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Program 03

Rental / DSCR in Beaumont

Beaumont DSCR loans that price in tax, wind and flood.

Hold your rentals with financing that underwrites the asset, not just you. DSCR from 0.75, rates from 5.5% interest-only, and 30-year fixed options. Gross yields here are high, but the property tax rate, windstorm coverage and a separate flood policy decide whether a deal covers its debt. Business-purpose only, and rates and structure are set in underwriting.

Rental / DSCR in Beaumont, TX from USA Mortgage
0.75
min DSCR
5.5%
rates from
30-yr
fixed avail.
80%
max LTV

Typical figures, subject to underwriting and market conditions. Not a commitment to lend.

How it works

No tax returns or personal income docs in most cases. We qualify on the property's cash flow, so you can scale your portfolio without the paperwork drag of conventional lending.

Who it's for
Buy-and-hold investors
Single rentals and portfolios
Short-term rentals considered
Rate/term and cash-out refi
Typical terms
Loan amount$100K to $3M
Max leverageUp to 80% LTV
DSCRFrom 0.75
CreditFrom 640
Term30-yr fixed / 5-7-10 ARM
RateFrom 5.50% IO*
PrepayFlexible structures
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*Typical terms, subject to underwriting and market conditions.

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Local FAQ

Rental / DSCR in Beaumont, answered.

Which submarket has the highest rental yield in the Beaumont area?
Port Arthur on paper, at roughly 12.2% gross, then Beaumont at about 8.8% and Nederland at 7.5%. That is $1,270 rent on a $125,021 mid-tier value in Port Arthur, $1,285 on $174,566 in Beaumont and $1,401 on $224,671 in Nederland, all as of July 2026 on Zillow's indexes. These are gross yields, not cap rates: they carry no tax, insurance or vacancy. Port Arthur's rent series is short and thin, so treat its number as directional. Run the property's actual rent and payment through the DSCR calculator.
How much does the tax stack move a DSCR in Jefferson County?
Enough to flip a deal, because Port Arthur pays 2.81% of assessed value a year and Nederland 2.09%. Those are Jefferson CAD's 2025 combined rates (Beaumont is 2.303981). On a $125,000 assessment that is roughly $3,513 against $2,609 a year, and an investor gets no homestead exemption or appraisal cap. Drainage, navigation and port districts add 0.35 to 0.57 per $100 to Jefferson stacks, and Nederland carries no port levy. Texas has no state income tax on rental income, which does not change the property tax line. Use the parcel's own rate in the DSCR, and talk to your CPA about the rest.

Sources: jcad.org

How do windstorm and flood premiums affect the debt coverage ratio here?
They sit on top of the tax line and have to be in the pro forma. Jefferson County is a first-tier TWIA coastal county, and TWIA wind coverage requires a WPI-8 certificate of compliance for the structure. Flood is a separate policy, and the CRS discount in a mapped flood zone is 15% in Beaumont, 5% in Port Arthur and 10% in unincorporated Jefferson County, with no discount in Nederland, Groves or Port Neches because they are not on FEMA's April 2025 list. We found no county average premium for wind or flood, so quote the actual property. TWIA's board voted no rate change for 2026, per trade-press reports. Confirm on twia.org before you rely on it.

Sources: twia.org

Should a Beaumont rental be underwritten on Lamar University enrollment?
No. Lamar is here, but its headcount is not a rent roll. Lamar reported topping 18,000 students for fall 2025, and third-party profiles put more of them in graduate programs than undergraduate, with large online graduate programs in the mix. A headcount weighted to graduate and online students does not translate into demand for Beaumont rental houses on its own. Underwrite a rental near campus on its own lease and the market rent, not on enrollment.

Sources: lamar.edu, usnews.com

How stable is rental demand around the refineries and LNG plants?
Rents are rising modestly, but part of the demand is temporary. Zillow's metro rent index was $1,301 in July 2026, up 3.3% in a year. Metro jobs were up 1.6% year over year, unemployment was 6.1%, and Jefferson County's population is about 1% below its 2020 level. Port Arthur LNG states Phase 1 at 6,000 jobs at peak construction and about 200 permanent positions in Jefferson County. Underwrite any worker-housing rent to the permanent number, not the peak.

Sources: portarthurlng.com

More Rental / DSCR questions, answered on the program page

Resources

Guides for Rental / DSCR

Rental / DSCR · 5 min read
What Is a DSCR Loan? How Investors Qualify on Rental Income
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Strategy · 6 min read
Financing the BRRRR Method: Buy, Rehab, Rent, Refinance, Repeat
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Rental / DSCR · 5 min read
DSCR vs Conventional Loan: Which Is Better for Investment Property?
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-09-05.

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