Real Estate Investing in Beaumont, Texas (77708)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77708 (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: 10.0% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beaumont, TX (77708)?
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Market Analysis: 77708 Beaumont
ZIP 77708 in Beaumont, TX carries a notable set of headwinds. Home values near $180K and rents of $990/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 77708 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 77708's metrics run below Jefferson County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 77708 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 77708 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Beaumont:
Market Trends
Home Value History (with trend line)
📊 How Does 77708 Compare?
| Metric | 77708 | Beaumont | Beaumont-Port Arthur, TX | Texas |
|---|---|---|---|---|
| Home Value | $179,825 | $170,638 | N/A | $297,000 |
| 5-Year CAGR | 2.1% | 1.2% | N/A | 5.4% |
| Avg Rent | $990 | $1,252 | N/A | - |
| Cap Rate | 4.3% | 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 77708 (Beaumont, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $179,825 |
| Monthly Rent | $990 |
| Price-to-Rent | 15.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +8.5% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +2.1% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 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 77708
Population: 12,398
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 77708
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
Is housing expensive in Beaumont, TX?
Typical homes in Beaumont, TX go for around $180K. The 5-year CAGR of 0.0% reliable price movement.
What kind of tenants rent in Beaumont, TX?
The renter base in Beaumont, TX is reasonable for the $990/mo price point. Screening well and pricing to market typically yields steady tenants.
Is Beaumont, TX landlord-friendly?
Landlord-friendliness in Beaumont, TX is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Does house hacking work in Beaumont, TX?
The a challenging house-hack environment in Beaumont, TX reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Should investors worry about vacancy in Beaumont, TX?
Beaumont, TX carries elevated vacancy risk. Expect consistent absorption at market rents of $990/mo.
You know 77708 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77708 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 77708 ranks in Beaumont-Port Arthur, TX
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