505 N 6th St · Silsbee, TX 77656

$189,000

4 bd · 3.0 ba · 2,452 sqft · SingleFamily public records · 305 Days on market

Built 1913 6,804 sqft lot $77/sqft · 35% below area Est $359k · 47% under

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Why this score? — see what drove the C- 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is a GEM and recently remodeled!!! Built in 1913, this home is full of history and charm. Enjoy your rocking chairs on the grand front porch. As you walk in the home, you are welcomed with high ceilings in every room. Enjoy the wall of windows in your kitchen. Primary bedroom suite completely remodeled with full bathroom, double vanity, huge soaking tub and spacious shower. Dream closet is a must see and private study that leads to it's own porch. Another spacious primary bedroom with full bathroom downstairs and a 3rd bedroom down. 4th bedroom is upstairs with another full bathroom and huge walk-in closet. Very large utility room offers fantastic storage for your canning and jarring of produce. Another porch in the back of the house is screened in for relaxing. This home is a must see to really appreciate. Located on a corner lot and near town. No HOA. Possible Bed and Breakfast or Airbnb. Welcome Home!

Key facts

• Dream closet
• Huge soaking tub
• Wall of windows

Tags

• GRAND FRONT PORCH
• WALL OF WINDOWS
• PRIMARY BEDROOM SUITE
• HUGE SOAKING TUB
• SPACIOUS SHOWER
• DREAM CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (13.9% below list).
• Recommended offer: $163k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 1 comparable units currently listed for rent nearby; 358 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $41k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,664 (13.9% below list)

Questions for the listing agent

1. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (median comp): $359,322
• List price: $189,000
• Delta: -47.40%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-23,284
• Equity at exit: $28,181

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-10,988
• Equity at exit: $16,341

Cash invested: $52,920 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $116

Break-even live

Break-even rent $1,480

Max offer price $189,000

Occupancy floor 88%

Sensitivity live

Price	-10% $223	-5% $170	+0% $116	+5% $63	+10% $9
Rent	-10% $-12	-5% $52	+0% $116	+5% $180	+10% $245
Rate	-1.0pp $211	-0.5pp $164	base $116	+0.5pp $67	+1.0pp $17

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 S 3rd St Silsbee, TX	5.0	2.0	1696	$1,200	$0.71	14d	1	0.51mi

Listing history 16 events

1. 2026-05-20
   status Pending 927-char remark

   Show marketing remark (927 chars)

   This home is a GEM and recently remodeled!!! Built in 1913, this home is full of history and charm. Enjoy your rocking chairs on the grand front porch. As you walk in the home, you are welcomed with high ceilings in every room. Enjoy the wall of windows in your kitchen. Primary bedroom suite completely remodeled with full bathroom, double vanity, huge soaking tub and spacious shower. Dream closet is a must see and private study that leads to it's own porch. Another spacious primary bedroom with full bathroom downstairs and a 3rd bedroom down. 4th bedroom is upstairs with another full bathroom and huge walk-in closet. Very large utility room offers fantastic storage for your canning and jarring of produce. Another porch in the back of the house is screened in for relaxing. This home is a must see to really appreciate. Located on a corner lot and near town. No HOA. Possible Bed and Breakfast or Airbnb. Welcome Home!

2. 2026-03-11
   price $189,000 927-char remark

   Show marketing remark (927 chars)

   This home is a GEM and recently remodeled!!! Built in 1913, this home is full of history and charm. Enjoy your rocking chairs on the grand front porch. As you walk in the home, you are welcomed with high ceilings in every room. Enjoy the wall of windows in your kitchen. Primary bedroom suite completely remodeled with full bathroom, double vanity, huge soaking tub and spacious shower. Dream closet is a must see and private study that leads to it's own porch. Another spacious primary bedroom with full bathroom downstairs and a 3rd bedroom down. 4th bedroom is upstairs with another full bathroom and huge walk-in closet. Very large utility room offers fantastic storage for your canning and jarring of produce. Another porch in the back of the house is screened in for relaxing. This home is a must see to really appreciate. Located on a corner lot and near town. No HOA. Possible Bed and Breakfast or Airbnb. Welcome Home!

3. 2026-01-29
   price $199,900 927-char remark

   Show marketing remark (927 chars)

   This home is a GEM and recently remodeled!!! Built in 1913, this home is full of history and charm. Enjoy your rocking chairs on the grand front porch. As you walk in the home, you are welcomed with high ceilings in every room. Enjoy the wall of windows in your kitchen. Primary bedroom suite completely remodeled with full bathroom, double vanity, huge soaking tub and spacious shower. Dream closet is a must see and private study that leads to it's own porch. Another spacious primary bedroom with full bathroom downstairs and a 3rd bedroom down. 4th bedroom is upstairs with another full bathroom and huge walk-in closet. Very large utility room offers fantastic storage for your canning and jarring of produce. Another porch in the back of the house is screened in for relaxing. This home is a must see to really appreciate. Located on a corner lot and near town. No HOA. Possible Bed and Breakfast or Airbnb. Welcome Home!

