45 Ruth Dr · Beaumont, TX 77707

$165,900

4 bd · 2.5 ba · 1,846 sqft · SingleFamily public records · 224 Days on market

Built 1962 Est $216k · 23% under ↓ 12% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.6/10.0
• 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

Great Family Home aprx. 1,846 sq. ft. 4 bedrooms, 2 1/2, bath, 2 car garage, with Split Bedroom Plan & Fenced backyard. This Home is Centrally Located close to Elementary School , Grocery and Dinning. Ready to Move- in, Make Your Appointment to See.

Key facts

• Centrally located
• Split bedroom plan
• Fenced backyard

Tags

• SPLIT BEDROOM PLAN
• FENCED BACKYARD
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 151 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 224 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

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 $145,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.26% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $215,982
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Briggs St	0.09mi	4/2.5	1,972 (+7%)	1mo	$246,500	$125	83
253 Hampton Ln	0.31mi	4/2.0	1,711 (-7%)	2mo	$199,900	$117	70
5235 Laurel St	0.45mi	3/2.0 (-1)	1,845 (-0%)	12mo	$232,000	$126	62
5195 Oriole Dr	0.40mi	3/2.0 (-1)	1,814 (-2%)	18mo	$228,500	$126	57
891 East Dr	0.73mi	3/3.0 (-1)	1,844 (-0%)	18mo	$205,000	$111	44
260 Canterbury Dr	0.50mi	3/2.5 (-1)	2,032 (+10%)	19mo	$222,500	$109	39
5530 Bristol Dr	0.56mi	3/2.0 (-1)	2,104 (+14%)	6mo	$129,900	$62	38

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,500
• Equity at exit: $24,736

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $25,253
• Equity at exit: $14,344

Cash invested: $46,452 (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 77707

• Active inventory: 151
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$870
• Tax from tax record: −$295 /mo · $3,541/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $349

Break-even live

Break-even rent $1,646

Max offer price $165,900

Occupancy floor 78%

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Maxwell Dr Beaumont, TX	3.0	2.5	1824	$2,100	$1.15	44d	1	0.17mi
5195 Oriole Dr Beaumont, TX	3.0	2.0	1814	$2,000	$1.10	44d	1	0.37mi
5110 Laurel St Beaumont, TX	3.0	2.0	1303	$1,995	$1.53	21d	1	0.38mi
440 N Circuit Dr Beaumont, TX	3.0	2.0	1946	$2,150	$1.10	23d	1	0.85mi
405 Georgetown St Beaumont, TX	3.0	2.5	2191	$1,600	$0.73	44d	1	0.98mi
458 Belvedere Dr Beaumont, TX	3.0	2.0	1465	$1,595	$1.09	21d	1	0.98mi
445 Longmeadow St Beaumont, TX	3.0	2.5	2048	$2,100	$1.03	44d	1	1.11mi
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	44d	1	1.19mi
4740 Baywood Ln Beaumont, TX	4.0	3.0	2548	$2,495	$0.98	23d	1	1.23mi
5875 Oleander Dr Beaumont, TX	3.0	2.5	2595	$2,500	$0.96	44d	1	1.25mi
2532 South St Beaumont, TX	3.0	2.0	2344	$2,200	$0.94	44d	1	1.32mi
3450 Durwood Dr Beaumont, TX	3.0	2.0	1952	$2,195	$1.12	44d	1	1.32mi
2565 Harrison Ave Beaumont, TX	3.0	2.0	1789	$2,150	$1.20	44d	1	1.37mi
3435 Kenwood Dr Beaumont, TX	4.0	2.0	2200	$2,500	$1.14	44d	1	1.37mi
6286 Afton Ln Beaumont, TX	3.0	2.5	2024	$1,675	$0.83	23d	1	1.42mi
2350 Pecos St Unit A Beaumont, TX	4.0	2.0	2200	$1,805	$0.82	23d	1	1.48mi

Listing history 11 events

1. 2026-04-18
   status Pending
2. 2026-03-12
   price $165,900
3. 2025-12-31
   price $169,900
4. 2025-12-24
   price $170,900
5. 2025-12-18
   price $174,900
6. 2025-11-22
   price $175,900
7. 2025-10-31
   price $179,500
8. 2025-10-23
   price $179,900
9. 2025-10-03
   price $184,900
10. 2025-09-24
    price $186,000
11. 2025-09-06
    listed $189,000 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: $3,541 · $295/mo
• Projected year-2 tax: $3,541 · $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 7/10 Severe FEMA zone X · 77% 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: $25,065
• − Mortgage interest: −$9,293
• − Property taxes: −$3,541
• − Insurance: −$1,627
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$4,826
• Taxable income: $1,767
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $3,769/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): 18,323
• Household income: $69,756
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 596.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 40% White 28% Hispanic / Latino 23% Two or more races 18% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Italian 1% Romanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 75% English-only · Spanish 19% Vietnamese 3% 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: ▼ -163.16%
• Current HPI: 167.8109
• 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

-12.2% since first listed

11 events — show timeline

• 2026-04-18 Pending — BBOR
• 2026-03-12 Price Changed $165,900 BBOR
• 2025-12-31 Price Changed $169,900 BBOR
• 2025-12-24 Price Changed $170,900 BBOR
• 2025-12-18 Price Changed $174,900 BBOR
• 2025-11-22 Price Changed $175,900 BBOR
• 2025-10-31 Price Changed $179,500 BBOR
• 2025-10-23 Price Changed $179,900 BBOR
• 2025-10-03 Price Changed $184,900 BBOR
• 2025-09-24 Price Changed $186,000 BBOR
• 2025-09-06 Listed $189,000 BBOR

Property tax history

+3.2%/yr

Latest (2025): $3,541 · +3.5% YoY. Source: county tax records.