185 County Road 422 · Kirbyville, TX 75956

$65,000

2 bd · 1.0 ba · 600 sqft · Other public records · 254 Days on market

1.00 ac lot $108/sqft · 8% below area Est $98k · 34% under ↓ 7% 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.3/10.0
• Appreciation +5.6/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Country living in the city of Kirbyville, on a dead end road. This 2 bedroom 1 bath home sits on 1 acre, with beautiful trees.

Key facts

• Dead end road
• Beautiful trees
• 1 acre lot

Tags

• DEAD END ROAD
• BEAUTIFUL TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $65k).
• Recommended offer: $57k (12.0% 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; 1 comparable units currently listed for rent nearby; 45 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($449 loan paydown + $804 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.23% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $98,077
• List price: $65,000
• Delta: -33.73%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.1%
• Equity multiple: 1.73×
• Total profit: $13,222
• Equity at exit: $22,993

10-year hold

• IRR: 17.4%
• Equity multiple: 3.15×
• Total profit: $39,190
• Equity at exit: $31,187

Cash invested: $18,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $176

Break-even live

Break-even rent $577

Max offer price $65,000

Occupancy floor 73%

Sensitivity live

Price	-10% $213	-5% $195	+0% $176	+5% $158	+10% $140
Rent	-10% $113	-5% $145	+0% $176	+5% $208	+10% $240
Rate	-1.0pp $209	-0.5pp $193	base $176	+0.5pp $160	+1.0pp $142

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 S Elizabeth Ave Apt 103 Kirbyville, TX	1.0	1.0	568	$800	$1.41	44d	1	1.10mi

Listing history 21 events

1. 2026-06-21
   days on market $65,000 Active 254 DOM
2. 2026-06-18
   days on market $65,000 Active 251 DOM
3. 2026-06-17
   days on market $65,000 Active 250 DOM
4. 2026-06-16
   days on market $65,000 Active 249 DOM
5. 2026-06-15
   days on market $65,000 Active 248 DOM
6. 2026-06-14
   days on market $65,000 Active 246 DOM
7. 2026-06-10
   days on market $65,000 Active 243 DOM
8. 2026-06-09
   days on market $65,000 Active 242 DOM
9. 2026-06-08
   days on market $65,000 Active 241 DOM
10. 2026-06-07
    days on market $65,000 Active 240 DOM
11. 2026-06-03
    days on market $65,000 Active 236 DOM
12. 2026-06-02
    days on market $65,000 Active 235 DOM
13. 2026-06-01
    days on market $65,000 Active 234 DOM
14. 2026-05-31
    days on market $65,000 Active 233 DOM
15. 2026-05-30
    days on market $65,000 Active 232 DOM
16. 2026-04-19
    price $65,000 126-char remark

    Show marketing remark (126 chars)

    Country living in the city of Kirbyville, on a dead end road. This 2 bedroom 1 bath home sits on 1 acre, with beautiful trees.

17. 2026-04-13
    price $65,000 199-char remark

    Show marketing remark (199 chars)

    Charming 2 bedroom/1 bathroom home nestled on a one acre tract with a private drive. Surrounded by mature trees and fenced. This property offers peace, privacy, plenty of space to enjoy the outdoors.

18. 2026-02-06
    soldstatus
19. 2025-12-16
    price $70,000 199-char remark

    Show marketing remark (199 chars)

    Charming 2 bedroom/1 bathroom home nestled on a one acre tract with a private drive. Surrounded by mature trees and fenced. This property offers peace, privacy, plenty of space to enjoy the outdoors.

20. 2025-10-10
    listed $110,000 Active 199-char remark

    Show marketing remark (199 chars)

    Charming 2 bedroom/1 bathroom home nestled on a one acre tract with a private drive. Surrounded by mature trees and fenced. This property offers peace, privacy, plenty of space to enjoy the outdoors.

21. 2025-10-09
    listed $70,000 Active 126-char remark

    Show marketing remark (126 chars)

    Country living in the city of Kirbyville, on a dead end road. This 2 bedroom 1 bath home sits on 1 acre, with beautiful trees.

ⓘ 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: $1,052 · $88/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$138/yr (+$11/mo · 13.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $9,600
• − Mortgage interest: −$3,641
• − Property taxes: −$1,052
• − Insurance: −$325
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$1,891
• Taxable income: $1,155
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $1,840/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

• 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

-7.1% since first listed

6 events — show timeline

• 2026-04-19 Price Changed $65,000 Deep East Texas MLS
• 2026-04-13 Price Changed $65,000 BBOR
• 2026-02-06 Sold (Public Records) — Public Records
• 2025-12-16 Price Changed $70,000 BBOR
• 2025-10-10 Listed $110,000 BBOR
• 2025-10-09 Listed $70,000 Deep East Texas MLS

Property tax history

-0.6%/yr

Latest (2025): $1,052 · -1.8% YoY. Source: county tax records.