Beaumont-Port Arthur, TX · Texas
Jefferson County
ZIP 77642
253,939 residents325 permits TTM$59,934 median HHI17 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$159,600
ACS 5-Year
Cap rate proxy
8.3%
FMR × 0.65 ÷ Home Value
Rent-to-income
21.6%
HUD FMR ÷ ACS HHI
Net migration
+1.21%
IRS SOI
Permits (TTM)
325
Census BPS
Climate risk
95.7
FEMA NRI (0–100)
ZIP 77642
Median home value
$124,762
Gross yield
10.2%
Cap rate
10.4%
Rent gap
-1.6%
Affordability
P/I: 2.1R/I: 21.6%
Section 8 detail
SAFMR: $1,060Rent: $1,079Gap: -1.8%
ZIP code breakdown17 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 77701 | $108,079 | $980 | 10.9% | 10.3% | 5.3% |
| 77642 | $124,762 | $1,060 | 10.2% | 10.4% | -1.6% |
| 77655 | $159,600county est. | $1,200 | 9.0% | 8.1% | 10.1% |
| 77703 | $92,295 | $970 | 12.6% | 15.6% | -23.4% |
| 77702 | $146,686 | $1,090 | 8.9% | 8.8% | 1.0% |
Ranked by composite score
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Demographics
Owner-occupied
61.8%
Census ACS
Vacancy rate
14.4%
Census ACS
Bachelor's degree +
19.4%
Census ACS
Rent burdened
45.4%
Census ACS (>30% income)
Median age
37.1
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026