Investment metrics, interactive calculators, and data-driven analysis for Beaumont rental properties.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Pre-filled with Beaumont medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Beaumont.
Beaumont, TX has a population of 50,000 and has been growing at 1.8% annually — above the national average, suggesting steady demand pressure on housing. The median home price of $180,000 paired with median rents of $1,270/mo produces an estimated cap rate of 5.46%.
Property taxes at 1.72% are notably high and represent a significant drag on cash flow — model this expense carefully, as it can make or break a deal. The vacancy rate of 5.8% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 2.8x, homes cost about 2.8 times the local median income of $63,735. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2.7% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Beaumont presents moderate opportunities. Cap rates near 5.46% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.