3435 Cherry Dr · Beaumont, TX 77703

$49,900

2 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 39 Days on market

Built 1962 $42/sqft · 56% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Investors special. There's nothing a little creative vision can't fix. This house is located on a great lot in an established neighborhood. A little TLC can help turn this house into a perfect home! Property is being sold "AS-IS".

Key facts

• Listed 38 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential home
• Construction: Frame construction; Slab foundation
• Exterior features: Chain link fencing; Composition roof; Public-maintained road access

Interior

• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/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: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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: 80 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 44% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($345 loan paydown + $3k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.31% ✓
• Cap rate: 17.86%
• Cash-on-cash: 41.32%
• DSCR: 2.84
• GRM: 3.6

CMA / ARV

• ARV (median comp): $113,402
• List price: $49,900
• Delta: -56.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2490 Overbrook Ln	0.49mi	2/1.0	1,170 (-1%)	9mo	$79,000	$68	68
4335 Dallas St	0.54mi	3/1.0 (+1)	1,200 (+2%)	4mo	$55,000	$46	64
4295 Harding Dr	0.45mi	3/1.0 (+1)	1,190 (+1%)	18mo	$69,000	$58	57
4045 Dallas Ave	0.43mi	3/1.0 (+1)	1,083 (-8%)	16mo	$49,999	$46	48
2255 Earl St	0.63mi	3/2.0 (+1)	1,240 (+5%)	20mo	$155,000	$125	36

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: 45.0%
• Equity multiple: 3.81×
• Total profit: $39,273
• Equity at exit: $29,606

10-year hold

• IRR: 42.6%
• Equity multiple: 7.84×
• Total profit: $95,555
• Equity at exit: $52,230

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 77703

• Home prices YoY: 3.7%
• Active inventory: 80
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,154 high
• Mortgage (P&I): −$262
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $415

Break-even live

Break-even rent $629

Max offer price $49,900

Occupancy floor 59%

Sensitivity live

Price	-10% $443	-5% $429	+0% $415	+5% $401	+10% $386
Rent	-10% $324	-5% $369	+0% $415	+5% $460	+10% $506
Rate	-1.0pp $440	-0.5pp $427	base $415	+0.5pp $402	+1.0pp $389

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 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2575 Primrose St Unit 3 Beaumont, TX	2.0	1.0	800	$900	$1.12	24d	1	0.35mi
4325 Woodlawn St Beaumont, TX	2.0	1.0	1150	$1,000	$0.87	15d	1	0.46mi
2450 N Lynwood Dr Beaumont, TX	3.0	1.0	1015	$1,175	$1.16	24d	1	0.64mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$917	$1.01	15d	9	0.65mi
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	24d	1	0.69mi
2550 Pierce St Beaumont, TX	2.0	1.0	1044	$1,050	$1.01	45d	1	0.71mi
2530 Pierce St Beaumont, TX	2.0	1.0	950	$1,000	$1.05	45d	1	0.72mi
2125 Earl St Beaumont, TX	2.0	1.0	785	$900	$1.15	24d	1	0.72mi
2125 Earl St Beaumont, TX	2.0	1.0	785	$995	$1.27	45d	1	0.72mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	15d	1	0.75mi
2270 Johnson St Beaumont, TX	2.0	1.0	700	$800	$1.14	24d	1	0.80mi
4565 Detroit St Beaumont, TX	2.0	1.0	880	$995	$1.13	45d	1	0.80mi
3825 Hyde Park Row Beaumont, TX	3.0	2.0	1271	$1,550	$1.22	45d	1	0.83mi
2023 Delaware St Beaumont, TX	3.0	1.0	1180	$1,300	$1.10	45d	1	0.86mi
2420 Wilson St Beaumont, TX	2.0	1.0	840	$1,200	$1.43	45d	1	0.87mi
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	24d	1	0.88mi
2570 Sweetgum Ln Beaumont, TX	1.0–2.0	1.0–1.5	876	$1,599	$1.82	15d	15	0.91mi
2020 Cottonwood St Beaumont, TX	2.0–4.0	1.0	928	$1,123	$1.21	15d	9	1.03mi
5070 Wilshire St Beaumont, TX	2.0	1.0	1042	$1,295	$1.24	15d	1	1.13mi
5080 Helbig Rd Beaumont, TX	2.0–3.0	1.0	775	$450	$0.58	15d	1	1.14mi
4162 Treadway Rd Beaumont, TX	1.0	1.0	722	$975	$1.35	45d	1	1.19mi
4162 Treadway Rd #12 Beaumont, TX	1.0	1.0	722	$950	$1.32	24d	1	1.19mi
4162 Treadway Rd Beaumont, TX	1.0	1.0	722	$975	$1.35	24d	1	1.19mi
1215 Longfellow Dr Beaumont, TX	1.0–2.0	1.0–2.0	834	$1,545	$1.85	15d	15	1.22mi
3910 Treadway Rd Beaumont, TX	2.0–3.0	1.0–1.5	1019	$1,349	$1.32	15d	10	1.22mi
4164 Treadway Rd #1 Beaumont, TX	1.0	1.0	722	$975	$1.35	45d	1	1.24mi
3255 Charles St Beaumont, TX	3.0	1.0	1396	$1,350	$0.97	45d	1	1.32mi
4695 Collier St #8 Beaumont, TX	2.0	1.5	1121	$1,150	$1.03	45d	1	1.45mi
1160 N 7th St Beaumont, TX	1.0	1.0	700	$600	$0.86	15d	1	1.47mi
2640 Harrison Ave Beaumont, TX	3.0	1.0	1158	$1,295	$1.12	24d	1	1.47mi
5340 Bettes Ln Beaumont, TX	3.0	1.5	1496	$1,575	$1.05	45d	1	1.48mi
5680 Shivers Dr Beaumont, TX	3.0	1.0	1442	$1,500	$1.04	24d	1	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $49,900 Active 39 DOM
2. 2026-06-18
   days on market $49,900 Active 36 DOM
3. 2026-06-17
   days on market $49,900 Active 35 DOM
4. 2026-06-16
   days on market $49,900 Active 34 DOM
5. 2026-06-15
   days on market $49,900 Active 33 DOM
6. 2026-06-14
   days on market $49,900 Active 31 DOM
7. 2026-06-13
   days on market $49,900 Active 30 DOM
8. 2026-06-10
   days on market $49,900 Active 28 DOM
9. 2026-06-09
   days on market $49,900 Active 27 DOM
10. 2026-06-08
    days on market $49,900 Active 26 DOM
11. 2026-06-07
    days on market $49,900 Active 25 DOM
12. 2026-06-03
    days on market $49,900 Active 21 DOM
13. 2026-06-02
    days on market $49,900 Active 20 DOM
14. 2026-06-01
    days on market $49,900 Active 19 DOM
15. 2026-05-31
    days on market $49,900 Active 18 DOM
16. 2026-05-30
    days on market $49,900 Active 17 DOM
17. 2026-05-13
    listed $49,900 Active 240-char remark
18. 2016-01-05
    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: $1,773 · $148/mo
• Projected year-2 tax: $1,773 · $148/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 · 99% 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: $13,844
• − Mortgage interest: −$2,795
• − Property taxes: −$1,773
• − Insurance: −$1,047
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$1,452
• Taxable income: $4,562
• Est. tax owed @ 24.0%: −$1,095
• After-tax cash flow: $3,882/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

2 events — show timeline

• 2026-05-13 Listed $49,900 BBOR
• 2016-01-05 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,773 · +9.1% YoY. Source: county tax records.