| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Best |
| Demographics | 71st | Best |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2250 Dowlen Rd, Beaumont, TX, 77706, US |
| Region / Metro | Beaumont |
| Year of Construction | 1996 |
| Units | 76 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2250 Dowlen Rd Beaumont TX Multifamily Investment
Neighborhood fundamentals point to competitive occupancy and strong renter purchasing power, according to WDSuite’s CRE market data. Focus here is on income strength and NOI resilience at the neighborhood level rather than property-specific performance.
The property sits in an A-rated, suburban pocket of Beaumont that is competitive among Beaumont-Port Arthur neighborhoods (ranked 9th of 139 overall). Local restaurant density is favorable for daily needs, while pharmacies and childcare options score above the metro median; cafes and groceries are thinner immediately nearby, which puts a premium on convenient driving access for residents.
Multifamily signals are balanced. Neighborhood occupancy is competitive among metro peers, supporting income stability, and the area’s NOI per unit ranks near the top of the metro, indicating landlords have historically sustained operating performance. Median household income in the neighborhood ranks at the top of the metro, and the rent-to-income ratio sits in a high national percentile, suggesting modest affordability pressure that can aid retention and lease management.
Within a 3-mile radius, population and households have grown in recent years and are projected to expand further over the next five years, pointing to a larger tenant base and continued demand for rental units. Roughly two-fifths of housing units in this 3-mile area are renter-occupied, indicating a meaningful renter concentration that supports multifamily depth even as some nearby blocks skew more owner-occupied.
Vintage matters for positioning. Built in 1996 versus a neighborhood average year of 1991, the asset is somewhat newer than much of the surrounding stock. That can be a competitive edge versus older product, though investors should still underwrite ongoing systems upkeep and selective modernization to sustain renter appeal.
Schools average above the metro median and neighborhood demographics skew well-educated, which can support stable household incomes and leasing. Home values are elevated for the metro, which tends to reinforce reliance on multifamily housing; however, relatively accessible ownership in parts of the region may create some competition for higher-earning renters, making property-level amenities and management execution important.
Safety trends are mixed but improving. Compared with other neighborhoods in the Beaumont-Port Arthur metro (139 total), this area’s crime rank indicates higher incident levels than many local peers, while nationally it sits around the middle-to-slightly-safer range. Recent trajectory is constructive: estimated violent offenses declined about 33% year over year and property offenses fell about 30%, suggesting momentum in the right direction.
Investors should underwrite to submarket norms rather than block-level assumptions and consider standard security, lighting, and community engagement measures that support retention and leasing stability.
This 76-unit 1996-vintage asset benefits from a high-income suburban location where neighborhood-level NOI per unit ranks near the top of the metro and occupancy remains competitive versus peers. According to CRE market data from WDSuite, neighborhood rent-to-income metrics are favorable in national context, supporting retention and reducing day-to-day affordability pressure, while a well-educated resident base and above-median school positioning add to demand stability.
Within a 3-mile radius, recent growth in population and households—and forecasts calling for further expansion—point to a larger tenant base over time. The asset’s slightly newer vintage than nearby stock offers relative competitiveness versus older product; investors can still capture value through targeted upgrades and systems maintenance. Key watch items include thinner immediate-walk amenity mix (notably limited cafes/groceries), a locally lower renter concentration on some blocks, and regional for-sale housing that can compete at the margin.
- Competitive neighborhood occupancy and top-tier metro NOI per unit support income stability
- High household incomes and favorable rent-to-income profile aid retention
- 1996 vintage offers relative edge versus older stock with scope for targeted upgrades
- 3-mile population and household growth expands the renter pool over time
- Risks: thinner walkable amenities nearby, locally lower renter share in some blocks, and competition from accessible ownership options