1260 E Avenue L · Silsbee, TX 77656

$124,900

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 37 Days on market

Built 1958 1.09 ac lot $93/sqft · 43% below area Est $218k · 43% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• 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

CHARMING 2/1 with a 1 car carport ideally situated in ELLIS ALFRED ACRES. Here you have a super cute home on just over 1 ACRE with nice entry, living room, den and quaint kitchen. Enjoy the HUGE shady acreage with mature trees perfect for entertaining family and friends. You'll enjoy this quiet country neighborhood. schedule your private tour today.

Key facts

• 1.09 acre lot
• Parking
• Built 1958

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask is 47% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; list at $125k implies a 108% gain — meaningful room to come down on a strong offer.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,153 (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 1958 — 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: 1.17% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $218,353
• List price: $124,900
• Delta: -42.80%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Carriage Ln	0.40mi	3/2.0 (+1)	1,430 (+6%)	3mo	$209,900	$147	59

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,289
• Equity at exit: $18,623

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $23,328
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$149 /mo · $1,792/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $297

Break-even live

Break-even rent $1,084

Max offer price $124,900

Occupancy floor 75%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
454 Winters St Silsbee, TX	3.0	2.0	1330	$1,695	$1.27	21d	1	0.84mi
680 S 3rd St Silsbee, TX	3.0	1.0	1510	$1,600	$1.06	13d	1	1.16mi
750 S 3rd St Unit 12 Silsbee, TX	2.0	1.0	900	$875	$0.97	43d	1	1.20mi
1108 N 3rd St Silsbee, TX	3.0	1.5	1500	$1,500	$1.00	21d	1	1.27mi

Listing history 14 events

1. 2026-06-07
   days on market $124,900 Pending 37 DOM
2. 2026-06-03
   days on market $124,900 Pending 35 DOM
3. 2026-06-02
   days on market $124,900 Pending 34 DOM
4. 2026-06-01
   days on market $124,900 Pending 33 DOM
5. 2026-05-31
   days on market $124,900 Pending 32 DOM
6. 2026-05-30
   statusdays on market $124,900 Pending 31 DOM
7. 2026-04-30
   status Active 351-char remark

   Show marketing remark (351 chars)

   CHARMING 2/1 with a 1 car carport ideally situated in ELLIS ALFRED ACRES. Here you have a super cute home on just over 1 ACRE with nice entry, living room, den and quaint kitchen. Enjoy the HUGE shady acreage with mature trees perfect for entertaining family and friends. You'll enjoy this quiet country neighborhood. schedule your private tour today.

8. 2026-04-16
   historical 351-char remark

   Show marketing remark (351 chars)

   CHARMING 2/1 with a 1 car carport ideally situated in ELLIS ALFRED ACRES. Here you have a super cute home on just over 1 ACRE with nice entry, living room, den and quaint kitchen. Enjoy the HUGE shady acreage with mature trees perfect for entertaining family and friends. You'll enjoy this quiet country neighborhood. schedule your private tour today.

9. 2026-04-16
   historical $124,900 351-char remark

   Show marketing remark (351 chars)

   CHARMING 2/1 with a 1 car carport ideally situated in ELLIS ALFRED ACRES. Here you have a super cute home on just over 1 ACRE with nice entry, living room, den and quaint kitchen. Enjoy the HUGE shady acreage with mature trees perfect for entertaining family and friends. You'll enjoy this quiet country neighborhood. schedule your private tour today.

10. 2014-08-26
    soldstatus
11. 2014-08-25
    soldstatus 30-char remark

    Show marketing remark (30 chars)

    Cash contract pending closing.

12. 2014-07-29
    listed $85,000 30-char remark

    Show marketing remark (30 chars)

    Cash contract pending closing.

13. 2006-12-28
    soldstatus
14. 2004-08-10
    soldstatus $60,000

ⓘ 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: $1,792 · $149/mo
• Projected year-2 tax: $2,286 · $190/mo
• Expected delta: +$494/yr (+$41/mo · 27.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 24 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: $17,523
• − Mortgage interest: −$6,996
• − Property taxes: −$1,792
• − Insurance: −$624
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$3,633
• Taxable income: $1,673
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $3,165/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

+108.2% since first listed

8 events — show timeline

• 2026-04-30 Relisted — HARMLS
• 2026-04-16 Listing Removed — HARMLS
• 2026-04-16 Coming Soon $124,900 HARMLS
• 2014-08-26 Sold (Public Records) — Public Records
• 2014-08-25 Sold (MLS) — BBOR
• 2014-07-29 Listed $85,000 BBOR
• 2006-12-28 Sold (Public Records) — Public Records
• 2004-08-10 Sold (Public Records) $60,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,792 · +8.5% YoY. Source: county tax records.