255 Pollard St · Beaumont, TX 77703

$124,700

4 bd · 2.0 ba · 1,357 sqft · SingleFamily public records · 98 Days on market

Built 1998 4,356 sqft lot $92/sqft · 81% above 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 +25.2/30.0
• DSCR +8.3/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Welcome to 255 Pollard St, a fantastic duplex investment opportunity in Beaumont! With $1500 in rent between the two units and property management in place, this property is the right investment for your passive income. This property features two recently updated units, offering a perfect chance to maximize rental income or live in one side while the other pays your mortgage. With a roof replaced in 2022, newer windows, fresh interior paint, and stylish vinyl plank flooring, this low-maintenance property is fresh and ready. Each unit includes essential appliances and energy-efficient window units, ensuring comfort and convenience for long-term tenants. Make this your passive income play today!

Key facts

• Newer windows
• Fresh interior paint
• Roof replaced

Tags

• DUPLEX INVESTMENT OPPORTUNITY
• RECENTLY UPDATED UNITS
• ROOF REPLACED
• NEWER WINDOWS
• FRESH INTERIOR PAINT
• VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $113k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,497/mo this rent would consume 56% 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 $8k of equity ($862 loan paydown + $7k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• 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 $113,477 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.20% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 6.9

CMA / ARV

• ARV (median comp): $68,990
• List price: $124,700
• Delta: 80.75%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3130 Pine St	0.48mi	3/1.5 (-1)	1,448 (+7%)	18mo	$23,000	$16	44

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: 22.1%
• Equity multiple: 2.43×
• Total profit: $49,819
• Equity at exit: $73,986

10-year hold

• IRR: 21.4%
• Equity multiple: 4.83×
• Total profit: $133,850
• Equity at exit: $130,522

Cash invested: $34,916 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,497 high
• Mortgage (P&I): −$654
• Tax from tax record: −$195 /mo · $2,345/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $281

Break-even live

Break-even rent $1,141

Max offer price $124,700

Occupancy floor 76%

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: $31,175
• Closing costs: $3,741
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2023 Delaware St Beaumont, TX	3.0	1.0	1180	$1,300	$1.10	43d	1	1.00mi
2450 N Lynwood Dr Beaumont, TX	3.0	1.0	1015	$1,175	$1.16	23d	1	1.13mi
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	23d	1	1.19mi
1420 Liveoak St Beaumont, TX	3.0	2.0	1760	$1,695	$0.96	23d	1	1.22mi
2020 Cottonwood St Beaumont, TX	2.0–4.0	1.0	928	$1,353	$1.46	13d	9	1.38mi

Listing history 37 events

1. 2026-06-18
   days on market $124,700 Active 98 DOM
2. 2026-06-17
   days on market $124,700 Active 97 DOM
3. 2026-06-16
   days on market $124,700 Active 96 DOM
4. 2026-06-15
   days on market $124,700 Active 95 DOM
5. 2026-06-14
   days on market $124,700 Active 93 DOM
6. 2026-06-13
   pricedays on market $124,700 Active 92 DOM
7. 2026-06-10
   days on market $124,800 Active 90 DOM
8. 2026-06-09
   days on market $124,800 Active 89 DOM
9. 2026-06-08
   days on market $124,800 Active 88 DOM
10. 2026-06-07
    days on market $124,800 Active 87 DOM
11. 2026-06-03
    days on market $124,800 Active 83 DOM
12. 2026-06-02
    days on market $124,800 Active 82 DOM
13. 2026-06-01
    days on market $124,800 Active 81 DOM
14. 2026-05-31
    days on market $124,800 Active 80 DOM
15. 2026-05-30
    days on market $124,800 Active 79 DOM
16. 2026-05-16
    price $124,900 702-char remark

    Show marketing remark (702 chars)

    Welcome to 255 Pollard St, a fantastic duplex investment opportunity in Beaumont! With $1500 in rent between the two units and property management in place, this property is the right investment for your passive income. This property features two recently updated units, offering a perfect chance to maximize rental income or live in one side while the other pays your mortgage. With a roof replaced in 2022, newer windows, fresh interior paint, and stylish vinyl plank flooring, this low-maintenance property is fresh and ready. Each unit includes essential appliances and energy-efficient window units, ensuring comfort and convenience for long-term tenants. Make this your passive income play today!

17. 2026-05-16
    price $124,499 702-char remark

    Show marketing remark (702 chars)

    Welcome to 255 Pollard St, a fantastic duplex investment opportunity in Beaumont! With $1500 in rent between the two units and property management in place, this property is the right investment for your passive income. This property features two recently updated units, offering a perfect chance to maximize rental income or live in one side while the other pays your mortgage. With a roof replaced in 2022, newer windows, fresh interior paint, and stylish vinyl plank flooring, this low-maintenance property is fresh and ready. Each unit includes essential appliances and energy-efficient window units, ensuring comfort and convenience for long-term tenants. Make this your passive income play today!

18. 2026-05-07
    price $124,500 702-char remark

    Show marketing remark (702 chars)

    Welcome to 255 Pollard St, a fantastic duplex investment opportunity in Beaumont! With $1500 in rent between the two units and property management in place, this property is the right investment for your passive income. This property features two recently updated units, offering a perfect chance to maximize rental income or live in one side while the other pays your mortgage. With a roof replaced in 2022, newer windows, fresh interior paint, and stylish vinyl plank flooring, this low-maintenance property is fresh and ready. Each unit includes essential appliances and energy-efficient window units, ensuring comfort and convenience for long-term tenants. Make this your passive income play today!

