4340 Brandon St · Beaumont, TX 77705

$49,900

3 bd · 1.0 ba · 1,217 sqft · SingleFamily public records · 21 Days on market

Built 1962 7,501 sqft lot Est $92k · 46% 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 +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CAN'T BEAT THE PRICE!!!. .. Needs TLC to make it your own but WHAT A BARGAIN at this price. .. Perfect for those who want to buy SUPER CHEAP with built in sweat equity. .. At the price it will not last. .. HURRY!

Key facts

• 7,501 sq ft lot
• Garage
• Built 1962

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Built in 1962; Cement siding and wood siding; Block foundation; Composition roof
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Primary bedroom on the first floor (12 x 14); Bedroom on the first floor (11 x 11); Bedroom on the first floor (10 x 11)
• Bathrooms: One full bathroom
• Interior features: Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.6% 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: Pietzsch/Mac Arthur El (math 5% / reading 7%, grade F, #4,315 of 4,322 statewide, top 100%, 1,083 students, 97% FRL); M L King Middle (math 6% / reading 12%, grade F, #1,653 of 1,662 statewide, top 99%, 480 students, 91% FRL); Beaumont United H S (math 8% / reading 16%, grade F, #1,554 of 1,632 statewide, top 95%, 2,131 students, 86% FRL) — zoned schools average 91% FRL vs 69% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 207 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $345 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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: property tax is 3.2% of price.
• 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 $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.25% ✓
• Cap rate: 17.57%
• Cash-on-cash: 40.26%
• DSCR: 2.79
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $92,492
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1050 Boyd St	0.36mi	3/1.0	1,316 (+8%)	2mo	$109,000	$83	68
4145 Chaison St	0.41mi	3/2.0	1,292 (+6%)	9mo	$59,900	$46	60
795 Highland Dr	0.44mi	3/1.0	1,183 (-3%)	20mo	$89,900	$76	58
4995 Highland Ave	0.54mi	2/1.0 (-1)	1,112 (-9%)	2mo	$65,000	$58	54
468 Alabama	0.52mi	3/1.0	1,075 (-12%)	10mo	$54,900	$51	48
235 E Elgie St	0.61mi	3/1.5	1,274 (+5%)	24mo	$58,000	$46	42
4220 Flamingo Ln	0.69mi	3/2.0	1,333 (+10%)	8mo	$150,000	$113	42
3280 Irving St	0.71mi	3/2.0	1,276 (+5%)	17mo	$189,990	$149	41

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: 36.7%
• Equity multiple: 2.56×
• Total profit: $21,835
• Equity at exit: $7,440

10-year hold

• IRR: 43.4%
• Equity multiple: 5.13×
• Total profit: $57,712
• Equity at exit: $4,314

Cash invested: $13,972 (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 77705

• Home prices YoY: -29.7%
• Active inventory: 207
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$262
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $469

Break-even live

Break-even rent $529

Max offer price $49,900

Occupancy floor 53%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4120 Brandon St Beaumont, TX	2.0	1.0	810	$997	$1.23	23d	1	0.14mi
365 E Irby St Beaumont, TX	3.0	2.0	1281	$1,495	$1.17	23d	1	0.32mi
4285 Chaison St Beaumont, TX	2.0	1.0	904	$850	$0.94	44d	1	0.41mi
4030 Howard St Beaumont, TX	2.0	1.0	1008	$795	$0.79	44d	1	0.44mi
4020 Howard St Beaumont, TX	3.0	2.0	1300	$975	$0.75	44d	1	0.44mi
677 E Caston St Beaumont, TX	2.0	1.0	1070	$795	$0.74	44d	1	0.45mi
315 E Pipkin St Beaumont, TX	2.0	1.0	952	$1,000	$1.05	14d	1	0.47mi
4670 Maddox St Beaumont, TX	3.0	1.0	1187	$1,195	$1.01	44d	1	0.50mi
655 Adams St Unit 1 Beaumont, TX	2.0	1.0	965	$750	$0.78	14d	1	0.56mi
690 Adams St Unit 206 Beaumont, TX	2.0	1.0	878	$795	$0.91	14d	1	0.56mi
1417 Church St Beaumont, TX	2.0	1.0	1440	$1,100	$0.76	14d	1	0.73mi
614 Euclid St Beaumont, TX	4.0	2.0	1378	$1,395	$1.01	23d	1	0.86mi
1211 Washington Blvd Beaumont, TX	3.0	1.0	1363	$1,200	$0.88	44d	1	0.96mi
2781 Sabine Pass Ave Unit 605 Beaumont, TX	2.0	1.0	1278	$1,025	$0.80	14d	1	1.04mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	44d	1	1.24mi
1294 Cartwright St Unit 1 Beaumont, TX	2.0	1.0	800	$895	$1.12	14d	1	1.25mi
2585 Orange Ave Unit 3 Beaumont, TX	2.0	1.0	806	$975	$1.21	14d	1	1.27mi
1275 Doucette St Beaumont, TX	2.0	1.0	1096	$1,250	$1.14	14d	1	1.34mi
1834 Roberts St Beaumont, TX	2.0	1.0	840	$897	$1.07	44d	1	1.41mi

