| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 40th | Good |
| Amenities | 22nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1455 Wooten Rd, Beaumont, TX, 77707, US |
| Region / Metro | Beaumont |
| Year of Construction | 2010 |
| Units | 56 |
| Transaction Date | 2006-04-21 |
| Transaction Price | $1,856,300 |
| Buyer | WOOTEN PLACE LTD |
| Seller | WALKER ARENA INC |
1455 Wooten Rd Beaumont Multifamily, 2010 Vintage
Stabilized renter demand in a suburban pocket of Beaumont supports predictable operations, according to WDSuite’s CRE market data. Neighborhood occupancy trends have held steady while ownership costs remain relatively accessible, pointing to durable but disciplined pricing power.
This suburban location in Beaumont-Port Arthur offers daily-life convenience more than lifestyle flair. Neighborhood data show grocery and restaurant access is competitive locally, while parks, cafes, childcare, and pharmacies are limited within the immediate area. For investors, this mix tends to attract value-focused renters who prioritize commute and essentials over destination amenities.
The neighborhood’s occupancy rate has been stable and sits above the metro median, indicating healthy absorption and lease retention potential. Median contract rents in the area have risen over the last five years, and the rent-to-income profile suggests manageable affordability pressure—factors that can support steady renewal performance rather than aggressive rent pushes.
Within a 3-mile radius, demographics point to a broad renter base with roughly one-third of housing units renter-occupied. Recent years show modest population softness and a slight dip in household counts, but forward-looking projections indicate growth in both households and incomes, which would expand the tenant pool and support occupancy stability. Use this as directional context in multifamily property research rather than a guarantee of demand.
The property’s 2010 construction is newer than the neighborhood’s average vintage (late 1980s). That positioning typically competes well against older stock on systems and finishes, though investors should still plan for mid-life capital needs to maintain curb appeal and operating efficiency.
Safety indicators are mixed. Overall crime levels benchmark around the national midrange, and the neighborhood has recently posted meaningful year-over-year declines in property and violent incidents, according to WDSuite’s CRE data. However, violent-incident metrics still trail national norms, so underwriting should reflect prudent security measures and leasing protocols. Consider the trend direction (improving) alongside current levels (variable by category) rather than relying on a single snapshot.
The surrounding area draws a diverse workforce typical of Beaumont’s industrial, healthcare, education, and services base, supporting renter demand through a mix of blue-collar and professional jobs. Specific nearby employers with verifiable distances are not available in the current dataset for this address.
2010 vintage, 56 units, and compact floor plans position this asset as workforce-oriented housing that can compete against older local stock while maintaining attainable rents. Neighborhood occupancy has been steady and above the metro median, a constructive backdrop for lease retention and modest rent growth. According to CRE market data from WDSuite, the area’s rent-to-income dynamics point to manageable affordability pressure, and 3-mile forecasts indicate household and income growth—both supportive of a deeper tenant base over time.
Key considerations include limited nearby parks and destination amenities and a safety profile with recent improvement but mixed category readings. Capex planning should reflect mid-life systems and cosmetic updates that keep the asset competitive against ongoing renovations in older properties.
- Newer 2010 vintage versus local average supports competitiveness against older stock
- Stable, above-metro-median neighborhood occupancy underpins renewal and pricing discipline
- 3-mile forecasts show potential household and income growth, expanding the renter base
- Workforce positioning with compact units aligns with value-focused renter demand
- Risks: limited nearby amenities, mixed safety signals, and mid-life capex to sustain curb appeal