2587 Isbell Ln · Silsbee, TX 77656

$144,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 134 Days on market

Built 2021 Good condition 0.40 ac lot ↓ 9% 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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet dead-end road, this like-new home offers privacy, space, and country charm — all just minutes from town. Featuring 3 bedrooms and 2 full baths, the home has been lovingly maintained and is move-in ready. Enjoy an open, comfortable layout with plenty of natural light and room to gather. Outside, the property is fully fenced and sits on almost a half acre, giving you space for pets, a garden, or outdoor entertaining. A 2-car carport provides covered parking, and the metal work shed is perfect for storage, hobbies, or tools. Located in a cute, peaceful area on the outskirts of Silsbee, you’ll appreciate the quiet surroundings while still being conveniently close to shopping, schools, and amenities. — schedule your showing today! Some pictures are staged using AI to show homes potential.

Key facts

• 0.4 acre lot
• 2 parking spots
• Built 2021

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.32%
• DSCR: 1.37
• GRM: 8.1

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-5,604
• Equity at exit: $21,605

10-year hold

• IRR: 6.0%
• Equity multiple: 1.44×
• Total profit: $18,030
• Equity at exit: $12,528

Cash invested: $40,572 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $281

Break-even live

Break-even rent $1,141

Max offer price $144,900

Occupancy floor 76%

Sensitivity live

Price	-10% $363	-5% $322	+0% $281	+5% $240	+10% $199
Rent	-10% $163	-5% $222	+0% $281	+5% $340	+10% $400
Rate	-1.0pp $354	-0.5pp $318	base $281	+0.5pp $244	+1.0pp $206

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5795 FM 1122 Silsbee, TX	3.0	2.0	1450	$1,550	$1.07	44d	1	0.78mi

Listing history 5 events

1. 2026-05-11
   status Pending 836-char remark

   Show marketing remark (836 chars)

   Tucked away on a quiet dead-end road, this like-new home offers privacy, space, and country charm — all just minutes from town. Featuring 3 bedrooms and 2 full baths, the home has been lovingly maintained and is move-in ready. Enjoy an open, comfortable layout with plenty of natural light and room to gather. Outside, the property is fully fenced and sits on almost a half acre, giving you space for pets, a garden, or outdoor entertaining. A 2-car carport provides covered parking, and the metal work shed is perfect for storage, hobbies, or tools. Located in a cute, peaceful area on the outskirts of Silsbee, you’ll appreciate the quiet surroundings while still being conveniently close to shopping, schools, and amenities. — schedule your showing today! Some pictures are staged using AI to show homes potential.

2. 2026-04-15
   price $144,900 836-char remark

   Show marketing remark (836 chars)

   Tucked away on a quiet dead-end road, this like-new home offers privacy, space, and country charm — all just minutes from town. Featuring 3 bedrooms and 2 full baths, the home has been lovingly maintained and is move-in ready. Enjoy an open, comfortable layout with plenty of natural light and room to gather. Outside, the property is fully fenced and sits on almost a half acre, giving you space for pets, a garden, or outdoor entertaining. A 2-car carport provides covered parking, and the metal work shed is perfect for storage, hobbies, or tools. Located in a cute, peaceful area on the outskirts of Silsbee, you’ll appreciate the quiet surroundings while still being conveniently close to shopping, schools, and amenities. — schedule your showing today! Some pictures are staged using AI to show homes potential.

3. 2026-03-02
   price $149,900 836-char remark

   Show marketing remark (836 chars)

   Tucked away on a quiet dead-end road, this like-new home offers privacy, space, and country charm — all just minutes from town. Featuring 3 bedrooms and 2 full baths, the home has been lovingly maintained and is move-in ready. Enjoy an open, comfortable layout with plenty of natural light and room to gather. Outside, the property is fully fenced and sits on almost a half acre, giving you space for pets, a garden, or outdoor entertaining. A 2-car carport provides covered parking, and the metal work shed is perfect for storage, hobbies, or tools. Located in a cute, peaceful area on the outskirts of Silsbee, you’ll appreciate the quiet surroundings while still being conveniently close to shopping, schools, and amenities. — schedule your showing today! Some pictures are staged using AI to show homes potential.

4. 2026-02-21
   price $154,900 836-char remark

   Show marketing remark (836 chars)

   Tucked away on a quiet dead-end road, this like-new home offers privacy, space, and country charm — all just minutes from town. Featuring 3 bedrooms and 2 full baths, the home has been lovingly maintained and is move-in ready. Enjoy an open, comfortable layout with plenty of natural light and room to gather. Outside, the property is fully fenced and sits on almost a half acre, giving you space for pets, a garden, or outdoor entertaining. A 2-car carport provides covered parking, and the metal work shed is perfect for storage, hobbies, or tools. Located in a cute, peaceful area on the outskirts of Silsbee, you’ll appreciate the quiet surroundings while still being conveniently close to shopping, schools, and amenities. — schedule your showing today! Some pictures are staged using AI to show homes potential.

5. 2025-12-28
   listed $159,900 Active 836-char remark

   Show marketing remark (836 chars)

   Tucked away on a quiet dead-end road, this like-new home offers privacy, space, and country charm — all just minutes from town. Featuring 3 bedrooms and 2 full baths, the home has been lovingly maintained and is move-in ready. Enjoy an open, comfortable layout with plenty of natural light and room to gather. Outside, the property is fully fenced and sits on almost a half acre, giving you space for pets, a garden, or outdoor entertaining. A 2-car carport provides covered parking, and the metal work shed is perfect for storage, hobbies, or tools. Located in a cute, peaceful area on the outskirts of Silsbee, you’ll appreciate the quiet surroundings while still being conveniently close to shopping, schools, and amenities. — schedule your showing today! Some pictures are staged using AI to show homes potential.

ⓘ 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: $970 · $81/mo
• Projected year-2 tax: $2,652 · $221/mo
• Expected delta: +$1,682/yr (+$140/mo · 173.5%)

ⓘ 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 6/10 Major
• 🌡 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: $17,959
• − Mortgage interest: −$8,117
• − Property taxes: −$970
• − Insurance: −$724
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$4,215
• Taxable income: $1,060
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $3,121/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

Good 80/100 Cosmetic rehab

This move-in ready manufactured home offers a good condition with a good condition score of 80. It has a good kitchen, good bathrooms, and good interior walls. The home is in good condition with no visible repairs needed. The home has good curb appeal and is located in a quiet neighborhood, making it a good investment.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and increase its value.
• Both Adding a small outdoor seating area — This can increase the home's appeal for both buyers and renters, especially in a quiet neighborhood like this one.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and increase its value. ↑
• Both Adding a small outdoor seating area — This can increase the home's appeal for both buyers and renters, especially in a quiet neighborhood like this one. ↑

ⓘ 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

-9.4% since first listed

5 events — show timeline

• 2026-05-11 Pending — HARMLS
• 2026-04-15 Price Changed $144,900 HARMLS
• 2026-03-02 Price Changed $149,900 HARMLS
• 2026-02-21 Price Changed $154,900 HARMLS
• 2025-12-28 Listed $159,900 HARMLS

Property tax history

+9.3%/yr

Latest (2025): $970 · -2.7% YoY. Source: county tax records.