Real Estate Investing in Beaumont, Texas (77713)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77713 (Beaumont, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.4% of homes vacant — above national norms.
What’s happening in Beaumont, TX (77713)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 77713 Beaumont
The 77713 ZIP covers a section of Beaumont that demands careful diligence. Prices near $267K look accessible, but the work to make a deal cash flow is real.
The 77713 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader TX picture, 77713 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 77713 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 77713 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 77713
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $241,717 | $1,850 | 5.5% | +3.5% | $80,572 |
| 4BR | $352,849 | $2,210 | 4.5% | +2.4% | $88,212 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77713 Compare?
| Metric | 77713 | Beaumont | Beaumont-Port Arthur, TX | Texas |
|---|---|---|---|---|
| Home Value | $266,819 | $170,638 | N/A | $297,000 |
| 5-Year CAGR | 2.0% | 1.2% | N/A | 5.4% |
| Avg Rent | $1,341 | $1,252 | N/A | - |
| Cap Rate | 3.9% | 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 77713 (Beaumont, TX). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 77713 (Beaumont, TX)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $266,819 |
| Monthly Rent | $1,341 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 Rent Trends
| 1-Year | 0.0% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.9%). 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 77713
Population: 15,373
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
🎓 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 are rents in Beaumont, TX?
Rental rates in Beaumont, TX average $1,341/mo. Tenant demand and $267K home values make the yield look reasonable by investor standards.
How do landlord-tenant laws work in Beaumont, TX?
For rental operators, Beaumont, TX rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How does Beaumont, TX rate as a rental market?
The 3.0/5 investability rating in Beaumont, TX reflects its $267K prices and $1,341/mo rents. Investors generally consider it a solid option within TX.
How qualified is the tenant pool in Beaumont, TX?
Tenant demand in Beaumont, TX is solid. The local workforce $1,341/mo rents across most rental classes.
How should investors approach Beaumont, TX?
Beaumont, TX investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($267K prices, $1,341/mo rents) make it a reasonable choice.
You know 77713 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77713 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 77713 ranks in Beaumont-Port Arthur, TX
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 77713 (Beaumont)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 77713 (Beaumont, TX).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.