5145 Pine Burr Blvd · Beaumont, TX 77708

$95,000

3 bd · 1.0 ba · 1,377 sqft · SingleFamily public records · 73 Days on market

Built 2010 0.28 ac lot $69/sqft · 24% below area Est $125k · 24% 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 +25.8/30.0
• ARV discount +15.0/15.0
• 1% rule +8.9/10.0
• DSCR +8.6/10.0
• 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

Built in 2010, this 1,377 sq ft home sits on a 1/4 acre lot and offers a great opportunity for a variety of buyers. With a functional layout and a more modern construction compared to older homes in the area, this property is ideal for those looking for a primary residence, rental, or investment opportunity. The manageable lot size provides outdoor space without excessive maintenance, all while being conveniently located near town. A solid option with plenty of potential.

Key facts

• Modern construction
• 1/4 acre lot
• Functional layout

Tags

• 1/4 ACRE LOT
• FUNCTIONAL LAYOUT
• MODERN CONSTRUCTION
• OUTDOOR SPACE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 70 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: property tax is 3.4% 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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 6.0

CMA / ARV

• ARV (median comp): $124,958
• List price: $95,000
• Delta: -23.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5265 Gober Rd	0.74mi	3/1.0	1,337 (-3%)	4mo	$95,000	$71	57
4335 Dallas St	0.69mi	3/1.0	1,200 (-13%)	4mo	$55,000	$46	43
3730 Nathan St	0.69mi	3/2.0	1,514 (+10%)	5mo	$245,000	$162	43
3730 Bowen Dr	0.51mi	3/2.0	1,582 (+15%)	11mo	$149,999	$95	38
3790 Nathan St	0.68mi	3/2.0	1,514 (+10%)	18mo	$278,000	$184	33
4295 Harding Dr	0.68mi	3/1.0	1,190 (-14%)	18mo	$69,000	$58	31

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-558
• Equity at exit: $14,165

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $18,935
• Equity at exit: $8,214

Cash invested: $26,600 (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 77708

• Active inventory: 70
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$498
• Tax from tax record: −$272 /mo · $3,259/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $231

Break-even live

Break-even rent $1,024

Max offer price $95,000

Occupancy floor 77%

Sensitivity live

Price	-10% $285	-5% $258	+0% $231	+5% $204	+10% $177
Rent	-10% $127	-5% $179	+0% $231	+5% $283	+10% $335
Rate	-1.0pp $279	-0.5pp $255	base $231	+0.5pp $207	+1.0pp $181

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3910 Baldwin St Beaumont, TX	3.0	1.0	1220	$1,200	$0.98	24d	1	0.25mi
5340 Bettes Ln Beaumont, TX	3.0	1.5	1496	$1,575	$1.05	44d	1	0.37mi
5680 Shivers Dr Beaumont, TX	3.0	1.0	1442	$1,500	$1.04	24d	1	0.44mi
5070 Wilshire St Beaumont, TX	2.0	1.0	1042	$1,295	$1.24	14d	1	0.54mi
3255 Charles St Beaumont, TX	3.0	1.0	1396	$1,350	$0.97	44d	1	0.56mi
4325 Woodlawn St Beaumont, TX	2.0	1.0	1150	$1,000	$0.87	14d	1	0.66mi
4565 Detroit St Beaumont, TX	2.0	1.0	880	$995	$1.13	45d	1	0.74mi
3910 Treadway Rd Beaumont, TX	2.0–3.0	1.0–1.5	1019	$1,849	$1.81	14d	10	0.81mi
3155 French Rd Beaumont, TX	1.0–3.0	1.0–2.0	905	$999	$1.10	14d	9	0.90mi
4695 Collier St #8 Beaumont, TX	2.0	1.5	1121	$1,150	$1.03	44d	1	0.90mi
4636 Collier St Beaumont, TX	2.0	1.0	969	$1,030	$1.06	44d	1	0.95mi
2550 Pierce St Beaumont, TX	2.0	1.0	1044	$1,050	$1.01	44d	1	0.97mi
2530 Pierce St Beaumont, TX	2.0	1.0	950	$1,000	$1.05	44d	1	0.98mi
2555 Pierce St Beaumont, TX	3.0	2.0	1364	$1,450	$1.06	24d	1	0.98mi
3995 Crow Rd Unit 201 Beaumont, TX	2.0	2.0	1162	$1,550	$1.33	44d	1	1.03mi
3925 Crow Rd Unit 49 Beaumont, TX	2.0	1.5	1306	$1,325	$1.01	44d	1	1.08mi
2450 N Lynwood Dr Beaumont, TX	3.0	1.0	1015	$1,175	$1.16	24d	1	1.08mi
2995 Wier Dr Beaumont, TX	3.0	2.0	1446	$1,800	$1.24	14d	1	1.09mi
6161 Sienna TRL Beaumont, TX	2.0	2.0	1003	$1,129	$1.13	44d	1	1.19mi
3270 Christopher St Beaumont, TX	4.0	2.0	1208	$1,290	$1.07	44d	1	1.25mi
3085 S Willowood Ln Beaumont, TX	3.0	1.0	1533	$1,400	$0.91	14d	1	1.37mi

