Beaumont-Port Arthur, TX
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
affordable
Price to income
2.52×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Texas
- 2.95×-0.43
- vs U.S.
- 3.43×-0.91
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
20.3%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Texas
- 23.2%-2.9
- vs U.S.
- 23.3%-3.0
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
5.24%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Texas
- 5.06%+0.17
- vs U.S.
- 4.35%+0.89
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
shrinking
Net migration
-0.19%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Texas
- -0.00%
- vs U.S.
- 0.03%
Benchmark
IRS net migration ÷ population
normal
Permit pipeline
2.32
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Texas
- 5.01
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
5.2%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Texas
- 3.7%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+33.7%
homeValues.yearOverYear
+1.6%
Median home value
$164,300
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $898 | $10,776 | 16.5% |
| 2 BR | $1,103 | $13,236 | 20.3% |
| 3 BR | $1,446 | $17,352 | 26.6% |
Labor market direction
Unemployment
5.2%
Median household income
$65,245
What's being built
Total TTM
919
+10.0% YoY
Single-family
836
2–4 unit
11
5+ unit
72
All 3 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Jefferson County | 254,942 | $159,600 | $59,934 | 325 | +9.1% |
| Orange County | 84,761 | $163,400 | $73,372 | 225 | -7.4% |
| Hardin County | 56,576 | $188,200 | $72,532 | 369 | +21.4% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Beaumont | 396,279 | $65,245 | 2.52× | 5.24% | +33.7% | 2.32 | 5.2% |
| Canton-Massillon, OH | 400,960 | $65,666 | — | — | +53.1% | — | 4.4% |
| Tallahassee, FL | 386,064 | $63,078 | — | — | +47.3% | — | 4.9% |
| Montgomery, AL | 384,740 | $62,746 | — | — | +45.2% | — | 2.3% |
| Corpus Christi, TX | 422,187 | $65,801 | — | — | +39.2% | — | 4.3% |
| Eugene-Springfield, OR | 382,218 | $69,311 | — | — | +40.8% | — | 5.0% |
Where people are moving in from
Net migration
-751
-0.19% of population
| Origin county | Tax returns |
|---|---|
| Jefferson County, TX | 1,138 |
| Harris County, TX | 1,050 |
| Orange County, TX | 650 |
| Hardin County, TX | 560 |
| Jasper County, TX | 283 |
| Calcasieu Parish, LA | 273 |
Who lives in Beaumont
- Median age
- 38
- Bachelor's+
- 19.3%
- Owner-occupancy
- 67.7%
- Vacancy rate
- 14.3%
- Rent burdened (30%+)
- 44.6%
- Median household income
- $65,245
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.