Real Estate Investing in Beaumont, Texas (77703)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77703 (Beaumont, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 18.3% of homes vacant — above national norms.
- Elevated poverty: 31.3% poverty rate — can affect rent collection.
- Lower household income: $27,972 median — tenant affordability is tighter.
What’s happening in Beaumont, TX (77703)?
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Market Analysis: 77703 Beaumont
In Beaumont's 77703 ZIP, the arithmetic favors hands-on owners. Median home values comes in at $89K, leaving spread for capex-heavy BRRRR or reposition strategies.
ZIP 77703 favors investors with a contractor on speed dial. Looking more closely, the turnkey yield looks ordinary, a renovated unit pulls stronger rent than the unrenovated $1,188/mo average.
Relative to TX, 77703 reads as a working-capital ZIP — prices below average, renter share elevated at 53%, and room for operator-led upside.
The resident base in 77703 runs younger and more tenure-renter than county averages. 53% of 11,640 households lease, which is the demand source for post-rehab rent lifts.
Flippers with local expertise can do well in 77703. Out-of-state investors should partner with boots-on-the-ground operators or skip the ZIP entirely.
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 77703 Compare?
| Metric | 77703 | Beaumont | Beaumont-Port Arthur, TX | Texas |
|---|---|---|---|---|
| Home Value | $89,258 | $170,638 | N/A | $297,000 |
| 5-Year CAGR | 1.8% | 1.2% | N/A | 5.4% |
| Avg Rent | $1,188 | $1,252 | N/A | - |
| Cap Rate | 10.4% | 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 77703 (Beaumont, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $89,258 |
| Monthly Rent | $1,188 |
| Price-to-Rent | 6.3:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 16.0% |
| Cap Rate | 10.4% |
| 5-Year IRR | 12.2% |
📈 Home Appreciation
| 1-Year | +12.1% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +1.8% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (10.4%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 77703
Population: 11,640
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 77703
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
FLETCHER EL
CHARLTON-POLLARD EL
EHRHART SCHOOL
PATHWAYS LEARNING CTR
PAUL A BROWN ALTERNATIVE CENTER
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 is the typical home price in Beaumont, TX?
Homes in Beaumont, TX typically sell near $89K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
Does the 1% rule work in Beaumont, TX?
The 1% rule is solid territory for Beaumont, TX. Rent-to-price at the median is 1.33%, putting many properties within striking distance.
How should investors approach Beaumont, TX?
Most investors in Beaumont, TX run a value-add and BRRRR deals strategy. It aligns with the 4.0/5 investability profile and the market fundamentals.
Can owner-occupants cash flow in Beaumont, TX?
Beaumont, TX offers an attractive house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,188/mo rent level.
Does buy-rehab-rent-refinance work in Beaumont, TX?
BRRRR works a strong in Beaumont, TX. With $89K ARVs and $1,188/mo rents, investors who buy right can refinance out most of their capital.
You know 77703 now. You don’t know where it ranks.
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How 77703 ranks in Beaumont-Port Arthur, TX
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