| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Good |
| Demographics | 11th | Poor |
| Amenities | 39th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2020 Cottonwood St, Beaumont, TX, 77703, US |
| Region / Metro | Beaumont |
| Year of Construction | 1978 |
| Units | 108 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2020 Cottonwood St Beaumont Multifamily Investment
Neighborhood fundamentals point to steady renter demand supported by a high renter-occupied share and strong park and grocery access, according to WDSuite s CRE market data.
This Inner Suburb location in Beaumont balances everyday convenience with value-oriented housing. Neighborhood amenity metrics show strong access to parks and grocery stores (both ranking near the top among 139 metro neighborhoods and above most areas nationally), while restaurants are reasonably available. Caf e9s, childcare, and pharmacies are comparatively limited, so residents rely more on larger-format retail and services in adjacent areas.
For investors, the local renter-occupied share stands out: the neighborhood a0has a relatively high concentration of renter-occupied housing units (ranked 8th out of 139 in the metro and high nationally), signaling depth in the tenant base and potential support for lease-up and renewal activity. At the same time, neighborhood multifamily occupancy is lower within the metro (near the bottom among 139 neighborhoods), which argues for conservative underwriting around stabilization timelines and concessions.
Property vintage also matters here. Built in 1978, the asset is older than the neighborhood a0average construction year (1984). That typically implies planning for capital expenditures across exteriors, building systems, and unit interiors; it may also present value-add potential to reposition relative to older competing stock in nearby submarkets.
Within a 3-mile radius, demographic indicators point to a stable-to-expanding renter pool. Population and household counts have grown modestly in recent years, and forecasts suggest additional household expansion by 2028, implying a larger tenant base over time. Median household incomes within this radius have trended higher, which can support rent collections, yet rent-to-income ratios in the immediate neighborhood indicate some affordability pressure a0 a consideration for lease management and renewal strategies.
Home values in the neighborhood sit on the lower end relative to national benchmarks. In investor terms, this more accessible ownership market can create some competition with entry-level homeownership; however, it can also support workforce renter demand when combined with proximity to essential retail and services. The net read is a B- neighborhood rating with competitive amenity access but mixed housing performance versus the metro.
Safety signals are mixed but improving. Relative to the Beaumont-Port Arthur metro, the neighborhood a0ranks in the more competitive half for overall crime (competitive among 139 metro neighborhoods), and it sits modestly above the middle of neighborhoods nationwide. Recent year-over-year estimates indicate meaningful declines in both property and violent offenses, suggesting a constructive trend rather than a spike-driven change.
Investors should still underwrite prudent security and operations: violent offense comparisons trail many neighborhoods nationally, while overall trends are moving in a favorable direction. Emphasizing lighting, access control, and resident engagement can help sustain retention as the area continues to normalize.
Employment access appears diversified within commuting range, supporting workforce housing demand; specific nearby employers with verified distances are not listed in this profile.
The investment case centers on workforce renter depth, value-add potential from a 1978 vintage, and competitive access to parks and grocery retail. While neighborhood occupancy trends trail metro peers, a high share of renter-occupied units and modest 3-mile household growth point to a sustainable tenant base with potential for stabilization. According to CRE market data from WDSuite, local affordability dynamics warrant measured rent growth assumptions and careful renewal strategies.
Execution should lean on targeted capital improvements and operational discipline: modernizing units and exteriors to differentiate from older stock, calibrating pricing to rent-to-income realities, and leveraging everyday convenience to drive retention.
- Deep renter-occupied base supports leasing and renewals.
- 1978 vintage offers clear value-add and systems upgrade pathways.
- Strong park and grocery access enhances livability and retention.
- 3-mile household growth expands the prospective tenant pool.
- Risk: neighborhood occupancy lags metro; affordability pressure requires conservative rent growth and disciplined lease management.