Listing history 23 events

1. 2026-06-18
   days on market $49,900 Active 21 DOM
2. 2026-06-17
   days on market $49,900 Active 20 DOM
3. 2026-06-16
   days on market $49,900 Active 19 DOM
4. 2026-06-15
   days on market $49,900 Active 18 DOM
5. 2026-06-14
   days on market $49,900 Active 16 DOM
6. 2026-06-13
   days on market $49,900 Active 15 DOM
7. 2026-06-10
   days on market $49,900 Active 13 DOM
8. 2026-06-09
   days on market $49,900 Active 12 DOM
9. 2026-06-08
   days on market $49,900 Active 11 DOM
10. 2026-06-07
    days on market $49,900 Active 10 DOM
11. 2026-06-03
    days on market $49,900 Active 6 DOM
12. 2026-06-02
    days on market $49,900 Active 5 DOM
13. 2026-06-01
    days on market $49,900 Active 4 DOM
14. 2026-05-31
    days on market $49,900 Active 3 DOM
15. 2026-05-30
    days on market $49,900 Active 2 DOM
16. 2026-05-28
    listed $49,900 Active
17. 2021-10-14
    soldstatus
18. 2021-10-08
    soldstatus Sold 212-char remark

    Show marketing remark (212 chars)

    CAN'T BEAT THE PRICE!!!. .. Needs TLC to make it your own but WHAT A BARGAIN at this price. .. Perfect for those who want to buy SUPER CHEAP with built in sweat equity. .. At the price it will not last. .. HURRY!

19. 2021-10-08
    soldstatus 212-char remark

    Show marketing remark (212 chars)

    CAN'T BEAT THE PRICE!!!. .. Needs TLC to make it your own but WHAT A BARGAIN at this price. .. Perfect for those who want to buy SUPER CHEAP with built in sweat equity. .. At the price it will not last. .. HURRY!

20. 2021-09-26
    listed $49,900 212-char remark

    Show marketing remark (212 chars)

    CAN'T BEAT THE PRICE!!!. .. Needs TLC to make it your own but WHAT A BARGAIN at this price. .. Perfect for those who want to buy SUPER CHEAP with built in sweat equity. .. At the price it will not last. .. HURRY!

21. 2021-09-09
    price $49,900 212-char remark

    Show marketing remark (212 chars)

    CAN'T BEAT THE PRICE!!!. .. Needs TLC to make it your own but WHAT A BARGAIN at this price. .. Perfect for those who want to buy SUPER CHEAP with built in sweat equity. .. At the price it will not last. .. HURRY!

22. 2021-08-27
    listed $39,900 Active 212-char remark

    Show marketing remark (212 chars)

    CAN'T BEAT THE PRICE!!!. .. Needs TLC to make it your own but WHAT A BARGAIN at this price. .. Perfect for those who want to buy SUPER CHEAP with built in sweat equity. .. At the price it will not last. .. HURRY!

23. 2021-08-12
    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: $1,621 · $135/mo
• Projected year-2 tax: $1,621 · $135/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $13,464
• − Mortgage interest: −$2,795
• − Property taxes: −$1,621
• − Insurance: −$250
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$1,452
• Taxable income: $5,192
• Est. tax owed @ 24.0%: −$1,246
• After-tax cash flow: $4,380/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): 38,259
• Household income: $54,633
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 776.0

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 0.66)
• Race & ethnicity: Black 46% White 29% Hispanic / Latino 21% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 5% Italian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 18% 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: ▼ -54.76%
• Current HPI: 129.3696
• 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

+25.1% since first listed

8 events — show timeline

• 2026-05-28 Listed $49,900 HARMLS
• 2021-10-14 Sold (Public Records) — Public Records
• 2021-10-08 Sold (MLS) — BBOR
• 2021-10-08 Sold (MLS) — HARMLS
• 2021-09-26 Listed $49,900 BBOR
• 2021-09-09 Price Changed $49,900 HARMLS
• 2021-08-27 Listed $39,900 HARMLS
• 2021-08-12 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,621 · +3.7% YoY. Source: county tax records.