Real Estate Investing in Silsbee, Texas (77656)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77656 (Silsbee, TX)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 18.0% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.8% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Silsbee, TX (77656)?
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Market Analysis: 77656 Silsbee
This part of Hardin County is not an easy win. The 77656 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 77656 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 77656 and stronger Silsbee ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Put differently, 17,132 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 77656 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Silsbee:
Market Trends
Home Value History (with trend line)
📊 How Does 77656 Compare?
| Metric | 77656 | Silsbee | Beaumont-Port Arthur, TX | Texas |
|---|---|---|---|---|
| Home Value | $175,140 | $175,140 | N/A | $297,000 |
| 5-Year CAGR | 0.8% | 0.8% | N/A | 5.4% |
| Avg Rent | $909 | $909 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77656 (Silsbee, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $175,140 |
| Monthly Rent | $909 |
| Price-to-Rent | 16.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.1% |
| 5-Year IRR | 4.8% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +0.8% ▲ |
| 10-Year CAGR | +3.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 77656
Population: 17,132
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 77656
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is vacancy a concern in Silsbee, TX?
Silsbee, TX sees elevated vacancy, which is reasonable relative to the broader TX rental market.
What type of investing works in Silsbee, TX?
For Silsbee, TX, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Are rents high in Silsbee, TX?
The typical rental in Silsbee, TX commands about $909/mo monthly. That rent profile consistent cash flow against the $175K purchase basis.
What is the average home sale price in Silsbee, TX?
The median home value in Silsbee, TX is roughly $175K. That puts it reasonable relative to the TX statewide average.
Should investors consider Silsbee, TX?
Our data puts Silsbee, TX at 3.0/5 for investability. Home prices of $175K and rents around $909/mo create a solid backdrop for investor activity.
You know 77656 now. You don’t know where it ranks.
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How 77656 ranks in Beaumont-Port Arthur, TX
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