| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 40th | Good |
| Amenities | 22nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2501 S Major Dr, Beaumont, TX, 77707, US |
| Region / Metro | Beaumont |
| Year of Construction | 2012 |
| Units | 81 |
| Transaction Date | 2018-07-01 |
| Transaction Price | $19,500,000 |
| Buyer | GAHC4 Beaumont TX ALF LLC |
| Seller | JCM Leasing LP |
2501 S Major Dr, Beaumont TX Multifamily Investment
Stabilized renter demand and a 2012 vintage position this 81-unit asset for durable cash flow, according to WDSuite’s CRE market data. Neighborhood occupancy trends and a moderate rent-to-income profile support leasing resilience without relying on aggressive rent pushes.
Set in a Suburban pocket of Beaumont-Port Arthur, the neighborhood is rated B+ and is competitive among Beaumont-Port Arthur neighborhoods (42 out of 139), indicating balanced fundamentals for workforce-oriented multifamily. Grocery access tests above the national median, while restaurants are reasonably represented; cafes, parks, childcare, and pharmacies are sparse, which suggests residents rely on a practical amenity set rather than lifestyle density.
Occupancy in the neighborhood is above the metro median (93.2%) and also above the national median based on percentile benchmarking, pointing to steady absorption and reduced downtime risk. Median contract rents in the neighborhood have risen meaningfully over five years from a relatively accessible base, a pattern that supports revenue growth while leaving room for value positioning against newer stock.
The share of renter-occupied housing units is on the higher side for the metro, reinforcing depth in the tenant base and supporting demand for multifamily units. Median household incomes track around the national midpoint, and the neighborhood’s rent-to-income ratio of roughly 17% implies manageable affordability pressure that can aid lease retention and limit turnover friction for operators.
Demographic statistics are aggregated within a 3-mile radius: the current population is modestly lower than five years ago, but projections indicate growth in both households and incomes over the next five years. A forecast increase in households alongside smaller average household sizes points to a larger renter pool and potential for stable occupancy, a view supported by commercial real estate analysis from WDSuite.
Vintage context matters: with an average neighborhood construction year around 1988, a 2012-built asset is newer than much of the nearby stock. That typically enhances competitive positioning on finishes, systems, and energy efficiency and may reduce near-term capital expenditure needs, while still allowing targeted value-add or amenity upgrades to drive rent premiums.
Safety indicators present a mixed but improving picture. Overall crime benchmarks near the national midpoint, yet violent offense rates rank below national percentiles, signaling comparatively higher severity than typical U.S. neighborhoods. Importantly, both violent and property offenses show notable year-over-year declines, and those improvement rates test well above national norms, suggesting recent momentum in the right direction.
At the metro level, the area compares competitively among Beaumont-Port Arthur neighborhoods, and investors should interpret these trends as directional rather than block-specific. Ongoing monitoring of multi-year data and engagement with local property management and public sources is prudent to validate whether recent declines persist and to inform security planning and OPEX assumptions.
The investment case centers on durable demand drivers, relative vintage advantage, and measured affordability. Built in 2012, the property is newer than the neighborhood average, supporting competitive positioning and potentially lower near-term capex while leaving room for targeted upgrades. Neighborhood occupancy runs above metro and national medians, and the local rent-to-income profile around 17% suggests manageable affordability pressure that can support retention. Within a 3-mile radius, forward-looking projections call for household growth and rising incomes, which should expand the renter base and sustain occupancy.
Rents have grown from a moderate starting point, home values remain comparatively accessible for the region, and the renter-occupied share indicates a solid tenant pool. According to CRE market data from WDSuite, these dynamics align with steady leasing and NOI stability, though operators should continue to watch safety trends and amenity gaps when underwriting concessions and capital plans.
- 2012 vintage offers competitive positioning versus older local stock with selective value-add potential
- Neighborhood occupancy above metro and national medians supports leasing stability
- Manageable rent-to-income dynamics enhance retention and reduce turnover risk
- Projected household growth within 3 miles expands the tenant base and supports sustained demand
- Risks: mixed safety indicators and limited lifestyle amenities may necessitate active management and targeted capex