845 Peyton Dr · Beaumont, TX 77706

$174,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 28 Days on market

Built 1978 6,970 sqft lot

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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 +11.8/30.0
• ARV discount +7.5/15.0
• 1% rule +3.7/10.0
• DSCR +3.5/10.0
• 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

Great west end location, move in ready with many custom upgrades! Beautiful kitchen with exotic granite countertops and custom kitchen cabinetry. Travertine tile in kitchen, bath, dining, and living rooms. New carpet in all three bedrooms, Fresh paint throughout in a warm neutral tone. Don't miss the covered back patio with slate tile. Storage building/workshop has a window unit and is included in the sale. Easy to show, Call for your showing today!

Key facts

• Move-in ready
• Bright living spaces
• New ac system

Tags

• ROOF REPLACED
• NEW AC SYSTEM
• FRESHLY REMODELED
• BRIGHT LIVING SPACES
• FUNCTIONAL LAYOUT
• MOVE-IN READY

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story; Residential property; Located in Rothwell Estate subdivision
• Construction: Slab foundation
• Exterior features: Composition roof

Interior

• Kitchen: Cooktop
• Bedrooms: 1 full bathroom
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Central air; Central electric heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (13.4% below list).
• Recommended offer: $151k (13.4% below list) — sets the bar for 1% rule.

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: Curtis El (math 33% / reading 35%, grade F, #2,149 of 4,322 statewide, top 50%, 492 students, 55% FRL); Marshall Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 711 students, 62% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $150,736 (13.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -23.9%
• Equity multiple: 0.20×
• Total profit: $-38,904
• Equity at exit: $25,944

10-year hold

• IRR: -27.9%
• Equity multiple: -0.16×
• Total profit: $-56,540
• Equity at exit: $15,044

Cash invested: $48,720 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$912
• Tax from tax record: −$254 /mo · $3,053/yr
• Insurance: −$72
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-115

Break-even live

Break-even rent $1,653

Max offer price $153,678

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-66	+0% $-115	+5% $-164	+10% $-214
Rent	-10% $-234	-5% $-175	+0% $-115	+5% $-55	+10% $4
Rate	-1.0pp $-27	-0.5pp $-71	base $-115	+0.5pp $-160	+1.0pp $-206

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6250 Ivanhoe Ln Beaumont, TX	1.0–2.0	1.0–2.0	885	$1,604	$1.81	15d	9	0.12mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	23d	1	0.26mi
520 Dowlen Rd Beaumont, TX	1.0–2.0	1.0–2.0	940	$1,050	$1.12	15d	10	0.26mi
6561 Lexington Dr Beaumont, TX	2.0	2.0	1321	$1,011	$0.77	45d	1	0.49mi
85 E Caldwood Dr Beaumont, TX	2.0	1.5	1330	$1,223	$0.92	45d	2	0.67mi
85 E Caldwood Dr #6 Beaumont, TX	2.0	1.5	1331	$1,250	$0.94	25d	1	0.67mi
551 Georgetown St Beaumont, TX	2.0	1.5	1317	$1,300	$0.99	45d	1	0.76mi
6860 Prutzman Rd Unit 18 Beaumont, TX	2.0	1.0	884	$1,100	$1.24	45d	1	0.78mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$2,250	$1.88	25d	1	0.81mi
345 Marceline Blvd Beaumont, TX	2.0	1.5	1200	$1,850	$1.54	23d	1	0.81mi
379 Pinchback Rd Beaumont, TX	2.0	1.5	1254	$1,175	$0.94	45d	1	0.92mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	23d	1	0.94mi
1620 Wellington Pl #903 Beaumont, TX	2.0	2.5	1215	$1,750	$1.44	45d	1	1.00mi
745 Jeny Ln Beaumont, TX	3.0	1.0	1008	$1,190	$1.18	25d	1	1.04mi
565 25th St Beaumont, TX	2.0	2.0	1128	$1,650	$1.46	15d	1	1.25mi
565 24th St Beaumont, TX	2.0	1.0	849	$1,125	$1.33	45d	1	1.30mi
1212 N Major Dr Beaumont, TX	2.0	1.5	1232	$1,250	$1.01	15d	1	1.36mi
1450 N Major Dr Beaumont, TX	1.0–2.0	1.0–2.0	849	$1,188	$1.40	15d	17	1.42mi
1456 N Major Dr Beaumont, TX	2.0	2.0	1008	$1,079	$1.07	45d	1	1.47mi

Listing history 7 events

1. 2026-04-29
   status Pending
2. 2026-04-01
   listed $174,000 Active
3. 2026-02-09
   soldstatus
4. 2014-05-29
   soldstatus
5. 2014-05-27
   soldstatus 454-char remark

   Show marketing remark (454 chars)

   Great west end location, move in ready with many custom upgrades! Beautiful kitchen with exotic granite countertops and custom kitchen cabinetry. Travertine tile in kitchen, bath, dining, and living rooms. New carpet in all three bedrooms, Fresh paint throughout in a warm neutral tone. Don't miss the covered back patio with slate tile. Storage building/workshop has a window unit and is included in the sale. Easy to show, Call for your showing today!

6. 2014-04-04
   listed $89,900 454-char remark

   Show marketing remark (454 chars)

   Great west end location, move in ready with many custom upgrades! Beautiful kitchen with exotic granite countertops and custom kitchen cabinetry. Travertine tile in kitchen, bath, dining, and living rooms. New carpet in all three bedrooms, Fresh paint throughout in a warm neutral tone. Don't miss the covered back patio with slate tile. Storage building/workshop has a window unit and is included in the sale. Easy to show, Call for your showing today!

7. 2006-11-07
   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: $3,053 · $254/mo
• Projected year-2 tax: $3,184 · $265/mo
• Expected delta: +$131/yr (+$11/mo · 4.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 76% 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: $18,088
• − Mortgage interest: −$9,747
• − Property taxes: −$3,053
• − Insurance: −$1,667
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$5,062
• Taxable loss: −$4,335
• Est. tax savings @ 24.0%: +$1,040
• After-tax cash flow: $-340/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

+93.5% since first listed

7 events — show timeline

• 2026-04-29 Pending — BBOR
• 2026-04-01 Listed $174,000 BBOR
• 2026-02-09 Sold (Public Records) — Public Records
• 2014-05-29 Sold (Public Records) — Public Records
• 2014-05-27 Sold (MLS) — BBOR
• 2014-04-04 Listed $89,900 BBOR
• 2006-11-07 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,053 · -10.0% YoY. Source: county tax records.