875 Woodrow St · Silsbee, TX 77656

$112,000

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 1 Days on market

Built 1980 0.65 ac lot $107/sqft · 17% below area Est $138k · 19% 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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +5.0/10.0
• 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

Cozy cottage located in the heart of Silsbee, Texas. Two bedroom with one bath and inside utility room. Property has .65 of an acre. Property is sold as-is, seller will not do any repairs.

Key facts

• Covered front porch
• Near schools
• Near shopping

Tags

• COVERED FRONT PORCH
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $84 ($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 $112k (0.1% below list).
• Recommended offer: $112k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 22d 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 $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $28k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $111,931

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.00% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 8.3

CMA / ARV

• ARV (median comp): $137,503
• List price: $112,000
• Delta: -18.55%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 S 7th St	0.46mi	2/1.0	1,116 (+7%)	19mo	$85,000	$76	51

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-12,739
• Equity at exit: $16,700

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-4,035
• Equity at exit: $9,684

Cash invested: $31,360 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,119 high
• Mortgage (P&I): −$587
• Tax from tax record: −$166 /mo · $1,990/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $84

Break-even live

Break-even rent $1,012

Max offer price $112,000

Occupancy floor 87%

Sensitivity live

Price	-10% $148	-5% $116	+0% $84	+5% $53	+10% $21
Rent	-10% $-4	-5% $40	+0% $84	+5% $129	+10% $173
Rate	-1.0pp $141	-0.5pp $113	base $84	+0.5pp $55	+1.0pp $26

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 S 3rd St Unit 12 Silsbee, TX	2.0	1.0	900	$875	$0.97	44d	1	0.58mi
454 Winters St Silsbee, TX	3.0	2.0	1330	$1,695	$1.27	21d	1	0.90mi
2436 Clayborn #309 Silsbee, TX	3.0	1.0	834	$795	$0.95	14d	1	1.07mi
235 Prince Hall Ln Silsbee, TX	3.0	1.0	834	$795	$0.95	14d	1	1.16mi
2531 Maxey Ct Silsbee, TX	3.0	1.0	834	$795	$0.95	14d	2	1.19mi
1108 N 3rd St Silsbee, TX	3.0	1.5	1500	$1,500	$1.00	21d	1	1.25mi
1135 Texas 327 Unit T204 Silsbee, TX	2.0	2.0	782	$745	$0.95	44d	1	1.41mi
1135 Texas 327 Unit T212 Silsbee, TX	2.0	2.0	782	$745	$0.95	21d	1	1.41mi

Listing history 19 events

1. 2026-06-18
   remarks 440-char remark
2. 2026-06-18
   days on marketlisting id $112,000 Active 1 DOM
3. 2026-06-08
   days on market $112,000 Active 94 DOM
4. 2026-06-07
   days on market $112,000 Active 93 DOM
5. 2026-06-03
   days on market $112,000 Active 89 DOM
6. 2026-06-02
   days on market $112,000 Active 88 DOM
7. 2026-06-01
   days on market $112,000 Active 87 DOM
8. 2026-05-31
   days on market $112,000 Active 86 DOM
9. 2026-05-30
   days on market $112,000 Active 85 DOM
10. 2026-04-22
    price $128,800 188-char remark

    Show marketing remark (189 chars)

    Cozy cottage located in the heart of Silsbee, Texas. Two bedroom with one bath and inside utility room. Property has . 65 of an acre. Property is sold as-is, seller will not do any repairs.

11. 2026-04-22
    price $128,800 189-char remark

    Show marketing remark (189 chars)

    Cozy cottage located in the heart of Silsbee, Texas. Two bedroom with one bath and inside utility room. Property has . 65 of an acre. Property is sold as-is, seller will not do any repairs.

12. 2026-03-06
    listed $140,000 Active 188-char remark

    Show marketing remark (189 chars)

    Cozy cottage located in the heart of Silsbee, Texas. Two bedroom with one bath and inside utility room. Property has . 65 of an acre. Property is sold as-is, seller will not do any repairs.

13. 2026-03-06
    listed $140,000 Active 189-char remark

    Show marketing remark (189 chars)

    Cozy cottage located in the heart of Silsbee, Texas. Two bedroom with one bath and inside utility room. Property has . 65 of an acre. Property is sold as-is, seller will not do any repairs.

14. 2023-04-28
    soldstatus Closed
15. 2023-03-28
    status Pending
16. 2023-03-24
    listed $89,900 Active
17. 2015-12-11
    soldstatus
18. 2015-12-11
    soldstatus
19. 2015-09-08
    listed $55,000

ⓘ 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: $1,990 · $166/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$60/yr (+$5/mo · 3.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,432
• − Mortgage interest: −$6,274
• − Property taxes: −$1,990
• − Insurance: −$560
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$3,258
• Taxable loss: −$799
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $1,205/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

+134.2% since first listed

10 events — show timeline

• 2026-04-22 Price Changed $128,800 HARMLS
• 2026-04-22 Price Changed $128,800 BBOR
• 2026-03-06 Listed $140,000 BBOR
• 2026-03-06 Listed $140,000 HARMLS
• 2023-04-28 Sold (MLS) — BBOR
• 2023-03-28 Pending — BBOR
• 2023-03-24 Listed $89,900 BBOR
• 2015-12-11 Sold (Public Records) — Public Records
• 2015-12-11 Sold (MLS) — BBOR
• 2015-09-08 Listed $55,000 BBOR

Property tax history

+6.5%/yr

Latest (2025): $1,990 · +2.1% YoY. Source: county tax records.