847 Twin Towers Rd · Silsbee, TX 77656

$94,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 13 Days on market

Built 1994 Fair condition 1.24 ac lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape the hustle and bustle to your own private 1.24-acre oasis. Perched at the highest point of a quiet dead-end street, this meticulously maintained home offers the perfect blend of country peace and neighborhood pride. Surrounded by beautiful homes, you’ll enjoy total privacy without feeling isolated. The heart of this property is the expansive, oversized front porch—the ultimate spot for morning coffee or sunset watching while overlooking your rolling acreage. Featuring a spacious 2-bedroom, 2-bathroom layout and a convenient detached 2-car carport, this property is move-in ready and waiting for someone who loves the outdoors.

Key facts

• Detached carport
• Highest point
• Rolling acreage

Tags

• HIGHEST POINT
• QUIET DEAD-END STREET
• EXPANSIVE FRONT PORCH
• ROLLING ACREAGE
• DETACHED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 10.6% vs local median 5.2% in Silsbee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#263 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Silsbee ISD (town): math 25% / reading 36% proficiency, ranked #614 of 826 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 127 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 358 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.24×
• Total profit: $6,377
• Equity at exit: $14,150

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $33,460
• Equity at exit: $8,205

Cash invested: $26,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77656

• Active inventory: 127
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,148 high
• Mortgage (P&I): −$498
• Tax from tax record: −$28 /mo · $335/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $342

Break-even live

Break-even rent $715

Max offer price $94,900

Occupancy floor 65%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2531 Maxey Ct Silsbee, TX	3.0	1.0	834	$795	$0.95	13d	2	1.16mi
235 Prince Hall Ln Silsbee, TX	3.0	1.0	834	$795	$0.95	13d	1	1.16mi
1135 Cooper Ln Silsbee, TX	3.0	2.0	1315	$1,395	$1.06	13d	1	1.27mi
2436 Clayborn #309 Silsbee, TX	3.0	1.0	834	$795	$0.95	13d	1	1.29mi
1174 Cooper Ln Silsbee, TX	3.0	2.0	1353	$1,475	$1.09	23d	1	1.30mi

Listing history 2 events

1. 2026-05-07
   status Pending 651-char remark

   Show marketing remark (651 chars)

   Escape the hustle and bustle to your own private 1.24-acre oasis. Perched at the highest point of a quiet dead-end street, this meticulously maintained home offers the perfect blend of country peace and neighborhood pride. Surrounded by beautiful homes, you’ll enjoy total privacy without feeling isolated. The heart of this property is the expansive, oversized front porch—the ultimate spot for morning coffee or sunset watching while overlooking your rolling acreage. Featuring a spacious 2-bedroom, 2-bathroom layout and a convenient detached 2-car carport, this property is move-in ready and waiting for someone who loves the outdoors.

2. 2026-04-25
   listed $94,900 Active 651-char remark

   Show marketing remark (651 chars)

   Escape the hustle and bustle to your own private 1.24-acre oasis. Perched at the highest point of a quiet dead-end street, this meticulously maintained home offers the perfect blend of country peace and neighborhood pride. Surrounded by beautiful homes, you’ll enjoy total privacy without feeling isolated. The heart of this property is the expansive, oversized front porch—the ultimate spot for morning coffee or sunset watching while overlooking your rolling acreage. Featuring a spacious 2-bedroom, 2-bathroom layout and a convenient detached 2-car carport, this property is move-in ready and waiting for someone who loves the outdoors.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $335 · $28/mo
• Projected year-2 tax: $1,737 · $145/mo
• Expected delta: +$1,402/yr (+$117/mo · 418.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,782
• − Mortgage interest: −$5,316
• − Property taxes: −$335
• − Insurance: −$474
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,761
• Taxable income: $2,691
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $3,460/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the kitchen, bathrooms, exterior, and windows.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — slight wear
• Moderate exterior siding — weathered
• Moderate windows — single-pane, old

Value-add opportunities

• Resale update kitchen cabinets — modernizes space
• Resale replace bathroom fixtures — modernizes space
• Resale repair exterior siding — enhances curb appeal
• Resale install energy-efficient windows — increases energy efficiency
• Resale paint interior walls — refreshes space
• Resale replace ceiling fan — modernizes space

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
exterior siding · weathered	Moderate	$3,000–15,000
windows · single-pane, old	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizes space ↑
• Resale replace bathroom fixtures — modernizes space ↑
• Resale repair exterior siding — enhances curb appeal ↑
• Resale install energy-efficient windows — increases energy efficiency ↑
• Resale paint interior walls — refreshes space ↑
• Resale replace ceiling fan — modernizes space ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Silsbee ISD
• NCES district ID: 4840230
• Math proficiency: 25% ▼ -23.00%
• Reading proficiency: 36% ▼ -11.00%
• Median HH income: $44,907
• Composite: 26.09/100
• National rank: #7292
• State rank: #614 of 826 in TX

Livability — Silsbee

• Score: 72/100
• State rank: #263
• US rank: #6215

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hardin County · 39,783 people
• City population: 17,525
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 17,525
• Household income: $62,303
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 306.0

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 57,780 people
• By 2030: 58,296 · +0.9%
• By 2040: 58,421 · +1.1%
• By 2050: 57,391 · -0.7%
• By 2075: 53,132 · -8.0%
• By 2100: 44,905 · -22.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Serbian 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+75.8) · D 11.9% · R 87.7%
• 2008→2024 swing: -14.6pp toward R · 2008: -61.2pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+73.8 2016: R+73.9 2012: R+67.6 2008: R+61.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.73%
• Current HPI: 141.1371
• Rent YoY: —
• Metro: Beaumont-Port Arthur, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

3 events — show timeline

• 2026-05-28 Sold (MLS) — BBOR
• 2026-05-07 Pending — BBOR
• 2026-04-25 Listed $94,900 BBOR

Property tax history

-5.7%/yr

Latest (2025): $335 · -1.7% YoY. Source: county tax records.