555 N 6th St · Silsbee, TX 77656

$104,900

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 70 Days on market

Built 1950 7,841 sqft lot $84/sqft · 8% above area Est $97k · 8% over ↓ 36% since listing

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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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +6.9/10.0
• ARV discount +3.9/15.0
• 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

Super cute 2-bedroom, 2-bath home offers the perfect blend of comfort and convenience, located just minutes from town. Step inside to a spacious living room—ideal for relaxing or entertaining guests. The oversized utility room provides plenty of space for laundry. Outside, you’ll find a large backyard with endless possibilities—perfect for pets, gardening, or weekend gatherings. Whether you're a first-time buyer, downsizing, or looking for a great investment, this home checks all the boxes!

Key facts

• Large backyard
• Spacious living room
• 7,841 sq ft lot

Tags

• SPACIOUS LIVING ROOM
• OVERSIZED UTILITY ROOM
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.19% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 7.0

CMA / ARV

• ARV (median comp): $97,124
• List price: $104,900
• Delta: 8.01%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 S 9th St	0.40mi	3/1.0 (+1)	1,428 (+14%)	1mo	$35,000	$25	52
655 N 2nd St	0.29mi	3/1.0 (+1)	1,128 (-10%)	19mo	$49,900	$44	50
410 S 7th St	0.47mi	2/1.0	1,116 (-11%)	19mo	$85,000	$76	44
445 Watts Rd	0.68mi	2/1.0	1,158 (-7%)	24mo	$159,900	$138	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-5,439
• Equity at exit: $15,641

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $10,341
• Equity at exit: $9,070

Cash invested: $29,372 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$550
• Tax from tax record: −$214 /mo · $2,564/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $180

Break-even live

Break-even rent $1,022

Max offer price $104,900

Occupancy floor 81%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 N 3rd St Silsbee, TX	3.0	1.5	1500	$1,500	$1.00	21d	1	0.39mi
454 Winters St Silsbee, TX	3.0	2.0	1330	$1,695	$1.27	21d	1	0.70mi
750 S 3rd St Unit 12 Silsbee, TX	2.0	1.0	900	$875	$0.97	44d	1	0.77mi
1135 Texas 327 Unit T212 Silsbee, TX	2.0	2.0	782	$745	$0.95	21d	1	1.09mi
1135 Texas 327 Unit T204 Silsbee, TX	2.0	2.0	782	$745	$0.95	44d	1	1.09mi
2436 Clayborn #309 Silsbee, TX	3.0	1.0	834	$795	$0.95	14d	1	1.41mi
235 Prince Hall Ln Silsbee, TX	3.0	1.0	834	$795	$0.95	14d	1	1.43mi
2531 Maxey Ct Silsbee, TX	3.0	1.0	834	$795	$0.95	14d	2	1.47mi

Listing history 31 events

1. 2026-06-18
   status $104,900 Pending 70 DOM
2. 2026-06-18
   days on market $104,900 Active 70 DOM
3. 2026-06-17
   days on market $104,900 Active 69 DOM
4. 2026-06-16
   days on market $104,900 Active 68 DOM
5. 2026-06-15
   days on market $104,900 Active 67 DOM
6. 2026-06-14
   days on market $104,900 Active 65 DOM
7. 2026-06-10
   days on market $104,900 Active 62 DOM
8. 2026-06-09
   days on market $104,900 Active 61 DOM
9. 2026-06-08
   days on market $104,900 Active 60 DOM
10. 2026-06-07
    days on market $104,900 Active 59 DOM
11. 2026-06-03
    days on market $104,900 Active 55 DOM
12. 2026-06-02
    days on market $104,900 Active 54 DOM
13. 2026-06-01
    days on market $104,900 Active 53 DOM
14. 2026-05-31
    days on market $104,900 Active 52 DOM
15. 2026-05-30
    days on market $104,900 Active 51 DOM
16. 2026-04-09
    listed $104,900 Active 513-char remark

    Show marketing remark (513 chars)

    Super cute 2-bedroom, 2-bath home offers the perfect blend of comfort and convenience, located just minutes from town. Step inside to a spacious living room—ideal for relaxing or entertaining guests. The oversized utility room provides plenty of space for laundry. Outside, you’ll find a large backyard with endless possibilities—perfect for pets, gardening, or weekend gatherings. Whether you're a first-time buyer, downsizing, or looking for a great investment, this home checks all the boxes!

