| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 83rd | Best |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2099 Dowlen Rd, Beaumont, TX, 77706, US |
| Region / Metro | Beaumont |
| Year of Construction | 1983 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2099 Dowlen Rd Beaumont Multifamily Investment
Positioned in an A+ suburban neighborhood, this 44-unit 1983 asset offers durable renter demand with potential value-add upside; according to WDSuite’s CRE market data, neighborhood incomes are strong and everyday retail access is solid, supporting tenant retention.
The property sits in a suburban pocket of Beaumont that ranks 1st out of 139 metro neighborhoods (A+), indicating competitive location fundamentals within the region. Daily needs are well covered: pharmacies are dense (around the 91st national percentile), groceries are accessible (roughly 70th percentile), and park access trends above average, while café density is limited. These dynamics typically support day-to-day convenience for residents without relying on downtown commutes.
Neighborhood renter-occupied share is measured at 22.6%, signaling a smaller local renter concentration and a tenant base that may skew toward longer-term households. For investors, that can translate to steadier leasing but a more targeted marketing funnel compared with renter-heavy districts.
Neighborhood occupancy is reported at 87.3%, which is below the national median (35th percentile). This suggests selective leasing conditions where well-managed, well-located assets can differentiate on product quality and operations to capture demand.
Within a 3-mile radius, demographics point to gradual population growth to date and a projected increase through the next cycle, alongside higher household incomes. WDSuite’s CRE market data indicates forecast growth in households locally, which expands the potential renter pool and supports occupancy stability for competitive multifamily assets.
Construction in the surrounding neighborhood skews newer (average year 2004). With a 1983 vintage, this asset is older than nearby stock, highlighting potential value-add or systems modernization to improve competitive positioning against newer comparables.
Home values in the neighborhood track above the national median (about the 67th percentile), and rent-to-income is measured near 0.12, a level that can help lease retention when paired with disciplined rent-setting and amenity execution. In high-cost ownership pockets, sustained ownership costs can reinforce reliance on multifamily for mobility and convenience.
Safety trends should be considered in a regional context. The neighborhood’s overall crime rank is 31st out of 139 metro neighborhoods, indicating higher-than-metro-median crime locally, while national positioning is closer to mid-pack. Notably, WDSuite reports year-over-year improvements, with estimated violent and property offenses both declining, which is a constructive trend for leasing stability if sustained.
In practical terms, investors often emphasize lighting, access control, and community programming to align with resident expectations. Monitoring the trajectory versus nearby Beaumont-Port Arthur neighborhoods is prudent, as continued improvement can support perception and retention.
This 44-unit 1983 property in an A+ rated Beaumont suburban neighborhood offers a straightforward value-add and operations thesis: strong neighborhood incomes, everyday retail access, and expanding households within a 3-mile radius underpin demand, while an older vintage relative to nearby 2000s stock creates room to modernize and differentiate. According to CRE market data from WDSuite, neighborhood occupancy sits below national medians, suggesting that execution on renovations, marketing, and management will be key to outperformance.
Ownership costs in the area trend above national medians, which can sustain renter reliance on well-run multifamily options and aid lease retention, even as the local renter share is smaller than renter-heavy submarkets. The balance of demand tailwinds (incomes, household growth) and execution needs (capex, product positioning, security design) frames a measured, operator-led path to returns.
- A+ neighborhood rank (1 of 139) with strong daily-needs access and above-median incomes
- Older 1983 vintage versus 2000s-area stock supports value-add and systems upgrades
- 3-mile household growth and rising incomes expand the tenant base and support leasing
- Ownership costs above national medians can sustain multifamily demand and retention
- Risks: below-median neighborhood occupancy, smaller renter concentration, and capex needs for modernization