| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Best |
| Demographics | 57th | Best |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3910 Treadway Rd, Beaumont, TX, 77706, US |
| Region / Metro | Beaumont |
| Year of Construction | 1972 |
| Units | 80 |
| Transaction Date | 2012-09-17 |
| Transaction Price | $3,602,500 |
| Buyer | WOODSIDE TREADWAY LP |
| Seller | ANANDMATHA CORPORATION |
3910 Treadway Rd, Beaumont TX Multifamily Opportunity
High renter concentration and steady neighborhood occupancy suggest a durable tenant base, according to WDSuite’s CRE market data, with strong dining and daily-needs access supporting leasing appeal.
Situated in Beaumont’s inner-suburban fabric, the property benefits from amenity density that outperforms most of the metro. Neighborhood counts for restaurants and cafes rank at or near the top among 139 Beaumont–Port Arthur neighborhoods, indicating convenient food-and-beverage access that supports resident retention. Grocery access trends above metro norms, while parks and pharmacies are thinner locally—factors to consider when positioning amenities on-site.
The neighborhoods occupancy rate is in the high-80s, and roughly four-fifths of housing units are renter-occupied, pointing to a deep renter pool and consistent multifamily demand. Median contract rents benchmark near the national midpoint, which can support lease-up and renewal velocity without excessive affordability pressure.
Vintage matters here: the property was built in 1972, while nearby stock skews newer on average (1990s). That age spread creates clear value-add potential through exterior, system, and interior upgrades; investors should also plan for ongoing capital expenditures to remain competitive versus newer assets.
Within a 3-mile radius, demographics show modest recent population and household growth with projections pointing to a larger tenant base by mid-decade. Rising incomes alongside forecast rent growth suggest room for measured pricing power, though operators should calibrate renewals to preserve retention. NOI per-unit performance in this area is competitive among Beaumont–Port Arthur neighborhoods (top tier by rank out of 139), underscoring stable operations potential, based on CRE market data from WDSuite.
Safety outcomes in this neighborhood trend below national medians, with both violent and property offense rates comparing weaker than many U.S. neighborhoods. Within the Beaumont–Port Arthur metro, the neighborhoods crime rank sits in the lower half (rank 57 of 139), indicating room for improvement relative to peer areas.
Recent momentum is more constructive: year-over-year estimates indicate notable declines in both violent and property offenses, placing the neighborhood among stronger improvers metro-wide and above national improvement percentiles. Investors typically underwrite this context by reinforcing on-site lighting, access control, and community management, while recognizing that trend improvements can support leasing stability over time.
3910 Treadway Rd combines high renter concentration with strong everyday convenience, supporting demand durability. The assets 1972 vintage is older than nearby stock, creating value-add and repositioning angles that can enhance competitiveness versus 1990s-era comparables. According to CRE market data from WDSuite, neighborhood occupancy sits in the high-80s with amenity density that ranks near the top of the metro, helping sustain leasing and renewals when paired with disciplined rent management.
Within a 3-mile radius, modest recent growth and forecasts for a larger household base point to an expanding tenant pool. Median contract rents near national midpoints and a manageable rent-to-income backdrop can aid retention, while relatively accessible ownership costs locally may limit outsized pricing power. Execution should balance renovation scope with prudent underwriting on safety and operating expenses.
- Deep renter base and high-80s neighborhood occupancy support demand stability.
- 1972 vintage offers clear value-add and capex-driven upside to compete with newer stock.
- Amenity-dense location (top-of-metro for dining/coffee) aids leasing and renewals.
- Investor consideration: below-national safety benchmarks warrant active site operations.
- Investor consideration: relatively accessible ownership market can temper pricing power; prioritize retention.