655 North 2nd St · Silsbee, TX 77656

$119,900

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 37 Days on market

Built 1938 10,019 sqft lot $106/sqft · at area comps Est $125k · at est.

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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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +9.2/15.0
• 1% rule +7.0/10.0
• 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

Beautifully Remodeled 3-Bedroom Home on Quiet Dead-End Street in Silsbee Completely remodeled and move-in ready, this charming 3-bedroom, 1-bathroom home offers comfort, privacy, and modern updates throughout. Situated on a quiet dead-end street, the home features a spacious living area, updated kitchen with electric stove and refrigerator, and includes a washer and dryer for added convenience. Window units are installed in every room, ensuring year-round comfort. This home is perfect for first-time buyers or those looking to downsize in a peaceful neighborhood. Schedule your private showing today!

Key facts

• Washer and dryer
• Updated kitchen
• 0.23 acre lot

Tags

• QUIET DEAD-END STREET
• UPDATED KITCHEN
• WASHER AND DRYER

Property features AI

Finance

• Other: Public maintained road

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction with vinyl siding
• Exterior features: Composition roof

Interior

• Kitchen: Gas cooktop; Range; Refrigerator; Dishwasher not listed
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Washer and dryer included; Refrigerator included; Gas cooktop and range; Vinyl flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y 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 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.20% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (median comp): $124,502
• List price: $119,900
• Delta: -3.70%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
655 N 2nd St	0.00mi	3/1.0	1,128 (0%)	19mo	$49,900	$44	84
1153 Railroad St	0.37mi	2/1.0 (-1)	1,046 (-7%)	3mo	$147,000	$141	64
410 S 7th St	0.65mi	2/1.0 (-1)	1,116 (-1%)	19mo	$85,000	$76	47

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,335
• Equity at exit: $17,877

10-year hold

• IRR: 11.4%
• Equity multiple: 1.90×
• Total profit: $30,058
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$629
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $342

Break-even live

Break-even rent $1,004

Max offer price $119,900

Occupancy floor 71%

Sensitivity live

Price	-10% $410	-5% $376	+0% $342	+5% $308	+10% $274
Rent	-10% $228	-5% $285	+0% $342	+5% $398	+10% $455
Rate	-1.0pp $402	-0.5pp $372	base $342	+0.5pp $311	+1.0pp $279

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	22d	1	0.25mi
454 Winters St Silsbee, TX	3.0	2.0	1330	$1,695	$1.27	22d	1	0.66mi
750 S 3rd St Unit 12 Silsbee, TX	2.0	1.0	900	$875	$0.97	44d	1	0.87mi
1135 Texas 327 Unit T204 Silsbee, TX	2.0	2.0	782	$745	$0.95	44d	1	0.92mi
1135 Texas 327 Unit T212 Silsbee, TX	2.0	2.0	782	$745	$0.95	22d	1	0.92mi

Listing history 44 events

1. 2026-06-18
   days on market $119,900 Active 37 DOM
2. 2026-06-17
   days on market $119,900 Active 36 DOM
3. 2026-06-16
   days on market $119,900 Active 35 DOM
4. 2026-06-15
   days on market $119,900 Active 34 DOM
5. 2026-06-14
   days on market $119,900 Active 32 DOM
6. 2026-06-10
   days on market $119,900 Active 29 DOM
7. 2026-06-09
   days on market $119,900 Active 28 DOM
8. 2026-06-08
   days on market $119,900 Active 27 DOM
9. 2026-06-07
   days on market $119,900 Active 26 DOM
10. 2026-06-03
    days on market $119,900 Active 22 DOM
11. 2026-06-02
    days on market $119,900 Active 21 DOM
12. 2026-06-01
    days on market $119,900 Active 20 DOM
13. 2026-05-31
    days on market $119,900 Active 19 DOM
14. 2026-05-30
    days on market $119,900 Active 18 DOM
15. 2026-05-12
    listed $120,000 Active 605-char remark
16. 2025-08-27
    price $129,900
17. 2025-07-12
    historical $1,100
18. 2025-07-10
    listed $1,100
19. 2025-07-10
    historical $1,100
20. 2025-07-03
    price $129,999
21. 2025-06-20
    price $1,100
22. 2025-05-23
    price $1,195
23. 2025-05-13
    price $1,260
24. 2025-04-27
    listed $1,295
25. 2025-04-17
    historical $1,295
26. 2025-03-18
    price $1,295
27. 2025-03-11
    historical $1,395
28. 2025-03-09
    listed $1,395
29. 2025-02-19
    listed $1,395
30. 2025-02-19
    historical $1,495
31. 2025-02-14
    listed $1,495
32. 2025-02-13
    historical $1,495
33. 2025-02-07
    listed $1,495
34. 2024-12-03
    soldstatus
35. 2024-11-26
    soldstatus Closed
36. 2024-11-26
    soldstatus Sold
37. 2024-11-21
    status Option Pending
38. 2024-11-17
    status Pending
39. 2024-10-31
    status Option Pending
40. 2024-10-27
    status Pending
41. 2024-09-26
    status Option Pending
42. 2024-09-26
    status Pending
43. 2024-09-17
    listed $49,900 Active
44. 2024-09-14
    listed $49,900 Active

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$826/yr (+$69/mo · 60.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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: $17,233
• − Mortgage interest: −$6,716
• − Property taxes: −$1,369
• − Insurance: −$600
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$3,488
• Taxable income: $2,303
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $3,548/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

+140.3% since first listed

31 events — show timeline

• 2026-05-28 Price Changed $119,900 BBOR
• 2026-05-12 Listed $120,000 BBOR
• 2025-08-27 Price Changed $129,900 BBOR
• 2025-07-12 Rental Removed $1,100 BUILDIUM
• 2025-07-10 Listed for Rent $1,100 BUILDIUM
• 2025-07-10 Rental Removed $1,100 BBOR
• 2025-07-03 Price Changed $129,999 BBOR
• 2025-06-20 Price Changed $1,100 BBOR
• 2025-05-23 Price Changed $1,195 BBOR
• 2025-05-13 Price Changed $1,260 BBOR
• 2025-04-27 Listed for Rent $1,295 BBOR
• 2025-04-17 Rental Removed $1,295 BBOR
• 2025-03-18 Price Changed $1,295 BBOR
• 2025-03-11 Rental Removed $1,395 BUILDIUM
• 2025-03-09 Listed for Rent $1,395 BUILDIUM
• 2025-02-19 Listed for Rent $1,395 BBOR
• 2025-02-19 Rental Removed $1,495 BUILDIUM
• 2025-02-14 Listed for Rent $1,495 BUILDIUM
• 2025-02-13 Rental Removed $1,495 BBOR
• 2025-02-07 Listed for Rent $1,495 BBOR
• 2024-12-03 Sold (Public Records) — Public Records
• 2024-11-26 Sold (MLS) — BBOR
• 2024-11-26 Sold (MLS) — HARMLS
• 2024-11-21 Pending — HARMLS
• 2024-11-17 Pending — HARMLS
• 2024-10-31 Pending — HARMLS
• 2024-10-27 Pending — HARMLS
• 2024-09-26 Pending — HARMLS
• 2024-09-26 Pending — BBOR
• 2024-09-17 Listed $49,900 HARMLS
• 2024-09-14 Listed $49,900 BBOR

Property tax history

+6.5%/yr

Latest (2025): $1,369 · +31.8% YoY. Source: county tax records.