106 N Florence Ave · Kirbyville, TX 75956

$59,900

3 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 41 Days on market

0.40 ac lot $36/sqft · 53% below area ↓ 24% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Investment Opportunity in Kirbyville, TX! Don’t miss this property packed with potential and ready for the right vision. Situated on a spacious lot with mature trees, this home offers endless possibilities for investors, flippers, or buyers looking to create their dream property. Featuring a large driveway, attached garage/workshop space, and a layout ready for customization, this property is perfect for renovation or rental income. With solid bones and tons of upside, this is your chance to add value and build equity. Conveniently located near local amenities with easy access to surrounding areas. Whether you’re looking for your next project or a long-term investment, this one is full of opportunity! Bring your ideas and unlock the potential!

Key facts

• 0.4 acre lot
• 2 garage spots
• Listed 41 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/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 ($414 loan paydown + $741 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 41 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $9k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.13% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.12%
• DSCR: 2.43
• GRM: 3.9

CMA / ARV

• ARV (median comp): $136,109
• List price: $59,900
• Delta: -55.99%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 W Lavielle St	0.17mi	3/2.0	1,828 (+11%)	23mo	$94,500	$52	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 35.0%
• Equity multiple: 2.82×
• Total profit: $30,519
• Equity at exit: $21,189

10-year hold

• IRR: 37.0%
• Equity multiple: 5.53×
• Total profit: $75,952
• Equity at exit: $28,740

Cash invested: $16,772 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$221 /mo · $2,655/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $449

Break-even live

Break-even rent $709

Max offer price $59,900

Occupancy floor 60%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-17
   status Pending 772-char remark

   Show marketing remark (772 chars)

   Great Investment Opportunity in Kirbyville, TX! Don’t miss this property packed with potential and ready for the right vision. Situated on a spacious lot with mature trees, this home offers endless possibilities for investors, flippers, or buyers looking to create their dream property. Featuring a large driveway, attached garage/workshop space, and a layout ready for customization, this property is perfect for renovation or rental income. With solid bones and tons of upside, this is your chance to add value and build equity. Conveniently located near local amenities with easy access to surrounding areas. Whether you’re looking for your next project or a long-term investment, this one is full of opportunity! Bring your ideas and unlock the potential!

2. 2026-04-27
   price $59,900 772-char remark

   Show marketing remark (772 chars)

   Great Investment Opportunity in Kirbyville, TX! Don’t miss this property packed with potential and ready for the right vision. Situated on a spacious lot with mature trees, this home offers endless possibilities for investors, flippers, or buyers looking to create their dream property. Featuring a large driveway, attached garage/workshop space, and a layout ready for customization, this property is perfect for renovation or rental income. With solid bones and tons of upside, this is your chance to add value and build equity. Conveniently located near local amenities with easy access to surrounding areas. Whether you’re looking for your next project or a long-term investment, this one is full of opportunity! Bring your ideas and unlock the potential!

3. 2026-04-16
   price $65,000 772-char remark

   Show marketing remark (772 chars)

   Great Investment Opportunity in Kirbyville, TX! Don’t miss this property packed with potential and ready for the right vision. Situated on a spacious lot with mature trees, this home offers endless possibilities for investors, flippers, or buyers looking to create their dream property. Featuring a large driveway, attached garage/workshop space, and a layout ready for customization, this property is perfect for renovation or rental income. With solid bones and tons of upside, this is your chance to add value and build equity. Conveniently located near local amenities with easy access to surrounding areas. Whether you’re looking for your next project or a long-term investment, this one is full of opportunity! Bring your ideas and unlock the potential!

4. 2026-04-06
   listed $69,000 Active 772-char remark

   Show marketing remark (772 chars)

   Great Investment Opportunity in Kirbyville, TX! Don’t miss this property packed with potential and ready for the right vision. Situated on a spacious lot with mature trees, this home offers endless possibilities for investors, flippers, or buyers looking to create their dream property. Featuring a large driveway, attached garage/workshop space, and a layout ready for customization, this property is perfect for renovation or rental income. With solid bones and tons of upside, this is your chance to add value and build equity. Conveniently located near local amenities with easy access to surrounding areas. Whether you’re looking for your next project or a long-term investment, this one is full of opportunity! Bring your ideas and unlock the potential!

5. 2016-05-19
   soldstatus
6. 2016-05-12
   soldstatus 370-char remark

   Show marketing remark (370 chars)

   CHARMING HOME LOCATED IN THE HEART OF KIRBYVILLE ON A LARGE CORNER LOT! THIS 3/2/3 IS SITUATED ON 5 CITY LOTS AND HAS A SPACIOUS KITCHEN, ROOMY MASTER WITH ATTACHED BATH (DOWNSTAIRS), TWO BEDROOMS WITH BATH (UPSTAIRS) AND A 3 CAR ATTACHED GARAGE. THIS INVITING HOME HAS BEEN WELL MAINTAINED, IS MOVE IN READY AND HAS A GREAT FRONT PORCH FOR ENJOYING YOUR MORNING COFFEE!

7. 2016-03-23
   listed $79,000 370-char remark

   Show marketing remark (370 chars)

   CHARMING HOME LOCATED IN THE HEART OF KIRBYVILLE ON A LARGE CORNER LOT! THIS 3/2/3 IS SITUATED ON 5 CITY LOTS AND HAS A SPACIOUS KITCHEN, ROOMY MASTER WITH ATTACHED BATH (DOWNSTAIRS), TWO BEDROOMS WITH BATH (UPSTAIRS) AND A 3 CAR ATTACHED GARAGE. THIS INVITING HOME HAS BEEN WELL MAINTAINED, IS MOVE IN READY AND HAS A GREAT FRONT PORCH FOR ENJOYING YOUR MORNING COFFEE!

ⓘ 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: $2,655 · $221/mo
• Projected year-2 tax: $2,655 · $221/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 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: $15,331
• − Mortgage interest: −$3,355
• − Property taxes: −$2,655
• − Insurance: −$300
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$1,743
• Taxable income: $4,826
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $4,229/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: 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

-24.2% since first listed

7 events — show timeline

• 2026-05-17 Pending — BBOR
• 2026-04-27 Price Changed $59,900 BBOR
• 2026-04-16 Price Changed $65,000 BBOR
• 2026-04-06 Listed $69,000 BBOR
• 2016-05-19 Sold (Public Records) — Public Records
• 2016-05-12 Sold (MLS) — BBOR
• 2016-03-23 Listed $79,000 BBOR

Property tax history

+5.6%/yr

Latest (2025): $2,655 · -1.5% YoY. Source: county tax records.