5455 Pine Burr Blvd · Beaumont, TX 77708

$45,000

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 33 Days on market

Built 1962 Fair condition $65/sqft · 49% below area Est $88k · 49% 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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Key facts

• Listed 32 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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, 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: Dr Mae E Jones-Clark El (math 8% / reading 9%, grade F, #4,298 of 4,322 statewide, top 99%, 569 students, 97% FRL, charter); Smith Middle (math 4% / reading 8%, grade F, #1,659 of 1,662 statewide, top 100%, 475 students, 90% FRL, charter) — zoned schools average 93% FRL vs 69% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 130 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $311 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.13% ✓
• Cap rate: 17.91%
• Cash-on-cash: 41.51%
• DSCR: 2.85
• GRM: 3.9

CMA / ARV

• ARV (median comp): $88,500
• List price: $45,000
• Delta: -49.15%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3845 W Lynwood Dr	1.21mi	2/1.0	734 (+6%)	24mo	$35,000	$48	36
3630 Steelton St	1.29mi	2/1.0	856 (+23%)	8mo	$115,000	$134	33
2210 Utica St	1.44mi	3/1.0 (+1)	864 (+24%)	5mo	$62,000	$72	31
6064 Bedford Dr	2.13mi	2/1.0	768 (+10%)	41mo	$65,000	$85	28
6240 Bedford Dr	2.19mi	2/1.0	768 (+10%)	42mo	$95,500	$124	28
3625 Steelton St	1.28mi	3/1.0 (+1)	891 (+28%)	29mo	$139,900	$157	15

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: 38.1%
• Equity multiple: 2.63×
• Total profit: $20,485
• Equity at exit: $6,710

10-year hold

• IRR: 44.6%
• Equity multiple: 5.26×
• Total profit: $53,660
• Equity at exit: $3,891

Cash invested: $12,600 (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 →

Active competition Active MLS

• For sale now: 4 active
• Median asking: $86,750 ($106/sqft)
• Median days on market: 89 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +19.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77708

• Active inventory: 130
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $956 high
• Mortgage (P&I): −$236
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $436

Break-even live

Break-even rent $405

Max offer price $45,000

Occupancy floor 49%

Sensitivity live

Price	-10% $461	-5% $449	+0% $436	+5% $423	+10% $410
Rent	-10% $360	-5% $398	+0% $436	+5% $474	+10% $511
Rate	-1.0pp $458	-0.5pp $447	base $436	+0.5pp $424	+1.0pp $412

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: $11,250
• Closing costs: $1,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5080 Helbig Rd Beaumont, TX	2.0–3.0	1.0	775	$450	$0.58	0d	1	0.43mi
4630 Collier St Beaumont, TX	1.0–3.0	1.0–2.0	928	$1,272	$1.37	0d	10	0.54mi
4162 Treadway Rd #12 Beaumont, TX	1.0	1.0	722	$950	$1.32	164d	1	0.56mi
4162 Treadway Rd Beaumont, TX	1.0	1.0	722	$975	$1.35	1d	1	0.56mi
4162 Treadway Rd Beaumont, TX	1.0	1.0	722	$975	$1.35	21d	1	0.56mi
4162 Treadway Rd Beaumont, TX	1.0	1.0	722	$975	$1.35	184d	1	0.56mi
4162 Treadway Rd Beaumont, TX	1.0	1.0	722	$975	$1.35	164d	1	0.56mi
4162 Treadway Rd #8 Beaumont, TX	1.0	1.0	722	$950	$1.32	8d	1	0.56mi
4166 Treadway Rd #6 Beaumont, TX	1.0	1.0	722	$975	$1.35	2d	1	0.58mi
4164 Treadway Rd #1 Beaumont, TX	1.0	1.0	722	$975	$1.35	184d	1	0.59mi
3910 Treadway Rd Beaumont, TX	1.0–2.0	1.0	811	$1,189	$1.47	0d	20	0.63mi
4110 Arthur Ln Beaumont, TX	1.0–2.0	1.0	762	$850	$1.12	18d	2	0.64mi
4110 Arthur Ln Apt 15 Beaumont, TX	1.0	1.0	676	$900	$1.33	50d	1	0.67mi
4110 Arthur Ln Apt 24 Beaumont, TX	1.0	1.0	676	$725	$1.07	184d	1	0.67mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	861	$892	$1.04	50d	11	0.82mi
2555 Pierce St Unit Rear Down Beaumont, TX	1.0	1.0	650	$795	$1.22	184d	1	1.13mi
101 Bennett Rd Beaumont, TX	1.0–3.0	1.0–2.0	850	$926	$1.09	0d	2	1.15mi
5550 Folsom Dr Beaumont, TX	1.0–2.0	1.0–1.5	741	$1,311	$1.77	10d	1	1.33mi
2575 Primrose St Apt 2 Beaumont, TX	2.0	1.0	700	$900	$1.29	6d	1	1.37mi
2270 Johnson St Beaumont, TX	2.0	1.0	700	$800	$1.14	10d	1	1.42mi
2270 Johnson St Unit B Beaumont, TX	2.0	1.0	750	$700	$0.93	10d	1	1.42mi
3565 Delaware St Beaumont, TX	1.0	1.0	694	$868	$1.25	1d	5	1.42mi

