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401 Pinchback Rd 14 Unit Apartment Building $1,350,000 ($96,429/Unit) 8.12% Cap Rate Beaumont, TX 77707
Investment Highlights
- All units have had renovations within the last 4 years
- 2020 -New Roof, New Hardy Panel exterior, Paint, Main Sewer line replacement and Fencing
- 9 of the HVAC units have been updated since 2022
- Additional Land for Expansion!
Executive Summary
The Oakwood Apartments presents a unique opportunity to acquire a well-established 14-unit multifamily property in the desirable West End of Beaumont with 4 - 2 bedroom units. Remodeled over several years and well maintained, this property offers turnkey operations and immediate income potential. Zoned Residential Multifamily, facilitating favorable third-party appraisals for Buyer Financing.
In addition to renovating unit interiors, over $148k in capex was spent through 2020 (new roof, hardy board siding, paint and fence), and a new sewer line was replaced (for the easternmost building) in late 2020. New HVAC for 9 units have been replaced (2022 to 2026).
Located on the east side of Pinchback, just 4 blocks from College Street and 3 blocks from Calder Avenue, the property is situated in a stable, well-established neighborhood. Residents enjoy proximity to the Beaumont Municipal Athletic Complex, Beaumont Municipal Tennis Center, and City Park, with a City of Beaumont transit stop nearby providing convenient access to downtown and major retail corridors.
Beaumont-Port Arthur’s economy is anchored by chemical and petroleum manufacturing, materials production, and transportation industries. Major employers include ENGlobal Corporation, ExxonMobil, Goodyear Tire & Rubber, Motiva Enterprises, and Valero Refining Group, supporting stable rental demand in the area.
Residents that are enrolled in the Resident Benefits Package (RBP) pay $50/month for, among other things, liability insurance, credit building to help boost the resident’s credit score with timely rent payments, HVAC air filter delivery, move-in concierge service making utility connection and home service setup a breeze during the move-in, on-demand pest control, and much more! This amount is included in the current advertised rental amount. These benefits provide protection for the landlord and tenant, enhancing the properties' experience.
The property is offered at $1,350,000, (including the additional parcel valued at $100,000) equating to $127.16 per SF and $89,285.71 per unit, well below replacement cost (area replacement costs exceed $200 PSF). The 1-acre parcel of undeveloped land is zoned and has been approved by The City of Beaumont Zoning Ordinance for multi-family use for up to 26 units.
Summary:
Units: 14
Price: $1,350,000 ($100,000 allocation to expansion lot)
Price per Unit: $89,285.71
Price per SF: $127.16
Zoning: Residential Multifamily
Recent Updates: Renovated units, modern interiors & HVAC
This is a rare opportunity to acquire a stabilized, cash-flowing property with strong upside potential in one of Beaumont’s most sought-after
In addition to renovating unit interiors, over $148k in capex was spent through 2020 (new roof, hardy board siding, paint and fence), and a new sewer line was replaced (for the easternmost building) in late 2020. New HVAC for 9 units have been replaced (2022 to 2026).
Located on the east side of Pinchback, just 4 blocks from College Street and 3 blocks from Calder Avenue, the property is situated in a stable, well-established neighborhood. Residents enjoy proximity to the Beaumont Municipal Athletic Complex, Beaumont Municipal Tennis Center, and City Park, with a City of Beaumont transit stop nearby providing convenient access to downtown and major retail corridors.
Beaumont-Port Arthur’s economy is anchored by chemical and petroleum manufacturing, materials production, and transportation industries. Major employers include ENGlobal Corporation, ExxonMobil, Goodyear Tire & Rubber, Motiva Enterprises, and Valero Refining Group, supporting stable rental demand in the area.
Residents that are enrolled in the Resident Benefits Package (RBP) pay $50/month for, among other things, liability insurance, credit building to help boost the resident’s credit score with timely rent payments, HVAC air filter delivery, move-in concierge service making utility connection and home service setup a breeze during the move-in, on-demand pest control, and much more! This amount is included in the current advertised rental amount. These benefits provide protection for the landlord and tenant, enhancing the properties' experience.
The property is offered at $1,350,000, (including the additional parcel valued at $100,000) equating to $127.16 per SF and $89,285.71 per unit, well below replacement cost (area replacement costs exceed $200 PSF). The 1-acre parcel of undeveloped land is zoned and has been approved by The City of Beaumont Zoning Ordinance for multi-family use for up to 26 units.
Summary:
Units: 14
Price: $1,350,000 ($100,000 allocation to expansion lot)
Price per Unit: $89,285.71
Price per SF: $127.16
Zoning: Residential Multifamily
Recent Updates: Renovated units, modern interiors & HVAC
This is a rare opportunity to acquire a stabilized, cash-flowing property with strong upside potential in one of Beaumont’s most sought-after
Financial Summary (Actual - 2025) |
Annual | Annual Per SF |
|---|---|---|
| Gross Rental Income |
-
|
-
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$141,840
|
$13.91
|
| Taxes |
$11,413
|
$1.12
|
| Operating Expenses |
$28,470
|
$2.79
|
| Total Expenses |
$39,883
|
$3.91
|
| Net Operating Income |
$101,957
|
$10.00
|
Financial Summary (Actual - 2025)
| Gross Rental Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income | |
|---|---|
| Annual | $141,840 |
| Annual Per SF | $13.91 |
| Taxes | |
|---|---|
| Annual | $11,413 |
| Annual Per SF | $1.12 |
| Operating Expenses | |
|---|---|
| Annual | $28,470 |
| Annual Per SF | $2.79 |
| Total Expenses | |
|---|---|
| Annual | $39,883 |
| Annual Per SF | $3.91 |
| Net Operating Income | |
|---|---|
| Annual | $101,957 |
| Annual Per SF | $10.00 |
Property Facts
Amenities
Unit Amenities
- Air Conditioning
- Balcony
- Cable Ready
- Dishwasher
- Disposal
- Ceiling Fans
- Hardwood Floors
- Walk-In Closets
- Carpet
Unit Mix Information
| Description | No. Units | Avg. Rent/Mo | SF |
|---|---|---|---|
| 1+1 | 8 | $775.00 | 559 - 600 |
| 2+1 | 6 | $925.00 | 893 - 900 |
1 1
Somewhat walkable
30/100
Very drivable
80/100
Somewhat bikeable
20/100
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401 Pinchback Rd
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