Real Estate Investing in Beaumont, Texas (77701)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77701 (Beaumont, TX)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 22.4% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.4% CAGR).
- Elevated poverty: 22.8% poverty rate — can affect rent collection.
What’s happening in Beaumont, TX (77701)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 77701 Beaumont
ZIP 77701 inside Jefferson County looks affordable on the surface — median value of $103K — but the discount exists for reasons that a careful buyer should understand before committing.
From a cash-flow lens, the numbers look inviting — $103K purchase price, 0.0% nominal cap — the work to hit that pro forma in 77701 is substantial and deserves full respect.
Regionally, 77701 sits on the difficult end of the TX spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 77701 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 77701 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Beaumont:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77701 Compare?
| Metric | 77701 | Beaumont | Beaumont-Port Arthur, TX | Texas |
|---|---|---|---|---|
| Home Value | $103,407 | $170,638 | N/A | $297,000 |
| 5-Year CAGR | 1.4% | 1.2% | N/A | 5.4% |
| Avg Rent | $890 | $1,252 | N/A | - |
| Cap Rate | 6.7% | 6.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77701 (Beaumont, TX). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 77701 (Beaumont, TX)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $103,407 |
| Monthly Rent | $890 |
| Price-to-Rent | 9.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.3% |
| Cap Rate | 6.7% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +10.6% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +1.4% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | -2.0% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.7%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 77701
Population: 12,328
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 77701
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
MARTIN EL
PAUL A BROWN ALTERNATIVE CENTER
DR MAE E JONES-CLARK EL
SMITH MIDDLE
O C TAYLOR CTR
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 4,606 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What do rentals go for in Beaumont, TX?
Beaumont, TX rentals go for roughly $890/mo a month. That puts gross yield in solid territory relative to $103K acquisition costs.
How do home values compare in Beaumont, TX?
Median home price in Beaumont, TX is near $103K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
Is Beaumont, TX a good place for real estate investing?
With a 3.0/5 investability score, Beaumont, TX ranks as a solid market for rental property investors. Median prices of $103K and rents of $890/mo drive the underlying numbers.
What is the smart move for investors in Beaumont, TX?
Investors usually favor careful cash-flow rentals with hands-on management in Beaumont, TX. With home values at $103K and rents near $890/mo, other strategies can work but produce predictable rather than outsized returns.
Is rental property easy to operate in Beaumont, TX?
TX ranks as a landlord-friendly state for landlord-tenant law. Beaumont generally follows the statewide framework, so landlords face reasonable operating rules.
You know 77701 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77701 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 77701 ranks in Beaumont-Port Arthur, TX
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 77701 (Beaumont)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 77701 (Beaumont, TX).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.