5020 Tennyson Dr · Beaumont, TX 77706

$179,000

4 bd · 2.0 ba · 1,474 sqft · SingleFamily public records · 166 Days on market

Built 1962 7,405 sqft lot $121/sqft · at area comps Est $183k · at est. ↓ 15% since listing

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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 +15.2/30.0
• ARV discount +8.4/15.0
• 1% rule +4.7/10.0
• DSCR +4.6/10.0
• 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 4-bedroom, 2-bath home in Beaumont’s sought-after West End! This one has a spacious living area, an updated kitchen with granite countertops and ample cabinet space with it's own water purifying system, and a formal dining room that can double as a flex space. You'll love the large covered back patio that's perfect for relaxing or entertaining. Original wood floors add charm, and there’s plenty of room for everyone to spread out. Come take a look!

Key facts

• Original wood floors
• Updated kitchen
• Granite countertops

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• WATER PURIFYING SYSTEM
• LARGE COVERED BACK PATIO
• ORIGINAL WOOD FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $61 ($728/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (3.2% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 5.3% in Beaumont — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Regina Howell El (math 33% / reading 44%, grade F, #1,680 of 4,322 statewide, top 40%, 682 students, 58% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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. 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: 0.97% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 8.6

CMA / ARV

• ARV (median comp): $182,728
• List price: $179,000
• Delta: -2.04%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4750 Coolidge St	0.21mi	3/2.0 (-1)	1,478 (+0%)	8mo	$249,900	$169	78
2905 W Lucas Dr	0.70mi	3/2.0 (-1)	1,328 (-10%)	18mo	$179,900	$135	30

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: -16.8%
• Equity multiple: 0.42×
• Total profit: $-29,060
• Equity at exit: $26,689

10-year hold

• IRR: -13.8%
• Equity multiple: 0.29×
• Total profit: $-35,657
• Equity at exit: $15,477

Cash invested: $50,120 (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 77706

• Rents YoY: 0.7%
• Active inventory: 259
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$939
• Tax from tax record: −$295 /mo · $3,539/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $61

Break-even live

Break-even rent $1,656

Max offer price $179,000

Occupancy floor 92%

Sensitivity live

Price	-10% $162	-5% $111	+0% $61	+5% $10	+10% $-41
Rent	-10% $-76	-5% $-8	+0% $61	+5% $129	+10% $198
Rate	-1.0pp $151	-0.5pp $106	base $61	+0.5pp $14	+1.0pp $-33

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3910 Treadway Rd Beaumont, TX	2.0–3.0	1.0–1.5	1019	$1,849	$1.81	15d	10	0.47mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	15d	1	0.87mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$999	$1.10	15d	9	0.92mi
5680 Shivers Dr Beaumont, TX	3.0	1.0	1442	$1,500	$1.04	25d	1	1.15mi
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	25d	1	1.16mi
3825 Hyde Park Row Beaumont, TX	3.0	2.0	1271	$1,550	$1.22	45d	1	1.19mi
5340 Bettes Ln Beaumont, TX	3.0	1.5	1496	$1,575	$1.05	45d	1	1.32mi

Listing history 22 events

1. 2026-06-21
   days on market $179,000 Active 166 DOM
2. 2026-06-18
   days on market $179,000 Active 163 DOM
3. 2026-06-17
   days on market $179,000 Active 162 DOM
4. 2026-06-16
   days on market $179,000 Active 161 DOM
5. 2026-06-15
   days on market $179,000 Active 160 DOM
6. 2026-06-14
   days on market $179,000 Active 158 DOM
7. 2026-06-13
   days on market $179,000 Active 157 DOM
8. 2026-06-10
   days on market $179,000 Active 155 DOM
9. 2026-06-09
   days on market $179,000 Active 154 DOM
10. 2026-06-08
    days on market $179,000 Active 153 DOM
11. 2026-06-07
    days on market $179,000 Active 152 DOM
12. 2026-06-03
    days on market $179,000 Active 148 DOM
13. 2026-06-02
    days on market $179,000 Active 147 DOM
14. 2026-06-01
    days on market $179,000 Active 146 DOM
15. 2026-05-31
    days on market $179,000 Active 145 DOM
16. 2026-05-30
    days on market $179,000 Active 144 DOM
17. 2026-04-10
    price $179,000 469-char remark

    Show marketing remark (469 chars)

    Great 4-bedroom, 2-bath home in Beaumont’s sought-after West End! This one has a spacious living area, an updated kitchen with granite countertops and ample cabinet space with it's own water purifying system, and a formal dining room that can double as a flex space. You'll love the large covered back patio that's perfect for relaxing or entertaining. Original wood floors add charm, and there’s plenty of room for everyone to spread out. Come take a look!

18. 2026-03-04
    status Active 469-char remark

    Show marketing remark (469 chars)

    Great 4-bedroom, 2-bath home in Beaumont’s sought-after West End! This one has a spacious living area, an updated kitchen with granite countertops and ample cabinet space with it's own water purifying system, and a formal dining room that can double as a flex space. You'll love the large covered back patio that's perfect for relaxing or entertaining. Original wood floors add charm, and there’s plenty of room for everyone to spread out. Come take a look!

19. 2026-03-04
    price $189,000 469-char remark

    Show marketing remark (469 chars)

    Great 4-bedroom, 2-bath home in Beaumont’s sought-after West End! This one has a spacious living area, an updated kitchen with granite countertops and ample cabinet space with it's own water purifying system, and a formal dining room that can double as a flex space. You'll love the large covered back patio that's perfect for relaxing or entertaining. Original wood floors add charm, and there’s plenty of room for everyone to spread out. Come take a look!

20. 2026-01-09
    historical 469-char remark

    Show marketing remark (469 chars)

    Great 4-bedroom, 2-bath home in Beaumont’s sought-after West End! This one has a spacious living area, an updated kitchen with granite countertops and ample cabinet space with it's own water purifying system, and a formal dining room that can double as a flex space. You'll love the large covered back patio that's perfect for relaxing or entertaining. Original wood floors add charm, and there’s plenty of room for everyone to spread out. Come take a look!

21. 2025-11-12
    listed $199,000 Active 469-char remark

    Show marketing remark (469 chars)

    Great 4-bedroom, 2-bath home in Beaumont’s sought-after West End! This one has a spacious living area, an updated kitchen with granite countertops and ample cabinet space with it's own water purifying system, and a formal dining room that can double as a flex space. You'll love the large covered back patio that's perfect for relaxing or entertaining. Original wood floors add charm, and there’s plenty of room for everyone to spread out. Come take a look!

22. 2025-10-20
    price $209,900

ⓘ 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: $3,539 · $295/mo
• Projected year-2 tax: $3,539 · $295/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 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 · 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: $20,793
• − Mortgage interest: −$10,027
• − Property taxes: −$3,539
• − Insurance: −$895
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$5,207
• Taxable loss: −$2,202
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $1,256/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

-14.7% since first listed

6 events — show timeline

• 2026-04-10 Price Changed $179,000 BBOR
• 2026-03-04 Relisted — BBOR
• 2026-03-04 Price Changed $189,000 BBOR
• 2026-01-09 Delisted — BBOR
• 2025-11-12 Listed $199,000 BBOR
• 2025-10-20 Price Changed $209,900 BBOR

Property tax history

+4.2%/yr

Latest (2025): $3,539 · +24.6% YoY. Source: county tax records.