695 Grimes Ave · Silsbee, TX 77656

$80,000

2 bd · 1.0 ba · 693 sqft · SingleFamily public records · 547 Days on market

Built 1976 5,401 sqft 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• 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

This property features a single-story home with a well-maintained exterior and spacious yard. The house includes multiple bedrooms and bathrooms with ample living space. It offers a driveway for parking and a backyard for outdoor activities. The surrounding area is residential, providing a peaceful environment while being close to local amenities such as schools, stores, and recreational spaces.

Key facts

• Spacious yard
• Driveway for parking
• 5,401 sq ft lot

Tags

• WELL MAINTAINED EXTERIOR
• SPACIOUS YARD
• DRIVEWAY FOR PARKING
• CLOSE TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 547 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 5y ago; this cycle's ask is 3900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $40k; list at $80k implies a 99% gain — meaningful room to come down on a strong offer.

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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 547 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 1.35% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.77%
• DSCR: 1.79
• GRM: 6.2

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: 9.3%
• Equity multiple: 1.36×
• Total profit: $8,158
• Equity at exit: $11,928

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $34,293
• Equity at exit: $6,917

Cash invested: $22,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $332

Break-even live

Break-even rent $660

Max offer price $80,000

Occupancy floor 64%

Sensitivity live

Price	-10% $377	-5% $354	+0% $332	+5% $309	+10% $286
Rent	-10% $246	-5% $289	+0% $332	+5% $374	+10% $417
Rate	-1.0pp $372	-0.5pp $352	base $332	+0.5pp $311	+1.0pp $290

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-15
   days on market $80,000 Active 547 DOM
2. 2026-06-14
   days on market $80,000 Active 545 DOM
3. 2026-06-10
   days on market $80,000 Active 542 DOM
4. 2026-06-09
   days on market $80,000 Active 541 DOM
5. 2026-06-08
   days on market $80,000 Active 540 DOM
6. 2026-06-07
   days on market $80,000 Active 539 DOM
7. 2026-06-03
   days on market $80,000 Active 535 DOM
8. 2026-06-02
   days on market $80,000 Active 534 DOM
9. 2026-06-01
   days on market $80,000 Active 533 DOM
10. 2026-05-31
    days on market $80,000 Active 532 DOM
11. 2026-05-30
    days on market $80,000 Active 531 DOM
12. 2025-07-08
    listed $2,000
13. 2025-06-30
    historical $2,000
14. 2024-12-16
    listed $2,000
15. 2024-12-15
    listed $80,000 Active 401-char remark

    Show marketing remark (401 chars)

    This property features a single-story home with a well-maintained exterior and spacious yard. The house includes multiple bedrooms and bathrooms with ample living space. It offers a driveway for parking and a backyard for outdoor activities. The surrounding area is residential, providing a peaceful environment while being close to local amenities such as schools, stores, and recreational spaces.

16. 2024-09-16
    historical $1,641
17. 2024-09-16
    historical
18. 2024-05-16
    listed $1,641
19. 2024-05-14
    historical $1,641
20. 2024-05-01
    listed $1,641
21. 2024-04-27
    historical $1,641
22. 2024-04-13
    listed $1,641
23. 2024-04-11
    historical $1,641
24. 2024-03-29
    listed $79,000 Active
25. 2024-03-29
    historical
26. 2024-03-15
    listed $79,000 Active
27. 2024-03-01
    listed $1,641
28. 2024-02-13
    historical $1,641
29. 2023-12-26
    listed $1,641
30. 2023-07-18
    historical
31. 2023-02-22
    price $84,740
32. 2023-01-19
    price $89,740
33. 2022-12-08
    price $99,740
34. 2022-12-07
    status Active
35. 2022-10-27
    historical
36. 2022-08-09
    price $100,740
37. 2022-08-09
    listed $83,740 Active
38. 2021-02-08
    historical
39. 2021-02-04
    listed $50,000
40. 2020-09-28
    soldstatus $40,200
41. 2019-12-12
    soldstatus
42. 2016-06-24
    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: $821 · $68/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$643/yr (+$54/mo · 78.2%)

ⓘ 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 8/10 Severe 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: $12,957
• − Mortgage interest: −$4,481
• − Property taxes: −$821
• − Insurance: −$400
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$2,327
• Taxable income: $2,854
• Est. tax owed @ 24.0%: −$685
• After-tax cash flow: $3,295/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

-95.0% since first listed

31 events — show timeline

• 2025-07-08 Listed for Rent $2,000 HARMLS
• 2025-06-30 Rental Removed $2,000 HARMLS
• 2024-12-16 Listed for Rent $2,000 HARMLS
• 2024-12-15 Listed $80,000 HARMLS
• 2024-09-16 Rental Removed $1,641 HARMLS
• 2024-09-16 Listing Removed — HARMLS
• 2024-05-16 Listed for Rent $1,641 HARMLS
• 2024-05-14 Rental Removed $1,641 HARMLS
• 2024-05-01 Listed for Rent $1,641 HARMLS
• 2024-04-27 Rental Removed $1,641 HARMLS
• 2024-04-13 Listed for Rent $1,641 HARMLS
• 2024-04-11 Rental Removed $1,641 HARMLS
• 2024-03-29 Listing Removed — HARMLS
• 2024-03-29 Listed $79,000 HARMLS
• 2024-03-15 Listed $79,000 HARMLS
• 2024-03-01 Listed for Rent $1,641 HARMLS
• 2024-02-13 Rental Removed $1,641 HARMLS
• 2023-12-26 Listed for Rent $1,641 HARMLS
• 2023-07-18 Listing Removed — HARMLS
• 2023-02-22 Price Changed $84,740 HARMLS
• 2023-01-19 Price Changed $89,740 HARMLS
• 2022-12-08 Price Changed $99,740 HARMLS
• 2022-12-07 Relisted — HARMLS
• 2022-10-27 Listing Removed — HARMLS
• 2022-08-09 Price Changed $100,740 HARMLS
• 2022-08-09 Listed $83,740 HARMLS
• 2021-02-08 Listing Removed — HARMLS
• 2021-02-04 Listed $50,000 HARMLS
• 2020-09-28 Sold (Public Records) $40,200 Public Records
• 2019-12-12 Sold (Public Records) — Public Records
• 2016-06-24 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $821 · -16.7% YoY. Source: county tax records.