Real Estate Investing in Beaumont, Texas (77702)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77702 (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: 13.7% of homes vacant — above national norms.
- Declining values: -1.8% 5-year CAGR — values have moved lower.
What’s happening in Beaumont, TX (77702)?
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Market Analysis: 77702 Beaumont
Not every below-median market is a bargain. Beaumont's 77702 ZIP stands at signals that favor experienced operators who can absorb the risk $148K pricing implies.
The 77702 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Beaumont have seen price recovery that 77702 has not matched. Jefferson County data supports the view that the spread is structural rather than temporary.
A significant renter share of 42% in 77702 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 77702 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
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 77702 Compare?
| Metric | 77702 | Beaumont | Beaumont-Port Arthur, TX | Texas |
|---|---|---|---|---|
| Home Value | $147,683 | $170,638 | N/A | $297,000 |
| 5-Year CAGR | N/A | 1.2% | N/A | 5.4% |
| Avg Rent | $1,400 | $1,252 | N/A | - |
| Cap Rate | 7.4% | 6.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77702 (Beaumont, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $147,683 |
| Monthly Rent | $1,400 |
| Price-to-Rent | 8.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.4% |
| Cap Rate | 7.4% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | -3.2% ▼ |
| 5-Year CAGR | -1.8% ▼ |
| 10-Year CAGR | +2.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 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 (7.4%). 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 77702
Population: 3,497
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 77702
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
BEAUMONT ISD EARLY COLLEGE H S
FLETCHER EL
HARMONY SCIENCE ACADEMY- BEAUMONT
CHARLTON-POLLARD EL
CURTIS EL
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
Is Beaumont in TX worth investing in?
Beaumont, TX rates 3.0/5 for investability. With median values at $148K and rents near $1,400/mo, the market offers reasonable fundamentals for rental investors.
What is the tenant pool like in Beaumont, TX?
Working renters make up the core of the Beaumont, TX tenant base. The pool is reasonable for investors targeting long-term holds.
How strong are rents in Beaumont, TX?
Expect rents around $1,400/mo per month in Beaumont, TX. With home values at $148K, the yield math works out to reasonable levels for rental investors.
Is Beaumont, TX a friendly market for rental owners?
Rental owners in Beaumont, TX deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How tight is the rental market in Beaumont, TX?
Vacancy in Beaumont, TX is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,400/mo.
You know 77702 now. You don’t know where it ranks.
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How 77702 ranks in Beaumont-Port Arthur, TX
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