170 S 4th St · Silsbee, TX 77656

$193,515

4 bd · 1.0 ba · 2,512 sqft · SingleFamily public records · 34 Days on market

Built 1938 $77/sqft · 32% below area Est $284k · 32% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• 1% rule +3.7/10.0
• 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

Partially restored farmhouse located on a corner lot in the Heart of downtown Silsbee. With four bedrooms and three bathrooms home has Hardwood Floors throughout the Living and Bedroom areas. Could be used as residence or commercial. Home was built as a duplex.

Key facts

• Covered porch
• Double pane windows
• Farmhouse character

Tags

• FARMHOUSE CHARACTER
• SHIPLAP ON WALLS
• MODERN UPGRADES IN KITCHENS
• DOUBLE PANE WINDOWS
• STORAGE ROOM WITH BARN DOOR
• COVERED PORCH

Property features AI

Exterior

• Parking: Attached garage (1 space); Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Residential income property; Duplex
• Construction: Frame construction; Composition roof; Slab foundation; Home warranty included
• Exterior features: Covered patio/porch; Deck; Chain link fencing; Corner lot; Publicly maintained road; Workshop

Interior

• Kitchen: Dishwasher; Refrigerator; Gas cooktop; Range; Ice maker
• Flooring: Wood flooring
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Natural gas heating; Zoned heating; Central air conditioning; Ceiling fans
• Interior features: Dishwasher; Refrigerator; Gas cooktop; Ice maker; Range; Wood flooring

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $56 ($672/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (13.0% below list).
• Recommended offer: $168k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.2% in Silsbee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 358 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.
• Current owner paid $35k; list at $194k implies a 454% gain — meaningful room to come down on a strong offer.

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

Recommended offer $168,287 (13.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 13% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (median comp): $283,702
• List price: $193,515
• Delta: -31.79%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-27,805
• Equity at exit: $28,854

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-19,676
• Equity at exit: $16,732

Cash invested: $54,184 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$1,015
• Tax from tax record: −$178 /mo · $2,136/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $56

Break-even live

Break-even rent $1,612

Max offer price $193,515

Occupancy floor 92%

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: $48,379
• Closing costs: $5,805
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   days on market $193,515 Active 34 DOM
2. 2026-06-17
   days on market $193,515 Active 33 DOM
3. 2026-06-16
   days on market $193,515 Active 32 DOM
4. 2026-06-15
   days on market $193,515 Active 31 DOM
5. 2026-06-14
   days on market $193,515 Active 29 DOM
6. 2026-06-10
   days on market $193,515 Active 26 DOM
7. 2026-06-09
   days on market $193,515 Active 25 DOM
8. 2026-06-08
   days on market $193,515 Active 24 DOM
9. 2026-06-07
   days on market $193,515 Active 23 DOM
10. 2026-06-03
    days on market $193,515 Active 19 DOM
11. 2026-06-02
    days on market $193,515 Active 18 DOM
12. 2026-06-01
    days on market $193,515 Active 17 DOM
13. 2026-05-31
    days on market $193,515 Active 16 DOM
14. 2026-05-30
    days on market $193,515 Active 15 DOM
15. 2026-05-15
    listed $193,515 Active 811-char remark
16. 2026-01-15
    historical $1,395
17. 2025-12-11
    listed $1,395
18. 2025-09-10
    price $195,995
19. 2025-06-23
    price $199,995
20. 2025-05-05
    price $207,900
21. 2024-12-26
    price $227,200
22. 2024-08-29
    price $237,200
23. 2024-08-05
    price $247,200
24. 2024-07-09
    price $259,200
25. 2024-06-25
    price $269,200
26. 2024-06-11
    price $279,200
27. 2024-01-04
    price $289,200
28. 2023-11-02
    listed $298,200 Active
29. 2022-04-18
    soldstatus
30. 2022-03-30
    soldstatus

    Show marketing remark (261 chars)

    Partially restored farmhouse located on a corner lot in the Heart of downtown Silsbee. With four bedrooms and three bathrooms home has Hardwood Floors throughout the Living and Bedroom areas. Could be used as residence or commercial. Home was built as a duplex.

31. 2022-02-27
    listed $109,900

    Show marketing remark (261 chars)

    Partially restored farmhouse located on a corner lot in the Heart of downtown Silsbee. With four bedrooms and three bathrooms home has Hardwood Floors throughout the Living and Bedroom areas. Could be used as residence or commercial. Home was built as a duplex.

32. 2017-04-27
    soldstatus
33. 2017-04-26
    soldstatus
34. 2017-04-07
    listed $50,000
35. 2015-07-08
    soldstatus
36. 2012-01-27
    soldstatus
37. 2011-09-30
    soldstatus
38. 2004-02-26
    soldstatus $34,900

ⓘ 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: $2,136 · $178/mo
• Projected year-2 tax: $3,541 · $295/mo
• Expected delta: +$1,405/yr (+$117/mo · 65.8%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $20,194
• − Mortgage interest: −$10,840
• − Property taxes: −$2,136
• − Insurance: −$968
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$5,630
• Taxable loss: −$2,610
• Est. tax savings @ 24.0%: +$626
• After-tax cash flow: $1,298/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

+454.5% since first listed

24 events — show timeline

• 2026-05-15 Listed $193,515 BBOR
• 2026-01-15 Rental Removed $1,395 BUILDIUM
• 2025-12-11 Listed for Rent $1,395 BUILDIUM
• 2025-09-10 Price Changed $195,995 BBOR
• 2025-06-23 Price Changed $199,995 BBOR
• 2025-05-05 Price Changed $207,900 BBOR
• 2024-12-26 Price Changed $227,200 BBOR
• 2024-08-29 Price Changed $237,200 BBOR
• 2024-08-05 Price Changed $247,200 BBOR
• 2024-07-09 Price Changed $259,200 BBOR
• 2024-06-25 Price Changed $269,200 BBOR
• 2024-06-11 Price Changed $279,200 BBOR
• 2024-01-04 Price Changed $289,200 BBOR
• 2023-11-02 Listed $298,200 BBOR
• 2022-04-18 Sold (Public Records) — Public Records
• 2022-03-30 Sold (MLS) — BBOR
• 2022-02-27 Listed $109,900 BBOR
• 2017-04-27 Sold (Public Records) — Public Records
• 2017-04-26 Sold (MLS) — BBOR
• 2017-04-07 Listed $50,000 BBOR
• 2015-07-08 Sold (Public Records) — Public Records
• 2012-01-27 Sold (Public Records) — Public Records
• 2011-09-30 Sold (Public Records) — Public Records
• 2004-02-26 Sold (Public Records) $34,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,136 · -1.4% YoY. Source: county tax records.