Beaumont Duplex with Modern
For Sale
$299,999
450 Jackson Street, Beaumont, TX 77701
Duplex in Beaumont, Texas, featuring modern comfort and classic charm.
Property Size2,960 SF
Price / SF$101.35
Days on Market490
Property Features for 450 Jackson Street
General Information
Standard status
Active
Size
2,960 SF
Property subtype
Duplex
Amenities
Electric
Central
Gas
Central Air
Dishwasher
Patio, Washer Hookup,Dryer Hookup, Composition
Building Details
Building Size
2,960 SF
Year Built
2023
Stories
2
Listing Agency:
KELLER WILLIAMS REALTY METROPOLITAN
(713) 489-7632
Listed By:
Etha C. Eglin · License #676962
(713) 489-7632
Source:
Kw
Added: Apr 29, 2025
Changed: Aug 14
Last Checked: Aug 31 at 1:08AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of KELLER WILLIAMS REALTY METROPOLITAN
Investment Insights
Based on property information with market context.
Located at 450 Jackson Street in Beaumont, Texas, this duplex offers a blend of modern comfort and classic charm. Each unit features 3 bedrooms and 2.5 bathrooms. The property is suitable for investors seeking to expand their portfolio or individuals desiring additional living space. The interior boasts a bright and open floor plan with abundant natural light. The updated kitchen includes sleek appliances and ample cabinet space. A cozy living area provides space for relaxation and entertaining. The property features a generously sized backyard suitable for gatherings, gardening, or enjoying Texas sunsets. Situated in a prime Beaumont neighborhood, the property is near local dining, shopping, and top-rated schools. Convenient access to nearby highways facilitates commuting and access to Beaumont and surrounding areas. The property is intended for residential income purposes.
Key Highlights
- Duplex Property: Ideal for investors or those needing extra space.
- Modern Construction: Built in 2023.
- Spacious Units: Each unit features 3 bedrooms and 2.5 bathrooms.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$26,735
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.91%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$534,700
$534.7K
Cap Rate 7%
$381,929
$381.9K
Cap Rate 9%
$297,056
$297.1K
Market Conditions
NOI Build-Up for 2,960 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$40.8K $13.80/SF
− Vacancy
−$2.7K −$0.90/SF
EGI
$38.2K $12.90/SF
− OpEx
−$11.5K −$3.87/SF
NOI
$26.7K $9.03/SF
Area
Beaumont, TX
Vacancy
6.50%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$534,700
Cap Rate 7%
$381,929
Cap Rate 9%
$297,056
Alternative Uses
Best Use
Multifamily LT 5
$381.9K
$334.2K – $445.6K
NOI $26,735 @ 7.0% cap · market cap 8.91%
Second Best
Apartment 5plus
$335.8K
$293.8K – $391.8K
NOI $23,506 @ 7.0% cap · market cap 7.84%
Theoretical Best
Office A
$699.0K
$611.7K – $815.5K
NOI $48,932 @ 7.0% cap · market cap 16.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
247
Businesses Nearby
Explore this area
Business Placement
Demographics for 77701, TX
13,232
Population
5,755
Households
2.3
Avg Household Size
37
Median Age
8%
College-Educated
73%
High-School Grad
6.9 sq mi
ZIP Area
1,918
Density / Sq Mi
$48,711
Median Household Income
$31,347
Median Earnings
$952
Median Rent
$79,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex in Beaumont, Texas, featuring modern comfort and classic charm.
Where is this duplex located?
The property is located at 450 Jackson Street Beaumont, TX.
What is the asking price?
The asking price for this property is $299,999.
What are key features of this property?
This property features: Duplex Property: Ideal for investors or those needing extra space.; Modern Construction: Built in 2023.; Spacious Units: Each unit features 3 bedrooms and 2.5 bathrooms.
