4150 Crow Rd · Beaumont, TX 77706

$79,999

2 bd · 1.5 ba · 1,296 sqft · SingleFamily · 2 Days on market

Good condition $62/sqft · 39% below area Est $132k · 39% under

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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
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming 2-bedroom, 1.5-bath condo is the perfect opportunity for a first-time buyer or savvy investor. Offering a functional layout with comfortable living spaces, this home is move-in ready and easy to maintain. The convenient carport provides covered parking, while the low-maintenance lifestyle makes it ideal for busy homeowners or as a turnkey rental. Whether you’re looking to start your homeownership journey or add a solid property to your investment portfolio, this condo checks all the boxes with affordability, convenience, and potential.

Key facts

• 2 parking spots
• Listed 2 days

Property features AI

Finance

• Other: Located in the Park Meadows subdivision
• HOA & community: Homeowners association present

Exterior

• Parking: Attached carport; 2 carport spaces
• Home design: Townhouse/Condo; 2 stories
• Construction: Brick veneer exterior; Slab foundation
• Exterior features: Patio

Interior

• Kitchen: Includes dishwasher
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Dishwasher; Ceiling fans

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 13.6% 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: Rents flat; 259 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 11y ago; this cycle's ask is 8105% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $79,999

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.65% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.25%
• DSCR: 2.17
• GRM: 5.1

CMA / ARV

• ARV (median comp): $131,554
• List price: $79,999
• Delta: -39.19%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5150 Stardust Dr	0.27mi	3/1.5 (+1)	1,160 (-10%)	4mo	$139,000	$120	62
3641 Briar Creek Dr	0.65mi	2/2.0	1,361 (+5%)	3mo	$170,000	$125	57
5265 Gober Rd	0.73mi	3/1.0 (+1)	1,337 (+3%)	4mo	$95,000	$71	50
4750 Coolidge St	0.40mi	3/2.0 (+1)	1,478 (+14%)	8mo	$249,900	$169	44
5220 Allen Dr	0.64mi	3/1.0 (+1)	1,140 (-12%)	11mo	$169,500	$149	34

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.49×
• Total profit: $11,038
• Equity at exit: $11,928

10-year hold

• IRR: 19.6%
• Equity multiple: 2.46×
• Total profit: $32,704
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $424

Break-even live

Break-even rent $784

Max offer price $79,999

Occupancy floor 63%

Sensitivity live

Price	-10% $479	-5% $451	+0% $424	+5% $396	+10% $368
Rent	-10% $319	-5% $371	+0% $424	+5% $476	+10% $528
Rate	-1.0pp $464	-0.5pp $444	base $424	+0.5pp $403	+1.0pp $382

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: $20,000
• Closing costs: $2,400
• 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	24d	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	24d	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

Listing history 26 events

1. 2026-05-07
   status Pending 561-char remark
2. 2026-05-05
   listed $79,999 Active 561-char remark
3. 2026-03-13
   price $99,000
4. 2026-01-07
   price $98,999
5. 2025-11-10
   price $85,000
6. 2025-10-23
   price $89,900
7. 2025-06-17
   soldstatus Closed
8. 2025-05-22
   status Pending
9. 2025-05-16
   status Active
10. 2025-04-26
    status Pending
11. 2025-03-19
    status Active
12. 2025-03-10
    status Pending
13. 2024-11-04
    price $96,000
14. 2024-08-22
    historical $1,250
15. 2024-08-01
    listed $1,250
16. 2024-07-22
    price $99,000
17. 2024-07-08
    price $103,000
18. 2024-04-20
    listed $105,000 Active
19. 2021-10-01
    soldstatus
20. 2021-08-11
    listed $85,000
21. 2020-06-30
    soldstatus
22. 2020-06-19
    listed $78,000
23. 2016-11-15
    soldstatus
24. 2016-11-01
    listed $69,900
25. 2015-09-03
    soldstatus
26. 2015-08-19
    listed $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,327
• Taxable income: $4,101
• Est. tax owed @ 24.0%: −$984
• After-tax cash flow: $4,099/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready 2-bedroom, 1.5-bath condo is in good condition with minimal maintenance required. It offers a functional layout and low-maintenance lifestyle, making it ideal for both first-time buyers and investors.

Value-add opportunities

• Both Paint exterior shutters — Enhances curb appeal and value
• Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior shutters — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+45.5% since first listed

29 events — show timeline

• 2026-06-07 Rental Removed $975 RENTALBEAST
• 2026-05-25 Sold (MLS) — BBOR
• 2026-05-23 Listed for Rent $975 RENTALBEAST
• 2026-05-07 Pending — BBOR
• 2026-05-05 Listed $79,999 BBOR
• 2026-03-13 Price Changed $99,000 BBOR
• 2026-01-07 Price Changed $98,999 BBOR
• 2025-11-10 Price Changed $85,000 BBOR
• 2025-10-23 Price Changed $89,900 BBOR
• 2025-06-17 Sold (MLS) — BBOR
• 2025-05-22 Pending — BBOR
• 2025-05-16 Relisted — BBOR
• 2025-04-26 Pending — BBOR
• 2025-03-19 Relisted — BBOR
• 2025-03-10 Pending — BBOR
• 2024-11-04 Price Changed $96,000 BBOR
• 2024-08-22 Rental Removed $1,250 BBOR
• 2024-08-01 Listed for Rent $1,250 BBOR
• 2024-07-22 Price Changed $99,000 BBOR
• 2024-07-08 Price Changed $103,000 BBOR
• 2024-04-20 Listed $105,000 BBOR
• 2021-10-01 Sold (MLS) — BBOR
• 2021-08-11 Listed $85,000 BBOR
• 2020-06-30 Sold (MLS) — BBOR
• 2020-06-19 Listed $78,000 BBOR
• 2016-11-15 Sold (MLS) — BBOR
• 2016-11-01 Listed $69,900 BBOR
• 2015-09-03 Sold (MLS) — BBOR
• 2015-08-19 Listed $55,000 BBOR