17. 2022-12-27
    soldstatus
18. 2022-12-22
    soldstatus Closed 313-char remark

    Show marketing remark (313 chars)

    2 bedrooms, 2 baths remodeled home in a great location! This home offers spacious rooms that are completely upgraded with new flooring, carpet, paint, fans and much more. This is a great starter home or the perfect property if you are looking to downsize. Schedule your showing today and make this property yours!

19. 2022-12-22
    soldstatus Sold

    Show marketing remark (313 chars)

    2 bedrooms, 2 baths remodeled home in a great location! This home offers spacious rooms that are completely upgraded with new flooring, carpet, paint, fans and much more. This is a great starter home or the perfect property if you are looking to downsize. Schedule your showing today and make this property yours!

20. 2022-12-08
    status Pending
21. 2022-11-26
    status Option Pending

    Show marketing remark (313 chars)

    2 bedrooms, 2 baths remodeled home in a great location! This home offers spacious rooms that are completely upgraded with new flooring, carpet, paint, fans and much more. This is a great starter home or the perfect property if you are looking to downsize. Schedule your showing today and make this property yours!

22. 2022-11-26
    status Pending 313-char remark

    Show marketing remark (313 chars)

    2 bedrooms, 2 baths remodeled home in a great location! This home offers spacious rooms that are completely upgraded with new flooring, carpet, paint, fans and much more. This is a great starter home or the perfect property if you are looking to downsize. Schedule your showing today and make this property yours!

23. 2022-10-26
    price $130,000
24. 2022-10-07
    listed $130,000 Active 313-char remark

    Show marketing remark (313 chars)

    2 bedrooms, 2 baths remodeled home in a great location! This home offers spacious rooms that are completely upgraded with new flooring, carpet, paint, fans and much more. This is a great starter home or the perfect property if you are looking to downsize. Schedule your showing today and make this property yours!

25. 2022-09-28
    price $135,000
26. 2022-09-02
    price $140,000
27. 2022-08-19
    price $150,000
28. 2022-07-22
    price $155,000
29. 2022-07-19
    price $159,500
30. 2022-07-07
    listed $165,000 Active
31. 2022-04-12
    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: $2,564 · $214/mo
• Projected year-2 tax: $2,564 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 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: $15,006
• − Mortgage interest: −$5,876
• − Property taxes: −$2,564
• − Insurance: −$524
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,052
• Taxable income: $589
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $2,023/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

-36.4% since first listed

16 events — show timeline

• 2026-04-09 Listed $104,900 BBOR
• 2022-12-27 Sold (Public Records) — Public Records
• 2022-12-22 Sold (MLS) — HARMLS
• 2022-12-22 Sold (MLS) — BBOR
• 2022-12-08 Pending — HARMLS
• 2022-11-26 Pending — HARMLS
• 2022-11-26 Pending — BBOR
• 2022-10-26 Price Changed $130,000 HARMLS
• 2022-10-07 Listed $130,000 BBOR
• 2022-09-28 Price Changed $135,000 HARMLS
• 2022-09-02 Price Changed $140,000 HARMLS
• 2022-08-19 Price Changed $150,000 HARMLS
• 2022-07-22 Price Changed $155,000 HARMLS
• 2022-07-19 Price Changed $159,500 HARMLS
• 2022-07-07 Listed $165,000 HARMLS
• 2022-04-12 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2025): $2,564 · -1.4% YoY. Source: county tax records.