770 N 8th St · Silsbee, TX 77656

$127,000

2 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 498 Days on market

Built 1953 9,148 sqft lot $92/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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +6.9/15.0
• 1% rule +6.4/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

right on the corner of 8th and Ave C. Across of the old Jr high stadium. good area, nice place to walk on the track. close to downtown, churches and shopping.

Key facts

• 9,148 sq ft lot
• Listed 498 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 $878 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 498 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $127k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $111,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 498 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 1953 — 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: 1.14% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $125,295
• List price: $127,000
• Delta: 1.36%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 S 9th St	0.49mi	3/1.0 (+1)	1,428 (+3%)	1mo	$35,000	$25	66
210 S 7th St	0.47mi	3/1.0 (+1)	1,484 (+7%)	12mo	$59,900	$40	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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,982
• Equity at exit: $18,936

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $20,115
• Equity at exit: $10,981

Cash invested: $35,560 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$154 /mo · $1,843/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $276

Break-even live

Break-even rent $1,104

Max offer price $127,000

Occupancy floor 76%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.38mi
454 Winters St Silsbee, TX	3.0	2.0	1330	$1,695	$1.27	21d	1	0.85mi
680 S 3rd St Silsbee, TX	3.0	1.0	1510	$1,600	$1.06	14d	1	0.85mi
750 S 3rd St Unit 12 Silsbee, TX	2.0	1.0	900	$875	$0.97	44d	1	0.90mi

Listing history 26 events

1. 2026-06-18
   days on market $127,000 Active 498 DOM
2. 2026-06-17
   days on market $127,000 Active 497 DOM
3. 2026-06-16
   days on market $127,000 Active 496 DOM
4. 2026-06-15
   days on market $127,000 Active 495 DOM
5. 2026-06-14
   days on market $127,000 Active 493 DOM
6. 2026-06-10
   days on market $127,000 Active 490 DOM
7. 2026-06-09
   days on market $127,000 Active 489 DOM
8. 2026-06-08
   days on market $127,000 Active 488 DOM
9. 2026-06-07
   days on market $127,000 Active 487 DOM
10. 2026-06-03
    days on market $127,000 Active 483 DOM
11. 2026-06-02
    days on market $127,000 Active 482 DOM
12. 2026-06-01
    days on market $127,000 Active 481 DOM
13. 2026-05-31
    days on market $127,000 Active 480 DOM
14. 2026-05-30
    days on market $127,000 Active 479 DOM
15. 2025-10-29
    price $127,000 158-char remark

    Show marketing remark (158 chars)

    right on the corner of 8th and Ave C. Across of the old Jr high stadium. good area, nice place to walk on the track. close to downtown, churches and shopping.

16. 2025-07-22
    price $129,000 158-char remark

    Show marketing remark (158 chars)

    right on the corner of 8th and Ave C. Across of the old Jr high stadium. good area, nice place to walk on the track. close to downtown, churches and shopping.

17. 2025-02-05
    listed $139,000 Active 158-char remark

    Show marketing remark (158 chars)

    right on the corner of 8th and Ave C. Across of the old Jr high stadium. good area, nice place to walk on the track. close to downtown, churches and shopping.

18. 2024-06-17
    historical
19. 2024-05-15
    price $140,000
20. 2024-04-02
    listed $150,000 Active
21. 2024-03-11
    historical
22. 2024-02-16
    listed $149,900 Active
23. 2024-02-16
    historical
24. 2018-12-20
    soldstatus
25. 2009-05-04
    soldstatus
26. 2004-12-06
    soldstatus $59,080

ⓘ 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: $1,843 · $154/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$481/yr (+$40/mo · 26.1%)

ⓘ 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: $17,446
• − Mortgage interest: −$7,114
• − Property taxes: −$1,843
• − Insurance: −$635
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$3,695
• Taxable income: $1,368
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $2,984/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

+115.0% since first listed

12 events — show timeline

• 2025-10-29 Price Changed $127,000 BBOR
• 2025-07-22 Price Changed $129,000 BBOR
• 2025-02-05 Listed $139,000 BBOR
• 2024-06-17 Listing Removed — HARMLS
• 2024-05-15 Price Changed $140,000 HARMLS
• 2024-04-02 Listed $150,000 HARMLS
• 2024-03-11 Listing Removed — HARMLS
• 2024-02-16 Listed $149,900 HARMLS
• 2024-02-16 Coming Soon — HARMLS
• 2018-12-20 Sold (Public Records) — Public Records
• 2009-05-04 Sold (Public Records) — Public Records
• 2004-12-06 Sold (Public Records) $59,080 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,843 · +8.5% YoY. Source: county tax records.