I-10 making getting around town super-efficient. Lamar University and Downtown Beaumont are both within a 4-miles. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Covered front porch
• Garage apartment
• Natural light

Tags

• SPACIOUS FAMILY ROOM
• BUILT-IN SHELVING
• NATURAL LIGHT
• COZY FIREPLACE
• COVERED FRONT PORCH
• GARAGE APARTMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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: 207 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $373 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 379 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,519 (12.0% below list)

Questions for the listing agent

1. It's been on market 379 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: 2.21% ✓
• Cap rate: 19.10%
• Cash-on-cash: 45.72%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (median comp): $73,739
• List price: $53,999
• Delta: -26.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
590 Highland Dr	0.04mi	3/2.0	1,504 (+2%)	3mo	$175,000	$116	89
5675 Kenneth Ave	0.49mi	3/1.0	1,376 (-7%)	1mo	$139,000	$101	65
1050 Boyd St	0.33mi	3/1.0	1,316 (-11%)	2mo	$109,000	$83	65
4340 Fonville Ave	0.54mi	3/2.0	1,430 (-3%)	12mo	$119,000	$83	56
4845 Baylor Circle Cir	0.65mi	3/1.5	1,400 (-5%)	13mo	$140,000	$100	49
4840 Cornell Dr	0.74mi	4/2.5 (+1)	1,674 (+13%)	5mo	$170,000	$102	28
3975 Howard St	0.74mi	4/2.0 (+1)	1,644 (+11%)	19mo	$174,995	$106	22

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: 42.9%
• Equity multiple: 2.85×
• Total profit: $27,956
• Equity at exit: $8,051

10-year hold

• IRR: 49.0%
• Equity multiple: 5.74×
• Total profit: $71,652
• Equity at exit: $4,669

Cash invested: $15,120 (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 77705

• Home prices YoY: -29.7%
• Active inventory: 207
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$283
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $576

Break-even live

Break-even rent $467

Max offer price $53,999

Occupancy floor 47%

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4670 Maddox St Beaumont, TX	3.0	1.0	1187	$1,195	$1.01	43d	1	0.37mi
4210 Sullivan St Beaumont, TX	3.0	1.0	1540	$1,300	$0.84	43d	1	0.60mi
365 E Irby St Beaumont, TX	3.0	2.0	1281	$1,495	$1.17	23d	1	0.61mi
677 E Caston St Beaumont, TX	2.0	1.0	1070	$795	$0.74	43d	1	0.64mi
4285 Chaison St Beaumont, TX	2.0	1.0	904	$850	$0.94	43d	1	0.71mi
4030 Howard St Beaumont, TX	2.0	1.0	1008	$795	$0.79	43d	1	0.74mi
4020 Howard St Beaumont, TX	3.0	2.0	1300	$975	$0.75	43d	1	0.75mi
690 Adams St Unit 206 Beaumont, TX	2.0	1.0	878	$795	$0.91	13d	1	0.89mi
315 E Pipkin St Beaumont, TX	2.0	1.0	952	$1,000	$1.05	13d	1	0.90mi
655 Adams St Unit 1 Beaumont, TX	2.0	1.0	965	$750	$0.78	13d	1	0.91mi
4404 Raven St Beaumont, TX	4.0	2.0	1628	$1,600	$0.98	23d	1	1.03mi
1417 Church St Beaumont, TX	2.0	1.0	1440	$1,100	$0.76	13d	1	1.12mi
614 Euclid St Beaumont, TX	4.0	2.0	1378	$1,395	$1.01	23d	1	1.34mi
1211 Washington Blvd Beaumont, TX	3.0	1.0	1363	$1,200	$0.88	43d	1	1.41mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	43d	1	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $53,999 Active 379 DOM
2. 2026-06-17
   days on market $53,999 Active 378 DOM
3. 2026-06-16
   days on market $53,999 Active 377 DOM
4. 2026-06-15
   days on market $53,999 Active 376 DOM
5. 2026-06-14
   days on market $53,999 Active 374 DOM
6. 2026-06-13
   days on market $53,999 Active 373 DOM
7. 2026-06-10
   days on market $53,999 Active 371 DOM
8. 2026-06-09
   days on market $53,999 Active 370 DOM
9. 2026-06-08
   days on market $53,999 Active 369 DOM
10. 2026-06-07
    days on market $53,999 Active 368 DOM
11. 2026-06-03
    days on market $53,999 Active 364 DOM
12. 2026-06-02
    days on market $53,999 Active 363 DOM
13. 2026-06-01
    days on market $53,999 Active 362 DOM
14. 2026-05-31
    days on market $53,999 Active 361 DOM
15. 2026-05-30
    days on market $53,999 Active 360 DOM
16. 2025-06-04
    listed $53,999 Active 967-char remark

