Real Estate Investing in Beaumont, Texas (77707)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77707 (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: 12.1% of homes vacant — above national norms.
What’s happening in Beaumont, TX (77707)?
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Market Analysis: 77707 Beaumont
Not every below-median market is a bargain. Beaumont's 77707 ZIP posts signals that favor experienced operators who can absorb the risk $187K pricing implies.
The investment case in 77707 is sturdy only for operators who understand what they are buying. A $187K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 77707 sits on the difficult end of the TX spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 77707 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 77707 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:
Property Strategy for 77707
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $118,915 | $1,230 | 7.4% | +3.9% | $59,458 |
| 3BR | $173,337 | $1,610 | 6.7% | +4.2% | $57,779 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77707 Compare?
| Metric | 77707 | Beaumont | Beaumont-Port Arthur, TX | Texas |
|---|---|---|---|---|
| Home Value | $187,422 | $170,638 | N/A | $297,000 |
| 5-Year CAGR | 2.3% | 1.2% | N/A | 5.4% |
| Avg Rent | $1,722 | $1,252 | N/A | - |
| Cap Rate | 7.2% | 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 77707 (Beaumont, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $187,422 |
| Monthly Rent | $1,722 |
| Price-to-Rent | 9.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.0% |
| Cap Rate | 7.2% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +7.7% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 (7.2%). 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 77707
Population: 17,538
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 77707
Schools in This ZIP Code
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 rental rate in Beaumont, TX?
Beaumont, TX rentals go for roughly $1,722/mo a month. That puts gross yield in solid territory relative to $187K acquisition costs.
Do landlords face vacancy issues in Beaumont, TX?
Beaumont, TX sees elevated vacancy, which is reasonable relative to the broader TX rental market.
Is Beaumont, TX a good market for buy-and-hold investors?
The 3.0/5 investability rating in Beaumont, TX reflects its $187K prices and $1,722/mo rents. Investors generally consider it a solid option within TX.
What is the typical renter like in Beaumont, TX?
Expect a solid tenant pool in Beaumont, TX. The rental market absorbs $1,722/mo rents without meaningful friction.
What investment strategy works best in Beaumont, TX?
The best-fit strategy in Beaumont, TX is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 77707 now. You don’t know where it ranks.
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How 77707 ranks in Beaumont-Port Arthur, TX
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