Beaumont’s current city Zillow measures put the typical home value at $174,707 and typical observed market rent at $1,259 per month. The resulting 8.65% gross yield is annual rent divided by value, before vacancy, taxes, insurance, maintenance, management, capital work and financing. Against the city’s ACS household-income benchmark, value is 3.07x median income and annual Zillow rent is 26.5% of median income. These are screening metrics, not a net return or property-specific affordability test.
The city has 52,439 housing units, a 14.18% vacancy rate and a 44.72% renter share among occupied units. These citywide measures do not establish availability or leasing speed for a target property. ACS surveyed occupied housing reports a $166,400 median home value and $1,121 median gross rent, with gross rent including selected utilities. Because those ACS measures differ in concept and period from Zillow’s typical value and observed market rent, they should remain separate rather than be combined or averaged.
Direct city depth is mixed. ACS reports 54.48% of renter households are rent-burdened, while single-family units make up 69.74% of housing units and units in large multifamily structures 8.61%. It classifies 1,529 vacant units as for rent, but vacancy reasons and structure shares are survey context, not available investment inventory. The overlapping ACS vintages show population was 4.12% lower; that change is not annualized and may include boundary effects. Median household income is $56,997, while poverty is 21.23% and unemployment 6.37%, descriptive demand constraints that cannot predict a particular tenant pool, lease-up or collections.
At the county scope, Jefferson County listings had a 60-day median time on market and a 16.81% price-reduced share, while the county estimated property-tax rate was 1.534%; these inform negotiation and expense diligence, not city outcomes. The broader Beaumont metro had 4.1 months of supply, a 95.67% sale-to-list ratio and 0.26% year-over-year job growth; metro evidence does not measure Beaumont alone. The national 30-year mortgage rate was 6.58%, a financing benchmark rather than a city borrowing quote.
The central limitation is that all headline economics are area-level and gross: they omit a property’s condition, legal use, unit mix, actual leases, concessions, delinquency, turnover and capital needs. Before underwriting, verify parcel taxes, insurance and flood terms, utility responsibility, the current rent roll and deposits; obtain comparable property-level rent and vacancy evidence; inspect the roof, foundation, mechanical systems and deferred maintenance; and test debt service, reserves and exit costs under conservative occupancy and rent assumptions. None of the city, county, metro or national facts substitutes for that file.