    Show marketing remark (967 chars)

    GREAT BEAUMONT LOCATION! Looking for a sweet deal in a terrific location? Well check out this unique 3 bed 1 bath home available in a nice Beaumont neighborhood. This property does need a bit of TLC as renovations were started but not completed. With the right vision and personal touches, it can easily become an amazing living space. The home features a spacious family room with built-in shelving on one of the walls, tons of windows for natural light, a cozy fireplace, great kitchen, nicely covered front porch area, and an added garage apartment behind the property. Here you will be conveniently located near Hwy 287 and I-10 making getting around town super-efficient. Lamar University and Downtown Beaumont are both within a 4-miles. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

17. 2023-06-30
    soldstatus Sold 826-char remark

    Show marketing remark (826 chars)

    Looking for a sweet deal in a terrific location? Well check out this unique 3 bed 1 bath home available in a nice Beaumont neighborhood. This property does need a bit of TLC, but with the right vision and personal touches, it can easily become an amazing living space. The home features a spacious family room with built-in shelving on one of the walls, tons of windows for natural light, a cozy fireplace, great kitchen, nicely covered front porch area, and an added garage apartment behind the property. Here you will be conveniently located near Hwy 287 and I-10 making getting around town super-efficient. Lamar University and Downtown Beaumont are both within a 4-mile radius and you will also enjoy being near some great restaurants, local parks, museums, and much more! Give us a call today for more information! AS IS.

18. 2023-06-26
    status Pending 826-char remark

    Show marketing remark (826 chars)

    Looking for a sweet deal in a terrific location? Well check out this unique 3 bed 1 bath home available in a nice Beaumont neighborhood. This property does need a bit of TLC, but with the right vision and personal touches, it can easily become an amazing living space. The home features a spacious family room with built-in shelving on one of the walls, tons of windows for natural light, a cozy fireplace, great kitchen, nicely covered front porch area, and an added garage apartment behind the property. Here you will be conveniently located near Hwy 287 and I-10 making getting around town super-efficient. Lamar University and Downtown Beaumont are both within a 4-mile radius and you will also enjoy being near some great restaurants, local parks, museums, and much more! Give us a call today for more information! AS IS.

19. 2023-01-26
    price $64,999 826-char remark

    Show marketing remark (826 chars)

    Looking for a sweet deal in a terrific location? Well check out this unique 3 bed 1 bath home available in a nice Beaumont neighborhood. This property does need a bit of TLC, but with the right vision and personal touches, it can easily become an amazing living space. The home features a spacious family room with built-in shelving on one of the walls, tons of windows for natural light, a cozy fireplace, great kitchen, nicely covered front porch area, and an added garage apartment behind the property. Here you will be conveniently located near Hwy 287 and I-10 making getting around town super-efficient. Lamar University and Downtown Beaumont are both within a 4-mile radius and you will also enjoy being near some great restaurants, local parks, museums, and much more! Give us a call today for more information! AS IS.

20. 2022-11-11
    listed $79,999 Active 826-char remark

    Show marketing remark (826 chars)

    Looking for a sweet deal in a terrific location? Well check out this unique 3 bed 1 bath home available in a nice Beaumont neighborhood. This property does need a bit of TLC, but with the right vision and personal touches, it can easily become an amazing living space. The home features a spacious family room with built-in shelving on one of the walls, tons of windows for natural light, a cozy fireplace, great kitchen, nicely covered front porch area, and an added garage apartment behind the property. Here you will be conveniently located near Hwy 287 and I-10 making getting around town super-efficient. Lamar University and Downtown Beaumont are both within a 4-mile radius and you will also enjoy being near some great restaurants, local parks, museums, and much more! Give us a call today for more information! AS IS.

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$232/yr (+$19/mo · 30.6%)

ⓘ 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 4/10 Moderate
• 🌡 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: $14,351
• − Mortgage interest: −$3,025
• − Property taxes: −$756
• − Insurance: −$270
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$1,571
• Taxable income: $6,433
• Est. tax owed @ 24.0%: −$1,544
• After-tax cash flow: $5,369/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): 38,259
• Household income: $54,633
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 776.0

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 0.66)
• Race & ethnicity: Black 46% White 29% Hispanic / Latino 21% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 5% Italian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 18% Other Indo-European 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: ▼ -54.76%
• Current HPI: 129.3696
• 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

-32.5% since first listed

5 events — show timeline

• 2025-06-04 Listed $53,999 HARMLS
• 2023-06-30 Sold (MLS) — HARMLS
• 2023-06-26 Pending — HARMLS
• 2023-01-26 Price Changed $64,999 HARMLS
• 2022-11-11 Listed $79,999 HARMLS

Property tax history

-6.5%/yr

Latest (2025): $756 · -70.5% YoY. Source: county tax records.