4. 2025-10-05
   price $219,900 927-char remark

   Show marketing remark (927 chars)

   This home is a GEM and recently remodeled!!! Built in 1913, this home is full of history and charm. Enjoy your rocking chairs on the grand front porch. As you walk in the home, you are welcomed with high ceilings in every room. Enjoy the wall of windows in your kitchen. Primary bedroom suite completely remodeled with full bathroom, double vanity, huge soaking tub and spacious shower. Dream closet is a must see and private study that leads to it's own porch. Another spacious primary bedroom with full bathroom downstairs and a 3rd bedroom down. 4th bedroom is upstairs with another full bathroom and huge walk-in closet. Very large utility room offers fantastic storage for your canning and jarring of produce. Another porch in the back of the house is screened in for relaxing. This home is a must see to really appreciate. Located on a corner lot and near town. No HOA. Possible Bed and Breakfast or Airbnb. Welcome Home!

5. 2025-07-23
   listed $230,000 Active 927-char remark

   Show marketing remark (927 chars)

   This home is a GEM and recently remodeled!!! Built in 1913, this home is full of history and charm. Enjoy your rocking chairs on the grand front porch. As you walk in the home, you are welcomed with high ceilings in every room. Enjoy the wall of windows in your kitchen. Primary bedroom suite completely remodeled with full bathroom, double vanity, huge soaking tub and spacious shower. Dream closet is a must see and private study that leads to it's own porch. Another spacious primary bedroom with full bathroom downstairs and a 3rd bedroom down. 4th bedroom is upstairs with another full bathroom and huge walk-in closet. Very large utility room offers fantastic storage for your canning and jarring of produce. Another porch in the back of the house is screened in for relaxing. This home is a must see to really appreciate. Located on a corner lot and near town. No HOA. Possible Bed and Breakfast or Airbnb. Welcome Home!

6. 2024-03-11
   soldstatus
7. 2024-03-08
   soldstatus Closed 528-char remark

   Show marketing remark (528 chars)

   Come and appreciate this home with overflowing charm and character! The large front porch invites you to sit, stay awhile, and enjoy your favorite drink. The details pull you in and capture your attention throughout with wood floors, high ceilings, and so much space for you to roam. Not only does this home hold timeless elegance but it also offers opportunity! Extra living quarters in the back of the home are being used as tenant-occupied living with separate access. Walk through today to experience the charm for yourself!

8. 2024-02-16
   status Pending 528-char remark

   Show marketing remark (528 chars)

   Come and appreciate this home with overflowing charm and character! The large front porch invites you to sit, stay awhile, and enjoy your favorite drink. The details pull you in and capture your attention throughout with wood floors, high ceilings, and so much space for you to roam. Not only does this home hold timeless elegance but it also offers opportunity! Extra living quarters in the back of the home are being used as tenant-occupied living with separate access. Walk through today to experience the charm for yourself!

9. 2024-02-05
   listed $156,000 Active 528-char remark

   Show marketing remark (528 chars)

   Come and appreciate this home with overflowing charm and character! The large front porch invites you to sit, stay awhile, and enjoy your favorite drink. The details pull you in and capture your attention throughout with wood floors, high ceilings, and so much space for you to roam. Not only does this home hold timeless elegance but it also offers opportunity! Extra living quarters in the back of the home are being used as tenant-occupied living with separate access. Walk through today to experience the charm for yourself!

10. 2022-12-13
    soldstatus
11. 2022-12-13
    soldstatus
12. 2022-12-08
    soldstatus Closed
13. 2022-11-11
    historical
14. 2022-10-07
    listed $83,900
15. 2005-04-11
    soldstatus
16. 2004-03-15
    soldstatus

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$2,271/yr (+$189/mo · 191.3%)

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

Taxation est. · year 1

• Rental income: $19,520
• − Mortgage interest: −$10,587
• − Property taxes: −$1,187
• − Insurance: −$945
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$5,498
• Taxable loss: −$1,821
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $1,832/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.

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

• Census place: Silsbee, TX
• 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

+125.3% since first listed

16 events — show timeline

• 2026-05-20 Pending — HARMLS
• 2026-03-11 Price Changed $189,000 HARMLS
• 2026-01-29 Price Changed $199,900 HARMLS
• 2025-10-05 Price Changed $219,900 HARMLS
• 2025-07-23 Listed $230,000 HARMLS
• 2024-03-11 Sold (Public Records) — Public Records
• 2024-03-08 Sold (MLS) — BBOR
• 2024-02-16 Pending — BBOR
• 2024-02-05 Listed $156,000 BBOR
• 2022-12-13 Sold (Public Records) — Public Records
• 2022-12-13 Sold (Public Records) — Public Records
• 2022-12-08 Sold (MLS) — BBOR
• 2022-11-11 Delisted — BBOR
• 2022-10-07 Listed $83,900 BBOR
• 2005-04-11 Sold (Public Records) — Public Records
• 2004-03-15 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,187 · -1.4% YoY. Source: county tax records.