| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 24th | Poor |
| Demographics | 16th | Poor |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2825 S 12th St, Beaumont, TX, 77701, US |
| Region / Metro | Beaumont |
| Year of Construction | 2004 |
| Units | 116 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2825 S 12th St Beaumont Multifamily Investment Opportunity
Amenity density and commuter convenience support renter demand near 2825 S 12th St, according to WDSuite’s CRE market data, while the 2004 vintage positions the asset competitively versus older local stock.
The surrounding neighborhood rates B+ and is competitive among Beaumont–Port Arthur neighborhoods, ranking 49 out of 139. Daily-needs access is a clear strength: grocery and pharmacy availability rank near the top of the metro (both within the top 5 of 139), and restaurants and cafes also score well, aligning with national amenity percentiles in the 80s–90s. For investors, this concentration of services can bolster leasing velocity and day-to-day convenience for residents.
Construction in the area skews older than this property (neighborhood average year 1977; this asset 2004). Newer vintage can offer a competitive edge on curb appeal and building systems relative to nearby stock, while still warranting targeted updates or modernization to sustain positioning.
Neighborhood occupancy is below the metro median (rank 105 of 139), so underwriting should emphasize marketing execution and retention strategies. At the same time, renter concentration at the neighborhood level sits around one-third of housing units as renter-occupied (rank 42 of 139, competitive among Beaumont neighborhoods), indicating a meaningful tenant base for multifamily.
Within a 3-mile radius, population has inched up in recent years while household counts have fluctuated, and projections indicate roughly flat population with an increase in households ahead. That pattern points to smaller household sizes and a broader pool of renters over time, which can support occupancy stability and steady leasing.
Ownership costs in the immediate area are relatively accessible compared with national norms. In practice, this can introduce competition from entry-level ownership, but it also supports resident retention when paired with modest rent-to-income levels. For multifamily operators, the takeaway is balanced: pricing power may be measured, yet turnover risk can be managed with consistent service and amenity upkeep.
Safety metrics for the neighborhood track below national percentiles, and the area ranks in the lower half among 139 Beaumont–Port Arthur neighborhoods for crime. Recent year-over-year trends, however, show improvement with double-digit declines in both property and violent offense estimates, suggesting conditions have been easing. Investors should calibrate operating plans with standard security measures and community engagement while noting the improving direction.
This 116-unit property built in 2004 offers relative competitiveness versus an older neighborhood baseline, with strong amenity access nearby to support leasing. Based on commercial real estate analysis from WDSuite, the surrounding neighborhood shows below-median occupancy within the metro, which argues for focused leasing and retention execution rather than outsized rent growth assumptions.
Neighborhood tenure data indicates a meaningful share of renter-occupied housing, and 3-mile demographics point to a gradually expanding renter pool as household patterns shift. Ownership remains relatively accessible locally, which can temper pricing power but can also support stable retention where management emphasizes value, maintenance, and convenience.
- 2004 vintage offers competitive positioning versus older neighborhood stock, with targeted modernization potential
- Strong grocery, pharmacy, and dining access supports leasing velocity and resident convenience
- 3-mile trends suggest a broader renter pool over time, aiding occupancy stability
- Measured rent-to-income dynamics favor retention, though pricing power may be moderate
- Risk: neighborhood occupancy trails metro median; plan for proactive leasing and resident retention