123 Helen St · Kirbyville, TX 75956

$60,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily · 38 Days on market

Poor condition 0.56 ac lot $46/sqft · 48% below area Est $116k · 48% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.6/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

CASH ONLY!! Restoration needed! This one has been gutted! Wiring & Plumbing replaced, some sheetrock hung, not floated. Partial garage conversion in process. Sits on 2 of the 4 lots. Potential for additional structure to be added. Good start to rehabbing of this home. Come take a look.

Key facts

• Wiring replaced
• Sits on 2 lots
• Plumbing replaced

Tags

• WIRING REPLACED
• PLUMBING REPLACED
• PARTIAL GARAGE CONVERSION
• SITS ON 2 LOTS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Slab foundation
• Exterior features: Public maintained road access; Lot approximately 0.56 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,133 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: schools D+, amenities F, commute F.
• Kirbyville CISD (rural): math 48% / reading 43% proficiency, ranked #274 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 98 active listings in the ZIP; 45 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($415 loan paydown + $742 appreciation (1.2% local appreciation)).
• Jasper County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.06% ✓
• Cap rate: 17.48%
• Cash-on-cash: 39.97%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (median comp): $115,556
• List price: $60,000
• Delta: -48.08%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

1.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.9%
• Equity multiple: 3.23×
• Total profit: $37,477
• Equity at exit: $21,225

10-year hold

• IRR: 44.5%
• Equity multiple: 6.40×
• Total profit: $90,735
• Equity at exit: $28,788

Cash invested: $16,800 (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 75956

• Home prices YoY: 0.8%
• Active inventory: 98
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $560

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 50%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $60,000 Active 38 DOM
2. 2026-06-17
   days on market $60,000 Active 37 DOM
3. 2026-06-16
   days on market $60,000 Active 36 DOM
4. 2026-06-15
   days on market $60,000 Active 35 DOM
5. 2026-06-14
   days on market $60,000 Active 33 DOM
6. 2026-06-10
   days on market $60,000 Active 30 DOM
7. 2026-06-09
   days on market $60,000 Active 29 DOM
8. 2026-06-08
   days on market $60,000 Active 28 DOM
9. 2026-06-07
   days on market $60,000 Active 27 DOM
10. 2026-06-03
    days on market $60,000 Active 23 DOM
11. 2026-06-02
    days on market $60,000 Active 22 DOM
12. 2026-06-01
    days on market $60,000 Active 21 DOM
13. 2026-05-31
    days on market $60,000 Active 20 DOM
14. 2026-05-30
    days on market $60,000 Active 19 DOM
15. 2026-05-11
    listed $60,000 Active 299-char remark
16. 2026-05-11
    listed $60,000 Active 292-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 22 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: $14,798
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$1,745
• Taxable income: $6,124
• Est. tax owed @ 24.0%: −$1,470
• After-tax cash flow: $5,245/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to bring it up to a livable condition. Immediate focus should be on the roof and exterior to ensure safety and improve curb appeal.

Repairs flagged

• Major roof — Exposed wooden beams, no visible roofing material
• Major exterior siding — Weathered siding, exposed framing
• Major flooring — Exposed subflooring, debris
• Major interior walls — Exposed framing, missing drywall
• Major systems — Exposed wiring and plumbing, no visible HVAC

Value-add opportunities

• Both roof replacement — Critical safety and aesthetic issue
• Both exterior siding and paint — Enhances curb appeal and value
• Both flooring and subfloor repair — Stabilizes structure and improves living space
• Both interior drywall and framing repair — Restores structural integrity and enhances living space
• Both wiring and plumbing repair — Ensures safety and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed wooden beams, no visible roofing material	Major	$15,000–50,000
exterior siding · Weathered siding, exposed framing	Major	$15,000–50,000
flooring · Exposed subflooring, debris	Major	$15,000–50,000
interior walls · Exposed framing, missing drywall	Major	$15,000–50,000
systems · Exposed wiring and plumbing, no visible HVAC	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — Critical safety and aesthetic issue ↑
• Both exterior siding and paint — Enhances curb appeal and value ↑
• Both flooring and subfloor repair — Stabilizes structure and improves living space ↑
• Both interior drywall and framing repair — Restores structural integrity and enhances living space ↑
• Both wiring and plumbing repair — Ensures safety and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Kirbyville CISD
• NCES district ID: 4825710
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 43% ▼ -1.00%
• Median HH income: $40,141
• Composite: 38.14/100
• National rank: #4269
• State rank: #274 of 826 in TX

Livability — Kirbyville

• Score: 59/100
• State rank: #1133
• US rank: #20020

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirbyville, TX
• Population (ZIP): 7,085

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 33,986 people
• By 2030: 32,965 · -3.0%
• By 2040: 30,908 · -9.1%
• By 2050: 28,893 · -15.0%
• By 2075: 24,828 · -26.9%
• By 2100: 19,987 · -41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 10% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+66.6) · D 16.5% · R 83.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -42.0pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+61.4 2016: R+59.9 2012: R+48.4 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.24%
• Current HPI: 161.736
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-11 Listed $60,000 Deep East Texas MLS
• 2026-05-11 Listed $60,000 BBOR