4350 Dallas Ave · Beaumont, TX 77703

$95,900

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 83 Days on market

Built 1962 7,000 sqft lot $64/sqft · 25% below area Est $128k · 25% under

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Why this score? — see what drove the A- 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +7.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Great Affordable Living Beaumont North End 3 Bdrm. 2 Full Bth. and Handicap Accessible, Aprx. 1,500 sf. Enjoy a Bright Kitchen featuring a convenient Breakfast Bar, ideal for casual meals or morning coffee. The home also boasts a Dining Room along with an additional Entertaining Area—perfect for Hosting Family and Friends. Beautiful Hardwood Floors run through most of the home, adding warmth and character. A dedicated indoor utility room provides added convenience, while the large backyard offers plenty of space for gatherings, outdoor fun, or relaxing evenings. This home combines Affordability, Functionality, and Charm—making it a must-see!

Key facts

• Bright kitchen
• Entertaining area
• Handicap accessible

Tags

• HANDICAP ACCESSIBLE
• BRIGHT KITCHEN
• BREAKFAST BAR
• DINING ROOM
• ENTERTAINING AREA
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $90k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 79 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $1,366/mo this rent would consume 52% of the median local household income ($32k/yr) (locally 657% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($663 loan paydown + $5k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $23k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $90,146 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1962 — 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. 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: 1.42% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.57%
• DSCR: 1.65
• GRM: 5.9

CMA / ARV

• ARV (median comp): $127,672
• List price: $95,900
• Delta: -24.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4090 Woodlawn St	0.26mi	3/2.0	1,373 (-8%)	15mo	$104,000	$76	61
3805 Jerry Dr	0.27mi	4/2.0 (+1)	1,650 (+10%)	23mo	$273,500	$166	47
2360 Tyler St	0.56mi	2/1.0 (-1)	1,308 (-13%)	19mo	$69,900	$53	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.69×
• Total profit: $45,345
• Equity at exit: $56,898

10-year hold

• IRR: 25.1%
• Equity multiple: 5.40×
• Total profit: $118,226
• Equity at exit: $100,377

Cash invested: $26,852 (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 77703

• Home prices YoY: 3.7%
• Active inventory: 79
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$503
• Tax from tax record: −$210 /mo · $2,523/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $326

Break-even live

Break-even rent $953

Max offer price $95,900

Occupancy floor 71%

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4325 Woodlawn St Beaumont, TX	2.0	1.0	1150	$1,000	$0.87	13d	1	0.24mi
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	23d	1	0.31mi
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	23d	1	0.60mi
3255 Charles St Beaumont, TX	3.0	1.0	1396	$1,350	$0.97	43d	1	0.78mi
3085 S Willowood Ln Beaumont, TX	3.0	1.0	1533	$1,400	$0.91	13d	1	0.83mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$999	$1.10	13d	9	0.86mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	13d	1	1.04mi
2023 Delaware St Beaumont, TX	3.0	1.0	1180	$1,300	$1.10	43d	1	1.08mi
5340 Bettes Ln Beaumont, TX	3.0	1.5	1496	$1,575	$1.05	43d	1	1.09mi
5680 Shivers Dr Beaumont, TX	3.0	1.0	1442	$1,500	$1.04	23d	1	1.17mi
3910 Treadway Rd Beaumont, TX	2.0–3.0	1.0–1.5	1019	$1,849	$1.81	13d	10	1.21mi
3825 Hyde Park Row Beaumont, TX	3.0	2.0	1271	$1,550	$1.22	43d	1	1.29mi
4695 Collier St #8 Beaumont, TX	2.0	1.5	1121	$1,150	$1.03	43d	1	1.40mi
2020 Cottonwood St Beaumont, TX	2.0–4.0	1.0	928	$1,238	$1.33	13d	9	1.41mi
2570 Sweetgum Ln Beaumont, TX	1.0–2.0	1.0–1.5	876	$1,599	$1.82	13d	15	1.44mi