Property features AI

Finance

• HOA & community: French Heights subdivision

Exterior

• Home design: Single-family residence

Interior

• Bathrooms: 1 full bathroom

Listing history 33 events

1. 2026-11-08
   days on market $45,000 Active 33 DOM
2. 2026-11-07
   days on market $45,000 Active 32 DOM
3. 2026-11-06
   days on market $45,000 Active 31 DOM
4. 2026-11-05
   days on market $45,000 Active 30 DOM
5. 2026-11-04
   days on market $45,000 Active 29 DOM
6. 2026-11-02
   days on market $45,000 Active 27 DOM
7. 2026-11-01
   days on market $45,000 Active 26 DOM
8. 2026-10-31
   days on market $45,000 Active 25 DOM
9. 2026-10-30
   days on market $45,000 Active 24 DOM
10. 2026-10-29
    days on market $45,000 Active 23 DOM
11. 2026-10-28
    days on market $45,000 Active 22 DOM
12. 2026-10-27
    days on market $45,000 Active 21 DOM
13. 2026-10-26
    days on market $45,000 Active 20 DOM
14. 2026-10-26
    days on market $45,000 Active 19 DOM
15. 2026-10-24
    days on market $45,000 Active 18 DOM
16. 2026-10-23
    days on market $45,000 Active 17 DOM
17. 2026-10-22
    days on market $45,000 Active 16 DOM
18. 2026-10-21
    days on market $45,000 Active 15 DOM
19. 2026-10-20
    days on market $45,000 Active 14 DOM
20. 2026-10-19
    days on market $45,000 Active 13 DOM
21. 2026-10-18
    days on market $45,000 Active 12 DOM
22. 2026-10-17
    days on market $45,000 Active 11 DOM
23. 2026-10-16
    days on market $45,000 Active 10 DOM
24. 2026-10-15
    days on market $45,000 Active 9 DOM
25. 2026-10-14
    days on market $45,000 Active 8 DOM
26. 2026-10-13
    days on market $45,000 Active 7 DOM
27. 2026-10-12
    days on market $45,000 Active 6 DOM
28. 2026-10-11
    days on market $45,000 Active 5 DOM
29. 2026-10-10
    days on market $45,000 Active 4 DOM
30. 2026-10-09
    days on market $45,000 Active 3 DOM
31. 2026-10-08
    days on market $45,000 Active 2 DOM
32. 2026-10-07
    days on marketlisting id $45,000 Active 1 DOM
33. 2026-04-24
    listed $45,000 Active

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$43/yr (+$4/mo · 5.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $11,478
• − Mortgage interest: −$2,521
• − Property taxes: −$781
• − Insurance: −$225
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$1,309
• Taxable income: $4,806
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $4,076/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $17,400–$31,320 screening

The home requires significant repairs and updates, including a new roof, exterior painting, and flooring replacement, to improve its condition and value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major siding — Peeling paint and wear indicate the need for replacement.
• Major flooring — Visible wear and tear suggest the need for replacement or repair.
• Major interior walls — Peeling paint and discoloration indicate the need for repainting or replacement.
• Minor landscaping — Overgrown vegetation can be trimmed and landscaped to improve curb appeal.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and value. ↑
• Both exterior painting — Fresh paint will enhance the home's curb appeal and value. ↑
• Both flooring replacement — New flooring will improve the home's condition and value. ↑
• Both interior painting — Fresh paint will improve the home's condition and value. ↑
• Rental landscaping — A well-maintained yard will attract tenants and improve rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 9/100

Zoned Schools

Elementary Dr Mae E Jones-Clark El F TX #4,298/4,322 Nat'l #39,729/41,679 Middle Smith Middle F TX #1,659/1,662 Nat'l #13,784/14,009 High Beaumont United H S F TX #1,554/1,632 Nat'l #15,857/17,239

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

C Composite livability gradescore 64/100

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 · 259,015 people
• City population: 125,901
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 12,398
• Household income: $59,865
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (65%)
• Race & ethnicity: Black 65% White 23% Hispanic / Latino 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Languages at home: 92% English-only · Spanish 6% Tagalog/Filipino 1% Vietnamese 1%

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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: ▼ -107.07%
• Current HPI: 171.4951
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• HOA & community: French Heights subdivision

Exterior

• Home design: Single-family residence

Interior

• Bathrooms: 1 full bathroom

Price history

1 event — show timeline

• 2026-10-06 Listed $45,000 BBOR

Property tax history

+3.3%/yr

Latest (2026): $781 · +10.0% YoY. Source: county tax records.