205 S 15th St · Silsbee, TX 77656

$95,000

2 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 131 Days on market

Built 1938 6,499 sqft lot $78/sqft · 24% below area Est $125k · 24% under

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

This 1224 square foot single-family home has 2 bedrooms and 1.0 bathrooms. This home is located at 205 S 15th St, Silsbee, TX 77656.

Key facts

• 6,499 sq ft lot
• Built 1938
• Listed 131 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (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; 6 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 $657 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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 1938 — 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: 1.25% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (median comp): $124,501
• List price: $95,000
• Delta: -23.70%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 S 7th St	0.49mi	2/1.0	1,116 (-9%)	19mo	$85,000	$76	46
149 Willow Bend Dr	0.72mi	3/2.0 (+1)	1,364 (+11%)	4mo	$224,900	$165	35

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $3,592
• Equity at exit: $14,165

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $27,596
• Equity at exit: $8,214

Cash invested: $26,600 (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: $1,187 high
• Mortgage (P&I): −$498
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $298

Break-even live

Break-even rent $810

Max offer price $95,000

Occupancy floor 70%

Sensitivity live

Price	-10% $352	-5% $325	+0% $298	+5% $271	+10% $244
Rent	-10% $204	-5% $251	+0% $298	+5% $345	+10% $392
Rate	-1.0pp $346	-0.5pp $322	base $298	+0.5pp $273	+1.0pp $248

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.84mi
2436 Clayborn #309 Silsbee, TX	3.0	1.0	834	$795	$0.95	14d	1	0.85mi
235 Prince Hall Ln Silsbee, TX	3.0	1.0	834	$795	$0.95	14d	1	0.89mi
2531 Maxey Ct Silsbee, TX	3.0	1.0	834	$795	$0.95	14d	2	0.93mi
1108 N 3rd St Silsbee, TX	3.0	1.5	1500	$1,500	$1.00	22d	1	0.96mi
454 Winters St Silsbee, TX	3.0	2.0	1330	$1,695	$1.27	22d	1	1.02mi

Listing history 23 events

1. 2026-06-18
   days on market $95,000 Active 131 DOM
2. 2026-06-17
   days on market $95,000 Active 130 DOM
3. 2026-06-16
   days on market $95,000 Active 129 DOM
4. 2026-06-15
   days on market $95,000 Active 128 DOM
5. 2026-06-14
   days on market $95,000 Active 126 DOM
6. 2026-06-10
   days on market $95,000 Active 123 DOM
7. 2026-06-09
   days on market $95,000 Active 122 DOM
8. 2026-06-08
   days on market $95,000 Active 121 DOM
9. 2026-06-07
   days on market $95,000 Active 120 DOM
10. 2026-06-03
    days on market $95,000 Active 116 DOM
11. 2026-06-02
    days on market $95,000 Active 115 DOM
12. 2026-06-01
    days on market $95,000 Active 114 DOM
13. 2026-05-31
    days on market $95,000 Active 113 DOM
14. 2026-05-30
    days on market $95,000 Active 112 DOM
15. 2026-02-07
    listed $95,000 Active 133-char remark

    Show marketing remark (133 chars)

    This 1224 square foot single-family home has 2 bedrooms and 1.0 bathrooms. This home is located at 205 S 15th St, Silsbee, TX 77656.

16. 2025-12-31
    historical
17. 2024-06-26
    listed $95,000 Active
18. 2022-07-25
    soldstatus
19. 2022-07-22
    soldstatus Sold
20. 2022-07-14
    status Pending
21. 2022-07-08
    listed $58,300 Active
22. 2019-11-19
    soldstatus
23. 2016-12-20
    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: $1,223 · $102/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$515/yr (+$43/mo · 42.1%)

ⓘ 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 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: $14,243
• − Mortgage interest: −$5,321
• − Property taxes: −$1,223
• − Insurance: −$475
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$2,764
• Taxable income: $2,181
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $3,052/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

+63.0% since first listed

9 events — show timeline

• 2026-02-07 Listed $95,000 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2024-06-26 Listed $95,000 HARMLS
• 2022-07-25 Sold (Public Records) — Public Records
• 2022-07-22 Sold (MLS) — HARMLS
• 2022-07-14 Pending — HARMLS
• 2022-07-08 Listed $58,300 HARMLS
• 2019-11-19 Sold (Public Records) — Public Records
• 2016-12-20 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,223 · -1.3% YoY. Source: county tax records.