4550 Winston Dr · Beaumont, TX 77705

$39,900

2 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 49 Days on market

Built 1968 6,198 sqft lot $35/sqft · 51% below area ↓ 39% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor special! This 3-bedroom, 1-bath home offers approximately 1,124 square feet of potential and is ready for a complete renovation. Situated on a spacious lot in an established neighborhood, this property is a prime opportunity for investors, flippers, or buyers looking to customize a home to their own style. The existing layout features a functional floor plan with a central living area, defined kitchen and dining space, and three adequately sized bedrooms. With the right vision and updates, this property could be transformed into a solid income-producing rental or a profitable resale. Conveniently located with easy access to major roads, shopping, and schools, this property offers both value and location. Property is being sold as-is, where-is. No repairs will be made by seller. Bring your contractor and your imagination—opportunities like this don’t last long!

Key facts

• Central living area
• Complete renovation
• Spacious lot

Tags

• COMPLETE RENOVATION
• SPACIOUS LOT
• ESTABLISHED NEIGHBORHOOD
• FUNCTIONAL FLOOR PLAN
• CENTRAL LIVING AREA
• DEFINED KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.9% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.30% ✓
• Cap rate: 26.85%
• Cash-on-cash: 73.43%
• DSCR: 4.27
• GRM: 2.5

CMA / ARV

• ARV (median comp): $80,647
• List price: $39,900
• Delta: -50.53%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4490 E Irene St	0.07mi	3/1.0 (+1)	1,128 (+0%)	4mo	$39,999	$35	88

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: 73.2%
• Equity multiple: 4.32×
• Total profit: $37,143
• Equity at exit: $5,949

10-year hold

• IRR: 77.1%
• Equity multiple: 8.94×
• Total profit: $88,688
• Equity at exit: $3,450

Cash invested: $11,172 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$209
• Tax from tax record: −$130 /mo · $1,563/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $684

Break-even live

Break-even rent $451

Max offer price $39,900

Occupancy floor 43%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 S 5th St Beaumont, TX	3.0	2.0	1437	$1,500	$1.04	13d	1	0.17mi
2425 Lela St Beaumont, TX	1.0	1.0	800	$900	$1.12	23d	1	0.65mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	43d	1	0.71mi
3255 Waverly St Beaumont, TX	3.0	2.0	1152	$1,600	$1.39	23d	1	0.79mi
1417 Church St Beaumont, TX	2.0	1.0	1440	$1,100	$0.76	13d	1	1.42mi
2450 S 8th St Beaumont, TX	3.0	1.0	940	$1,450	$1.54	13d	1	1.44mi
4285 Chaison St Beaumont, TX	2.0	1.0	904	$850	$0.94	43d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $39,900 Active 49 DOM
2. 2026-06-17
   days on market $39,900 Active 48 DOM
3. 2026-06-16
   days on market $39,900 Active 47 DOM
4. 2026-06-15
   days on market $39,900 Active 46 DOM
5. 2026-06-14
   days on market $39,900 Active 44 DOM
6. 2026-06-13
   days on market $39,900 Active 43 DOM
7. 2026-06-10
   days on market $39,900 Active 41 DOM
8. 2026-06-09
   days on market $39,900 Active 40 DOM
9. 2026-06-08
   days on market $39,900 Active 39 DOM
10. 2026-06-07
    days on market $39,900 Active 38 DOM
11. 2026-06-03
    days on market $39,900 Active 34 DOM
12. 2026-06-02
    days on market $39,900 Active 33 DOM
13. 2026-06-01
    days on market $39,900 Active 32 DOM
14. 2026-05-31
    days on market $39,900 Active 31 DOM
15. 2026-05-30
    days on market $39,900 Active 30 DOM
16. 2026-05-11
    status Pending 902-char remark

    Show marketing remark (902 chars)

    Investor special! This 3-bedroom, 1-bath home offers approximately 1,124 square feet of potential and is ready for a complete renovation. Situated on a spacious lot in an established neighborhood, this property is a prime opportunity for investors, flippers, or buyers looking to customize a home to their own style. The existing layout features a functional floor plan with a central living area, defined kitchen and dining space, and three adequately sized bedrooms. With the right vision and updates, this property could be transformed into a solid income-producing rental or a profitable resale. Conveniently located with easy access to major roads, shopping, and schools, this property offers both value and location. Property is being sold as-is, where-is. No repairs will be made by seller. Bring your contractor and your imagination—opportunities like this don’t last long!

17. 2026-05-01
    price $39,900 902-char remark

    Show marketing remark (902 chars)

    Investor special! This 3-bedroom, 1-bath home offers approximately 1,124 square feet of potential and is ready for a complete renovation. Situated on a spacious lot in an established neighborhood, this property is a prime opportunity for investors, flippers, or buyers looking to customize a home to their own style. The existing layout features a functional floor plan with a central living area, defined kitchen and dining space, and three adequately sized bedrooms. With the right vision and updates, this property could be transformed into a solid income-producing rental or a profitable resale. Conveniently located with easy access to major roads, shopping, and schools, this property offers both value and location. Property is being sold as-is, where-is. No repairs will be made by seller. Bring your contractor and your imagination—opportunities like this don’t last long!

18. 2026-04-22
    listed $49,900 Active 902-char remark

    Show marketing remark (902 chars)

    Investor special! This 3-bedroom, 1-bath home offers approximately 1,124 square feet of potential and is ready for a complete renovation. Situated on a spacious lot in an established neighborhood, this property is a prime opportunity for investors, flippers, or buyers looking to customize a home to their own style. The existing layout features a functional floor plan with a central living area, defined kitchen and dining space, and three adequately sized bedrooms. With the right vision and updates, this property could be transformed into a solid income-producing rental or a profitable resale. Conveniently located with easy access to major roads, shopping, and schools, this property offers both value and location. Property is being sold as-is, where-is. No repairs will be made by seller. Bring your contractor and your imagination—opportunities like this don’t last long!

19. 2025-11-04
    historical
20. 2025-10-31
    price $40,000
21. 2025-10-23
    price $50,000
22. 2025-10-16
    price $59,000
23. 2025-10-09
    listed $65,000 Active
24. 2023-02-23
    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: $1,563 · $130/mo
• Projected year-2 tax: $1,563 · $130/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 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $15,793
• − Mortgage interest: −$2,235
• − Property taxes: −$1,563
• − Insurance: −$200
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$1,161
• Taxable income: $8,108
• Est. tax owed @ 24.0%: −$1,946
• After-tax cash flow: $6,257/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

-38.6% since first listed

9 events — show timeline

• 2026-05-11 Pending — HARMLS
• 2026-05-01 Price Changed $39,900 HARMLS
• 2026-04-22 Listed $49,900 HARMLS
• 2025-11-04 Listing Removed — HARMLS
• 2025-10-31 Price Changed $40,000 HARMLS
• 2025-10-23 Price Changed $50,000 HARMLS
• 2025-10-16 Price Changed $59,000 HARMLS
• 2025-10-09 Listed $65,000 HARMLS
• 2023-02-23 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,563 · -0.8% YoY. Source: county tax records.