5970 Tangledahl Ln · Beaumont, TX 77706

$159,700

4 bd · 2.5 ba · 2,371 sqft · SingleFamily public records · 66 Days on market

Built 1968 0.26 ac lot $67/sqft · 46% below area Est $300k · 47% under ↓ 5% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +9.4/10.0
• 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

Spacious home full of potential in a nice location! Nestled in a quiet, well-established area just down the road from Regina Howell Schools, this property offers the perfect opportunity to make it your own. With generous living spaces and a functional layout, there’s plenty of room to update and customize to fit your vision. Venture outside to a big backyard—ideal for entertaining, gardening, or simply enjoying the outdoors. Whether you’re looking for your next home or an investment opportunity, this one has great bones and endless possibilities in a fantastic neighborhood!

Key facts

• Big backyard
• Functional layout
• 0.26 acre lot

Tags

• BIG BACKYARD
• GENEROUS LIVING SPACES
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 258 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($73k/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 66 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; 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 $150,118 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.44% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 5.8

CMA / ARV

• ARV (median comp): $299,784
• List price: $159,700
• Delta: -46.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5755 Sul Ross Ln	0.33mi	4/2.0	2,447 (+3%)	1mo	$256,500	$105	77
6070 Pan St	0.24mi	4/2.5	2,477 (+4%)	7mo	$330,000	$133	76
1365 Sheridan Ln	0.53mi	4/2.5	2,343 (-1%)	1mo	$289,900	$124	73
6120 Pinkstaff Ln	0.13mi	4/2.5	2,617 (+10%)	9mo	$315,000	$120	69
1865 Rikisha Ln	0.33mi	3/2.0 (-1)	2,186 (-8%)	10mo	$192,500	$88	56
5715 Dellwood Ln	0.30mi	3/2.5 (-1)	2,286 (-4%)	23mo	$289,000	$126	56
4870 Teakwood Ln	0.39mi	3/2.0 (-1)	2,369 (-0%)	23mo	$265,000	$112	55
5770 Derby Ln	0.27mi	4/2.0	2,038 (-14%)	19mo	$268,900	$132	46

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: -3.7%
• Equity multiple: 0.87×
• Total profit: $-6,006
• Equity at exit: $23,812

10-year hold

• IRR: 2.5%
• Equity multiple: 1.16×
• Total profit: $7,134
• Equity at exit: $13,808

Cash invested: $44,716 (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: 258
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,293 high
• Mortgage (P&I): −$837
• Tax from tax record: −$449 /mo · $5,394/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $391

Break-even live

Break-even rent $1,797

Max offer price $159,700

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: $39,925
• Closing costs: $4,791
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 Belvedere Dr Beaumont, TX	4.0	2.5	2476	$2,200	$0.89	23d	1	0.28mi
930 Hibiscus Cir Beaumont, TX	4.0	2.5	2639	$2,950	$1.12	14d	1	0.58mi
5875 Oleander Dr Beaumont, TX	3.0	2.5	2595	$2,500	$0.96	44d	1	0.62mi
4740 Baywood Ln Beaumont, TX	4.0	3.0	2548	$2,495	$0.98	23d	1	0.63mi
440 N Circuit Dr Beaumont, TX	3.0	2.0	1946	$2,150	$1.10	23d	1	0.93mi
6795 Greenwood Dr Beaumont, TX	3.0	2.0	1650	$2,500	$1.52	23d	1	1.16mi
770 Peyton Dr Beaumont, TX	3.0	2.0	1769	$1,895	$1.07	44d	1	1.20mi
880 Lockwood Dr Beaumont, TX	3.0	2.0	1819	$1,995	$1.10	44d	1	1.22mi
6286 Afton Ln Beaumont, TX	3.0	2.5	2024	$1,675	$0.83	23d	1	1.26mi
1170 Brandywine St Beaumont, TX	3.0	2.0	2100	$1,890	$0.90	23d	1	1.32mi
7 Stonebrook Ct Beaumont, TX	5.0	3.5	3000	$3,500	$1.17	14d	1	1.32mi
1915 Sams Way Beaumont, TX	3.0	2.0	1696	$2,100	$1.24	23d	1	1.33mi
5195 Oriole Dr Beaumont, TX	3.0	2.0	1814	$2,000	$1.10	44d	1	1.43mi
3450 Durwood Dr Beaumont, TX	3.0	2.0	1952	$2,195	$1.12	44d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $159,700 Active 66 DOM
2. 2026-06-17
   days on market $159,700 Active 65 DOM
3. 2026-06-16
   days on market $159,700 Active 64 DOM
4. 2026-06-15
   days on market $159,700 Active 63 DOM
5. 2026-06-14
   days on market $159,700 Active 61 DOM
6. 2026-06-13
   days on market $159,700 Active 60 DOM
7. 2026-06-10
   pricedays on market $159,700 Active 58 DOM
8. 2026-06-09
   days on market $199,700 Active 57 DOM
9. 2026-06-08
   days on market $199,700 Active 56 DOM
10. 2026-06-07
    pricedays on market $199,700 Active 55 DOM
11. 2026-06-03
    days on market $201,400 Active 51 DOM
12. 2026-06-02
    days on market $201,400 Active 50 DOM
13. 2026-06-01
    days on market $201,400 Active 49 DOM
14. 2026-05-31
    days on market $201,400 Active 48 DOM
15. 2026-05-30
    days on market $201,400 Active 47 DOM
16. 2026-05-13
    price $201,400 598-char remark

    Show marketing remark (598 chars)

    Spacious home full of potential in a nice location! Nestled in a quiet, well-established area just down the road from Regina Howell Schools, this property offers the perfect opportunity to make it your own. With generous living spaces and a functional layout, there’s plenty of room to update and customize to fit your vision. Venture outside to a big backyard—ideal for entertaining, gardening, or simply enjoying the outdoors. Whether you’re looking for your next home or an investment opportunity, this one has great bones and endless possibilities in a fantastic neighborhood!

17. 2026-04-14
    listed $212,000 Active 598-char remark

    Show marketing remark (598 chars)

    Spacious home full of potential in a nice location! Nestled in a quiet, well-established area just down the road from Regina Howell Schools, this property offers the perfect opportunity to make it your own. With generous living spaces and a functional layout, there’s plenty of room to update and customize to fit your vision. Venture outside to a big backyard—ideal for entertaining, gardening, or simply enjoying the outdoors. Whether you’re looking for your next home or an investment opportunity, this one has great bones and endless possibilities in a fantastic neighborhood!

ⓘ 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: $5,394 · $449/mo
• Projected year-2 tax: $5,394 · $449/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 8/10 Severe 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: $27,512
• − Mortgage interest: −$8,946
• − Property taxes: −$5,394
• − Insurance: −$1,596
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$4,646
• Taxable income: $2,529
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $4,088/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

-5.0% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $201,400 BBOR
• 2026-04-14 Listed $212,000 BBOR

Property tax history

+2.4%/yr

Latest (2025): $5,394 · -0.8% YoY. Source: county tax records.