Listing history 33 events

1. 2026-06-18
   days on market $95,900 Active 83 DOM
2. 2026-06-17
   days on market $95,900 Active 82 DOM
3. 2026-06-16
   days on market $95,900 Active 81 DOM
4. 2026-06-15
   days on market $95,900 Active 80 DOM
5. 2026-06-14
   days on market $95,900 Active 78 DOM
6. 2026-06-13
   days on market $95,900 Active 77 DOM
7. 2026-06-10
   days on market $95,900 Active 75 DOM
8. 2026-06-09
   pricedays on market $95,900 Active 74 DOM
9. 2026-06-08
   days on market $119,000 Active 73 DOM
10. 2026-06-07
    days on market $119,000 Active 72 DOM
11. 2026-06-03
    days on market $119,000 Active 68 DOM
12. 2026-06-02
    days on market $119,000 Active 67 DOM
13. 2026-06-01
    days on market $119,000 Active 66 DOM
14. 2026-05-31
    days on market $119,000 Active 65 DOM
15. 2026-05-30
    days on market $119,000 Active 64 DOM
16. 2026-03-27
    listed $119,000 Active 661-char remark

    Show marketing remark (661 chars)

    Great Affordable Living Beaumont North End 3 Bdrm. 2 Full Bth. and Handicap Accessible, Aprx. 1,500 sf. Enjoy a Bright Kitchen featuring a convenient Breakfast Bar, ideal for casual meals or morning coffee. The home also boasts a Dining Room along with an additional Entertaining Area—perfect for Hosting Family and Friends. Beautiful Hardwood Floors run through most of the home, adding warmth and character. A dedicated indoor utility room provides added convenience, while the large backyard offers plenty of space for gatherings, outdoor fun, or relaxing evenings. This home combines Affordability, Functionality, and Charm—making it a must-see!

17. 2025-12-31
    price $89,000
18. 2025-12-18
    price $89,500
19. 2025-11-22
    price $89,900
20. 2025-10-31
    price $95,400
21. 2025-10-23
    price $95,500
22. 2025-10-03
    price $95,900
23. 2025-08-25
    price $99,500
24. 2025-08-11
    price $99,900
25. 2025-07-14
    price $104,000
26. 2025-07-06
    price $108,000
27. 2025-06-19
    price $109,000
28. 2025-05-30
    price $109,500
29. 2025-05-10
    price $110,000
30. 2025-03-12
    price $115,000
31. 2025-01-31
    price $118,000
32. 2024-12-27
    price $119,000
33. 2024-12-03
    listed $120,000 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: $2,523 · $210/mo
• Projected year-2 tax: $2,523 · $210/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 ≥109°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: $16,392
• − Mortgage interest: −$5,372
• − Property taxes: −$2,523
• − Insurance: −$480
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,790
• Taxable income: $2,605
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $3,287/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): 11,004
• Household income: $31,803
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 657.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 31% Two or more races 7% White 5%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 70% English-only · Spanish 29% French/Haitian/Cajun 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: ▲ 5.43%
• Current HPI: 151.9888
• 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

-0.8% since first listed

18 events — show timeline

• 2026-03-27 Listed $119,000 BBOR
• 2025-12-31 Price Changed $89,000 BBOR
• 2025-12-18 Price Changed $89,500 BBOR
• 2025-11-22 Price Changed $89,900 BBOR
• 2025-10-31 Price Changed $95,400 BBOR
• 2025-10-23 Price Changed $95,500 BBOR
• 2025-10-03 Price Changed $95,900 BBOR
• 2025-08-25 Price Changed $99,500 BBOR
• 2025-08-11 Price Changed $99,900 BBOR
• 2025-07-14 Price Changed $104,000 BBOR
• 2025-07-06 Price Changed $108,000 BBOR
• 2025-06-19 Price Changed $109,000 BBOR
• 2025-05-30 Price Changed $109,500 BBOR
• 2025-05-10 Price Changed $110,000 BBOR
• 2025-03-12 Price Changed $115,000 BBOR
• 2025-01-31 Price Changed $118,000 BBOR
• 2024-12-27 Price Changed $119,000 BBOR
• 2024-12-03 Listed $120,000 BBOR

Property tax history

+5.3%/yr

Latest (2025): $2,523 · +69.1% YoY. Source: county tax records.