| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 69th | Best |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3875 N Major Dr, Beaumont, TX, 77713, US |
| Region / Metro | Beaumont |
| Year of Construction | 1984 |
| Units | 110 |
| Transaction Date | 2011-09-28 |
| Transaction Price | $4,800,000 |
| Buyer | SMV Westhaven, LP |
| Seller | Westhaven Major, LP |
3875 N Major Dr Beaumont Multifamily Investment
Neighborhood occupancy remains steady and renter demand is deep relative to the Beaumont-Port Arthur metro, according to WDSuite’s CRE market data, positioning this 110-unit asset for consistent leasing performance.
Located in an Inner Suburb setting of Beaumont, the surrounding neighborhood is among the highest-rated in the metro (ranked 2 out of 139 neighborhoods; rating A+). For investors, that translates to durable location fundamentals and a broad renter pool relative to nearby submarkets.
Livability indicators are balanced: restaurants, groceries, parks, and pharmacies register around or above national mid-range levels, supporting day-to-day convenience for residents. Cafe density trends stronger than many peer areas, while childcare options are limited nearby—an operating consideration for family-oriented leasing strategies.
Multifamily dynamics are favorable at the neighborhood level: occupancy is in the mid-90s and has edged up over the last five years, while neighborhood renter concentration is high, indicating depth in renter-occupied housing and a sizable tenant base. Median contract rents in the area sit near the middle of the market and have grown over the past five years, helping support revenue without pushing affordability to extremes.
Within a 3-mile radius, demographics point to steady population and household growth in recent years, with forecasts indicating further increases in households and incomes. This implies a larger tenant base and supports occupancy stability and renewal potential for professionally managed assets. Elevated neighborhood educational attainment relative to national averages provides an additional support for income resilience over a cycle.
The property’s 1984 vintage is older than the neighborhood’s average construction year. Investors should underwrite for targeted capital improvements and potential value-add renovations to sharpen competitive positioning against newer stock while capturing rent premiums through modernization.
Ownership costs in the area are comparatively accessible by national standards, which can introduce some competition from for-sale housing. That said, a moderate rent-to-income backdrop and a high share of renter-occupied housing in the neighborhood generally reinforce a stable renter base and manageable retention risk when lease management is proactive.
Safety indicators sit around the national middle overall, based on neighborhood-level measures. Recent year-over-year trends show declines in both property and violent offense rates, which indicates improving conditions compared with last year. These are neighborhood-level signals and may vary by block; investors typically factor them into security planning, lighting, and resident experience programs.
Relative to neighborhoods nationwide, the area’s overall safety profile is near median levels, with property offenses closer to the lower-middle range and violent offenses weaker but trending better on a one-year basis. Operators can mitigate risk through on-site management practices and coordination with resident feedback and local resources.
This 110-unit asset offers scale in a high-performing Beaumont neighborhood with stable occupancy and a deep renter pool. According to CRE market data from WDSuite, neighborhood-level rents sit near the market middle and have risen over the past five years, while renter concentration is high—favorable for tenant demand depth and leasing continuity. Built in 1984, the property likely benefits from a modernization plan to compete with newer supply, creating potential value-add upside through unit and system upgrades tied to market-appropriate premiums.
Within a 3-mile radius, recent and projected increases in households and incomes point to a larger tenant base and support for occupancy stability, while day-to-day amenities are reasonably accessible. Counterpoints include comparatively accessible ownership costs, limited nearby childcare, and the need for focused capex given the vintage. Underwriting that emphasizes retention, targeted renovations, and disciplined rent setting should align the asset with neighborhood demand.
- High-performing location (2 of 139 in metro) supports durable renter demand
- Neighborhood occupancy in the mid-90s with rising trend underpins leasing stability
- 1984 vintage offers value-add potential via renovations and system upgrades
- 3-mile household and income growth expands the tenant base and renewal prospects
- Risks: competition from ownership options, limited childcare nearby, and capex needs due to age