1113 Railroad · Silsbee, TX 77656

$109,900

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 151 Days on market

Built 1958 6,970 sqft lot $103/sqft · 18% above area Est $93k · 18% over ↓ 15% 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors Purchase with built-in renters! Charming Silsbee Home with Covered Outdoor Living & Easy Hwy Access. Welcome to this well-kept 2-bedroom, 1-bath home in the heart of Silsbee. Step inside to a spacious living room that flows seamlessly into a functional U-shaped kitchen, complete with appliances and a charming garden window—perfect for growing fresh herbs or adding natural light. A separate laundry closet/pantry provides practical storage, while durable vinyl click-and-lock flooring throughout offers easy maintenance with no carpet to worry about. Outside, enjoy a large 24x20 gazebo ideal for covered entertaining, outdoor gatherings, or relaxing evenings. The structure also offers the potential to be enclosed and converted into a garage, adding future value. The fully fenced yard provides privacy and flexibility for pets, play, or projects. Conveniently located with quick access to Hwy 96, this home is commuter-friendly and zoned to Silsbee ISD.

Key facts

• U-shaped kitchen
• Vinyl flooring
• Large gazebo

Tags

• COVERED OUTDOOR LIVING
• U-SHAPED KITCHEN
• GARDEN WINDOW
• LAUNDRY CLOSET
• VINYL FLOORING
• LARGE GAZEBO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 21d 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask is 9891% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1958 — 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: 1.24% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.52%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (median comp): $92,797
• List price: $109,900
• Delta: 18.43%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1153 Railroad St	0.10mi	2/1.0	1,046 (-2%)	3mo	$147,000	$141	89
655 N 2nd St	0.27mi	3/1.0 (+1)	1,128 (+5%)	19mo	$49,900	$44	58

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $4,273
• Equity at exit: $16,386

10-year hold

• IRR: 13.1%
• Equity multiple: 2.05×
• Total profit: $32,167
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$576
• Tax from tax record: −$112 /mo · $1,340/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $347

Break-even live

Break-even rent $929

Max offer price $109,900

Occupancy floor 70%

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: $27,475
• Closing costs: $3,297
• 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	21d	1	0.12mi
454 Winters St Silsbee, TX	3.0	2.0	1330	$1,695	$1.27	21d	1	0.88mi
1135 Texas 327 Unit T204 Silsbee, TX	2.0	2.0	782	$745	$0.95	43d	1	1.07mi
1135 Texas 327 Unit T212 Silsbee, TX	2.0	2.0	782	$745	$0.95	21d	1	1.07mi
750 S 3rd St Unit 12 Silsbee, TX	2.0	1.0	900	$875	$0.97	43d	1	1.11mi

Listing history 25 events

1. 2026-06-10
   days on market $109,900 Active 151 DOM
2. 2026-06-09
   days on market $109,900 Active 150 DOM
3. 2026-06-08
   days on market $109,900 Active 149 DOM
4. 2026-06-07
   days on market $109,900 Active 148 DOM
5. 2026-06-03
   days on market $109,900 Active 144 DOM
6. 2026-06-02
   days on market $109,900 Active 143 DOM
7. 2026-06-01
   days on market $109,900 Active 142 DOM
8. 2026-05-31
   days on market $109,900 Active 141 DOM
9. 2026-05-30
   days on market $109,900 Active 140 DOM
10. 2026-03-16
    historical $1,075
11. 2026-03-05
    price $1,075
12. 2026-02-09
    listed $1,100
13. 2026-01-11
    listed $109,900 Active 981-char remark

    Show marketing remark (981 chars)

    Investors Purchase with built-in renters! Charming Silsbee Home with Covered Outdoor Living & Easy Hwy Access. Welcome to this well-kept 2-bedroom, 1-bath home in the heart of Silsbee. Step inside to a spacious living room that flows seamlessly into a functional U-shaped kitchen, complete with appliances and a charming garden window—perfect for growing fresh herbs or adding natural light. A separate laundry closet/pantry provides practical storage, while durable vinyl click-and-lock flooring throughout offers easy maintenance with no carpet to worry about. Outside, enjoy a large 24x20 gazebo ideal for covered entertaining, outdoor gatherings, or relaxing evenings. The structure also offers the potential to be enclosed and converted into a garage, adding future value. The fully fenced yard provides privacy and flexibility for pets, play, or projects. Conveniently located with quick access to Hwy 96, this home is commuter-friendly and zoned to Silsbee ISD.

14. 2025-06-29
    historical $1,100
15. 2025-05-13
    listed $1,100
16. 2025-05-07
    historical $1,100
17. 2025-05-04
    listed $1,100
18. 2025-05-03
    historical $1,100
19. 2025-04-05
    price $1,100
20. 2025-03-21
    listed $1,225
21. 2025-03-21
    historical $1,265
22. 2025-03-10
    listed $1,265
23. 2025-03-10
    historical $1,265
24. 2025-02-17
    listed $1,265
25. 2018-03-06
    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: $1,340 · $112/mo
• Projected year-2 tax: $2,011 · $168/mo
• Expected delta: +$672/yr (+$56/mo · 50.1%)

ⓘ 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 3/10 Moderate
• 🌡 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: $16,411
• − Mortgage interest: −$6,156
• − Property taxes: −$1,340
• − Insurance: −$550
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$3,197
• Taxable income: $2,543
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $3,549/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

-15.0% since first listed

16 events — show timeline

• 2026-03-16 Rental Removed $1,075 BBOR
• 2026-03-05 Price Changed $1,075 BBOR
• 2026-02-09 Listed for Rent $1,100 BBOR
• 2026-01-11 Listed $109,900 BBOR
• 2025-06-29 Rental Removed $1,100 BBOR
• 2025-05-13 Listed for Rent $1,100 BBOR
• 2025-05-07 Rental Removed $1,100 LISTANZA
• 2025-05-04 Listed for Rent $1,100 LISTANZA
• 2025-05-03 Rental Removed $1,100 BBOR
• 2025-04-05 Price Changed $1,100 BBOR
• 2025-03-21 Listed for Rent $1,225 BBOR
• 2025-03-21 Rental Removed $1,265 LISTANZA
• 2025-03-10 Listed for Rent $1,265 LISTANZA
• 2025-03-10 Rental Removed $1,265 BBOR
• 2025-02-17 Listed for Rent $1,265 BBOR
• 2018-03-06 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,340 · -1.4% YoY. Source: county tax records.