19. 2026-04-24
    price $124,600 702-char remark

    Show marketing remark (702 chars)

    Welcome to 255 Pollard St, a fantastic duplex investment opportunity in Beaumont! With $1500 in rent between the two units and property management in place, this property is the right investment for your passive income. This property features two recently updated units, offering a perfect chance to maximize rental income or live in one side while the other pays your mortgage. With a roof replaced in 2022, newer windows, fresh interior paint, and stylish vinyl plank flooring, this low-maintenance property is fresh and ready. Each unit includes essential appliances and energy-efficient window units, ensuring comfort and convenience for long-term tenants. Make this your passive income play today!

20. 2026-04-10
    price $124,700 702-char remark

    Show marketing remark (702 chars)

    Welcome to 255 Pollard St, a fantastic duplex investment opportunity in Beaumont! With $1500 in rent between the two units and property management in place, this property is the right investment for your passive income. This property features two recently updated units, offering a perfect chance to maximize rental income or live in one side while the other pays your mortgage. With a roof replaced in 2022, newer windows, fresh interior paint, and stylish vinyl plank flooring, this low-maintenance property is fresh and ready. Each unit includes essential appliances and energy-efficient window units, ensuring comfort and convenience for long-term tenants. Make this your passive income play today!

21. 2026-04-03
    price $124,800 702-char remark

    Show marketing remark (702 chars)

    Welcome to 255 Pollard St, a fantastic duplex investment opportunity in Beaumont! With $1500 in rent between the two units and property management in place, this property is the right investment for your passive income. This property features two recently updated units, offering a perfect chance to maximize rental income or live in one side while the other pays your mortgage. With a roof replaced in 2022, newer windows, fresh interior paint, and stylish vinyl plank flooring, this low-maintenance property is fresh and ready. Each unit includes essential appliances and energy-efficient window units, ensuring comfort and convenience for long-term tenants. Make this your passive income play today!

22. 2026-03-26
    price $124,900 702-char remark

    Show marketing remark (702 chars)

    Welcome to 255 Pollard St, a fantastic duplex investment opportunity in Beaumont! With $1500 in rent between the two units and property management in place, this property is the right investment for your passive income. This property features two recently updated units, offering a perfect chance to maximize rental income or live in one side while the other pays your mortgage. With a roof replaced in 2022, newer windows, fresh interior paint, and stylish vinyl plank flooring, this low-maintenance property is fresh and ready. Each unit includes essential appliances and energy-efficient window units, ensuring comfort and convenience for long-term tenants. Make this your passive income play today!

23. 2026-03-12
    listed $125,000 Active 702-char remark

    Show marketing remark (702 chars)

    Welcome to 255 Pollard St, a fantastic duplex investment opportunity in Beaumont! With $1500 in rent between the two units and property management in place, this property is the right investment for your passive income. This property features two recently updated units, offering a perfect chance to maximize rental income or live in one side while the other pays your mortgage. With a roof replaced in 2022, newer windows, fresh interior paint, and stylish vinyl plank flooring, this low-maintenance property is fresh and ready. Each unit includes essential appliances and energy-efficient window units, ensuring comfort and convenience for long-term tenants. Make this your passive income play today!

24. 2025-12-31
    historical
25. 2025-11-20
    price $114,900
26. 2025-11-04
    status Active
27. 2025-10-31
    historical
28. 2025-10-03
    price $115,000
29. 2025-09-24
    price $119,900
30. 2025-09-24
    price $124,300
31. 2025-09-17
    price $124,400
32. 2025-09-12
    price $124,500
33. 2025-09-08
    price $124,600
34. 2025-09-03
    price $124,795
35. 2025-08-27
    price $124,895
36. 2025-08-05
    price $124,995
37. 2025-06-10
    listed $125,000 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: $2,345 · $195/mo
• Projected year-2 tax: $2,345 · $195/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $17,962
• − Mortgage interest: −$6,985
• − Property taxes: −$2,345
• − Insurance: −$624
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$3,628
• Taxable income: $1,507
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $3,013/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

-0.1% since first listed

22 events — show timeline

• 2026-05-16 Price Changed $124,900 Unlock MLS
• 2026-05-16 Price Changed $124,499 Unlock MLS
• 2026-05-07 Price Changed $124,500 Unlock MLS
• 2026-04-24 Price Changed $124,600 Unlock MLS
• 2026-04-10 Price Changed $124,700 Unlock MLS
• 2026-04-03 Price Changed $124,800 Unlock MLS
• 2026-03-26 Price Changed $124,900 Unlock MLS
• 2026-03-12 Listed $125,000 Unlock MLS
• 2025-12-31 Listing Removed — CTXMLS
• 2025-11-20 Price Changed $114,900 CTXMLS
• 2025-11-04 Relisted — CTXMLS
• 2025-10-31 Listing Removed — CTXMLS
• 2025-10-03 Price Changed $115,000 CTXMLS
• 2025-09-24 Price Changed $119,900 CTXMLS
• 2025-09-24 Price Changed $124,300 CTXMLS
• 2025-09-17 Price Changed $124,400 CTXMLS
• 2025-09-12 Price Changed $124,500 CTXMLS
• 2025-09-08 Price Changed $124,600 CTXMLS
• 2025-09-03 Price Changed $124,795 CTXMLS
• 2025-08-27 Price Changed $124,895 CTXMLS
• 2025-08-05 Price Changed $124,995 CTXMLS
• 2025-06-10 Listed $125,000 CTXMLS

Property tax history

+7.9%/yr

Latest (2025): $2,345 · +19.0% YoY. Source: county tax records.