1705 Bolivar St · Beaumont, TX 77701

$59,999

4 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 144 Days on market

Built 1947 7,501 sqft lot $45/sqft · 52% 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 +8.1/10.0
• 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 MLS

INVESTORS! This is your chance to explore the best Beaumont has to offer! This home that consists of four bedrooms, one bathroom, and is minutes away from the Neches River. Make this wonderful fixer-upper yours and fix or customize it however you would like! This location offers you convenient access to US-90 and is near plenty of recreational areas such as Roberts and Chaison Park. There are also countless amenities nearby. We also have other homes for sale in this area. You can buy just one or get a PACKAGE DEAL on all four properties. The PACKAGE PRICE is $184,999 and includes these four: 1705 Bolivar St. , Beaumont , TX 77701 1780 Euclid St, Beaumont, TX 77705 603 Highland Dr.603 Highland Dr, Beaumont, TX 77705 3235 Waverly St , Beaumont , TX 77705 WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• Near amenities
• 7,501 sq ft lot
• 2 garage spots

Tags

• CONVENIENT ACCESS TO US-90
• NEAR RECREATIONAL AREAS
• NEAR AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.8% 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: Charlton-Pollard El (math 12% / reading 13%, grade F, #4,167 of 4,322 statewide, top 97%, 508 students, 96% FRL); M L King Middle (math 6% / reading 12%, grade F, #1,653 of 1,662 statewide, top 99%, 480 students, 91% FRL) — zoned schools average 93% FRL vs 69% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 343 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($415 loan paydown + $4k appreciation (6.2% local appreciation)).
• At projected returns (6.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, 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 144 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $21k; list at $60k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $52,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.44% ✓
• Cap rate: 20.80%
• Cash-on-cash: 51.80%
• DSCR: 3.30
• GRM: 3.4

CMA / ARV

• ARV (median comp): $124,451
• List price: $59,999
• Delta: -51.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2335 Neches St	0.44mi	4/2.0	1,269 (-4%)	4mo	$155,000	$122	65

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.7%
• Equity multiple: 4.84×
• Total profit: $64,445
• Equity at exit: $38,677

10-year hold

• IRR: 57.4%
• Equity multiple: 10.12×
• Total profit: $153,232
• Equity at exit: $70,983

Cash invested: $16,800 (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 77701

• Home prices YoY: 3.8%
• Active inventory: 73
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$315
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $725

Break-even live

Break-even rent $544

Max offer price $59,999

Occupancy floor 45%

Sensitivity live

Price	-10% $759	-5% $742	+0% $725	+5% $708	+10% $691
Rent	-10% $610	-5% $667	+0% $725	+5% $783	+10% $841
Rate	-1.0pp $755	-0.5pp $740	base $725	+0.5pp $710	+1.0pp $694

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 Washington Blvd Beaumont, TX	3.0	1.0	1363	$1,200	$0.88	46d	1	0.54mi
1107 Avenue A Beaumont, TX	4.0	2.0	1584	$1,395	$0.88	46d	1	0.59mi
610 Craig St Beaumont, TX	3.0	2.0	1267	$1,995	$1.57	16d	1	0.72mi
690 E Avenue Unit A Beaumont, TX	3.0	1.0	1300	$975	$0.75	16d	1	0.77mi
450 Jackson St Beaumont, TX	3.0	2.0	1500	$1,500	$1.00	16d	1	0.85mi
614 Euclid St Beaumont, TX	4.0	2.0	1378	$1,395	$1.01	25d	1	0.92mi
795 Devilleneuve St Beaumont, TX	4.0	2.0	1138	$1,395	$1.23	16d	1	0.98mi
2310 Morrison St Beaumont, TX	3.0	2.0	1528	$1,423	$0.93	16d	1	1.17mi
4090 Lou St Beaumont, TX	3.0	2.0	1281	$1,675	$1.31	46d	1	1.18mi
4404 Raven St Beaumont, TX	4.0	2.0	1628	$1,600	$0.98	25d	1	1.32mi
2450 S 8th St Beaumont, TX	3.0	1.0	940	$1,450	$1.54	16d	1	1.38mi
3255 Waverly St Beaumont, TX	3.0	2.0	1152	$1,600	$1.39	25d	1	1.43mi

Listing history 20 events

1. 2026-06-21
   days on market $59,999 Active 144 DOM
2. 2026-06-18
   days on market $59,999 Active 141 DOM
3. 2026-06-17
   days on market $59,999 Active 140 DOM
4. 2026-06-16
   days on market $59,999 Active 139 DOM
5. 2026-06-15
   days on market $59,999 Active 138 DOM
6. 2026-06-14
   days on market $59,999 Active 136 DOM
7. 2026-06-13
   days on market $59,999 Active 135 DOM
8. 2026-06-10
   days on market $59,999 Active 133 DOM
9. 2026-06-09
   days on market $59,999 Active 132 DOM
10. 2026-06-08
    days on market $59,999 Active 131 DOM
11. 2026-06-07
    days on market $59,999 Active 130 DOM
12. 2026-06-03
    days on market $59,999 Active 126 DOM
13. 2026-06-02
    days on market $59,999 Active 125 DOM
14. 2026-06-01
    days on market $59,999 Active 124 DOM
15. 2026-05-31
    days on market $59,999 Active 123 DOM
16. 2026-05-30
    days on market $59,999 Active 122 DOM
17. 2026-01-28
    listed $59,999 Active 998-char remark

    Show marketing remark (998 chars)

    INVESTORS! This is your chance to explore the best Beaumont has to offer! This home that consists of four bedrooms, one bathroom, and is minutes away from the Neches River. Make this wonderful fixer-upper yours and fix or customize it however you would like! This location offers you convenient access to US-90 and is near plenty of recreational areas such as Roberts and Chaison Park. There are also countless amenities nearby. We also have other homes for sale in this area. You can buy just one or get a PACKAGE DEAL on all four properties. The PACKAGE PRICE is $184,999 and includes these four: 1705 Bolivar St. , Beaumont , TX 77701 1780 Euclid St, Beaumont, TX 77705 603 Highland Dr.603 Highland Dr, Beaumont, TX 77705 3235 Waverly St , Beaumont , TX 77705 WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

18. 2023-11-03
    historical
19. 2022-11-03
    listed $60,999 Active
20. 2021-07-08
    soldstatus $21,264

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,098 · $91/mo
• Expected delta: +$14/yr (+$1/mo · 1.3%)

ⓘ 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 · 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: $17,547
• − Mortgage interest: −$3,361
• − Property taxes: −$1,084
• − Insurance: −$300
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$1,745
• Taxable income: $8,249
• Est. tax owed @ 24.0%: −$1,980
• After-tax cash flow: $6,723/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): 12,381
• Household income: $49,181
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 516.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 44% Black 44% Two or more races 21% White 8% Asian 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 40% Vietnamese 3%

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: ▲ 6.25%
• Current HPI: 170.1843
• 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

+182.2% since first listed

4 events — show timeline

• 2026-01-28 Listed $59,999 HARMLS
• 2023-11-03 Listing Removed — HARMLS
• 2022-11-03 Listed $60,999 HARMLS
• 2021-07-08 Sold (Public Records) $21,264 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,084 · -44.1% YoY. Source: county tax records.