Listing history 18 events

1. 2026-06-21
   days on market $95,000 Active 73 DOM
2. 2026-06-18
   days on market $95,000 Active 70 DOM
3. 2026-06-17
   days on market $95,000 Active 69 DOM
4. 2026-06-16
   days on market $95,000 Active 68 DOM
5. 2026-06-15
   days on market $95,000 Active 67 DOM
6. 2026-06-14
   days on market $95,000 Active 65 DOM
7. 2026-06-13
   days on market $95,000 Active 64 DOM
8. 2026-06-10
   days on market $95,000 Active 62 DOM
9. 2026-06-09
   days on market $95,000 Active 61 DOM
10. 2026-06-08
    days on market $95,000 Active 60 DOM
11. 2026-06-07
    days on market $95,000 Active 59 DOM
12. 2026-06-03
    days on market $95,000 Active 55 DOM
13. 2026-06-02
    days on market $95,000 Active 54 DOM
14. 2026-06-01
    days on market $95,000 Active 53 DOM
15. 2026-05-31
    days on market $95,000 Active 52 DOM
16. 2026-05-30
    days on market $95,000 Active 51 DOM
17. 2026-04-09
    listed $95,000 Active 476-char remark

    Show marketing remark (476 chars)

    Built in 2010, this 1,377 sq ft home sits on a 1/4 acre lot and offers a great opportunity for a variety of buyers. With a functional layout and a more modern construction compared to older homes in the area, this property is ideal for those looking for a primary residence, rental, or investment opportunity. The manageable lot size provides outdoor space without excessive maintenance, all while being conveniently located near town. A solid option with plenty of potential.

18. 2026-04-08
    listed $95,000 Active 476-char remark

    Show marketing remark (476 chars)

    Built in 2010, this 1,377 sq ft home sits on a 1/4 acre lot and offers a great opportunity for a variety of buyers. With a functional layout and a more modern construction compared to older homes in the area, this property is ideal for those looking for a primary residence, rental, or investment opportunity. The manageable lot size provides outdoor space without excessive maintenance, all while being conveniently located near town. A solid option with plenty of potential.

ⓘ 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: $3,259 · $272/mo
• Projected year-2 tax: $3,259 · $272/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 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: $15,805
• − Mortgage interest: −$5,321
• − Property taxes: −$3,259
• − Insurance: −$475
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,764
• Taxable income: $1,457
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $2,424/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
• City population: 125,901
• Population (ZIP): 12,398

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 (65%)
• Race & ethnicity: Black 65% White 23% Hispanic / Latino 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% Tagalog/Filipino 1% Vietnamese 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: ▼ -107.07%
• Current HPI: 171.4951
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-09 Listed $95,000 BBOR
• 2026-04-08 Listed $95,000 Deep East Texas MLS

Property tax history

+3.1%/yr

Latest (2025): $3,259 · +9.1% YoY. Source: county tax records.