Real Estate Investing in Beaumont, Texas (77706)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77706 (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.
- Elevated vacancy: 9.2% vacancy may signal weakening demand.
What’s happening in Beaumont, TX (77706)?
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Market Analysis: 77706 Beaumont
On balance, ZIP 77706 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $245K median. It rewards specialists, not generalists.
For an experienced owner, 77706 can be a worth a close look for hunting ground — but the discount at $245K reflects genuine risk that outside investors often underestimate.
In the broader TX picture, 77706 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
In practical terms, 30,754 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Beaumont:
Property Strategy for 77706
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $129,876 | $1,200 | 6.7% | +1.3% | $64,938 |
| 3BR | $216,964 | $1,570 | 5.2% | +3.8% | $72,321 |
| 4BR | $322,210 | $1,880 | 4.2% | +2.8% | $80,553 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77706 Compare?
| Metric | 77706 | Beaumont | Beaumont-Port Arthur, TX | Texas |
|---|---|---|---|---|
| Home Value | $245,444 | $170,638 | N/A | $297,000 |
| 5-Year CAGR | 2.6% | 1.2% | N/A | 5.4% |
| Avg Rent | $1,354 | $1,252 | N/A | - |
| Cap Rate | 4.3% | 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 77706 (Beaumont, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $245,444 |
| Monthly Rent | $1,354 |
| Price-to-Rent | 15.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 Rent Trends
| 1-Year | -6.3% ▼ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 77706
Population: 30,754
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 77706
Schools in This ZIP Code
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
PAUL A BROWN ALTERNATIVE CENTER
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
How strong is Beaumont, TX for real estate investors?
Investors tracking Beaumont, TX will find a 3.0/5 rating supported by $245K median home values and $1,354/mo rents. That profile suits long-term holders targeting stable returns.
What monthly rent should investors expect in Beaumont, TX?
Rents in Beaumont, TX run near $1,354/mo. Compared with median home prices of $245K that produces solid gross yields for typical rentals.
Which real estate strategy fits Beaumont, TX?
Beaumont, TX investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($245K prices, $1,354/mo rents) make it a reasonable choice.
What is the rental occupancy rate in Beaumont, TX?
Expect elevated vacancy in Beaumont, TX. Rents at $1,354/mo are absorbed by the tenant base without meaningful lag.
Are homes affordable in Beaumont, TX?
Typical homes in Beaumont, TX go for around $245K. The 5-year CAGR of 0.0% measured price movement.
You know 77706 now. You don’t know where it ranks.
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How 77706 ranks in Beaumont-Port Arthur, TX
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