Beaumont, TX — Rental Investment Analysis
🟢GOOD— solid returnsData: HUD FMR FY2024 + Zillow ZHVI April 2026 + Freddie Mac rates. Last updated June 2026.
Investment Summary
As of 2026, Beaumont, TX offers a 7.0% cap rate with median home prices of $163,005 and 3-bedroom rents of $1,465/month.
Beaumont offers solid returns for rental investors. At $163,005 median home price, Beaumont is affordable by national standards and within reach for most conventional loans. With 3-bedroom rents around $1,465/month, the 7.0% cap rate tells the story. Cash flow is modest at +$89/month — positive but tight. Rate increases or vacancies could flip it negative.
The 1% rule comes in at 0.88% — doesn't quite pass, but close enough to find individual deals that work. DSCR of 1.10 is tight — you'll pass most lender minimums but with little margin for error.
Bottom line: Buy here if you want reliable monthly income. Beaumont is a cash flow market — don't expect rapid appreciation, but the checks come in every month.
Data sources: HUD Fair Market Rents (FY2024), Zillow Home Value Index (April 2026), Freddie Mac Primary Mortgage Market Survey.
Cap Rate
7.0%
Above average
Monthly Cash Flow
+$89
After all expenses
Price-to-Rent
9.4
Investor-friendly
DSCR
1.10
Tight
Key Metrics
- Median Home Price
- $163,005
- Average Rent (3BR)
- $1,465/mo
- Price-to-Rent Ratio
- 9.4(good)
- 1% Rule
- 0.88%(fails — need 1%+)
- Cash-on-Cash Return
- 2.8%
- Vacancy Rate
- 8.0%
Market Strength
- Unemployment Rate
- 4.3%(0% vs national)
- Rent Growth (YoY)
- +2.9%(national avg)
- Population Growth
- +1.5% YoY
Property Tax Rate
1.68%
of assessed value (TX avg)
Median Income
$67,321
household (TX avg)
Rent-to-Income
26.1%
Affordable
Section 8 Max Rent
$1,465/mo
3BR voucher payment
TX Investor Climate
Landlord Friendly
9/10
State Income Tax
None
Property Tax
1.68% effective
Population Trend
+1.5% (3yr)
Best Zip Codes in Beaumont for Investors
All Zip Codes in Beaumont
| Zip | Cap Rate | Cash Flow | Home Price | Rent (3BR) | DSCR |
|---|---|---|---|---|---|
| 77703 | 12.6% | +$468 | $89,945 | $1,310/mo | 1.98 |
| 77701 | 10.3% | +$354 | $108,132 | $1,320/mo | 1.61 |
| 77702 | 8.4% | +$246 | $149,728 | $1,530/mo | 1.31 |
| 77630 | 7.9% | +$186 | $147,584 | $1,440/mo | 1.24 |
| 77707 | 7.2% | +$121 | $180,436 | $1,630/mo | 1.13 |
| 77705 | 6.9% | +$58 | $141,103 | $1,230/mo | 1.08 |
| 77708 | 6.6% | +$34 | $176,282 | $1,490/mo | 1.04 |
| 77713 | 5.4% | -$217 | $260,996 | $1,880/mo | 0.84 |
| 77706 | 4.9% | -$295 | $237,298 | $1,590/mo | 0.77 |
| 77564 | 4.1% | -$421 | $221,825 | $1,310/mo | 0.64 |