111 N Mcmillan Ave · Kirbyville, TX 75956

$57,699

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 605 Days on market

Built 1955 7,666 sqft lot $66/sqft · 41% below area Est $98k · 41% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

BRICK HOME! Welcome to this single-story brick home located in Kirbyville, TX. With 880 square feet of space, this property is renovation-ready and awaits your personal touch. Featuring a covered front porch area and situated on a good-sized lot, this home offers potential for outdoor enjoyment. Inside, discover a functional layout with a spacious kitchen and living area, providing ample room for comfortable living. Embrace the opportunity to customize and transform this property into your ideal haven in a charming Texas community. The home is being sold As Is but the roof has recently been replaced. The property's great location will also give you easy access to US-96. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Covered front porch
• Spacious kitchen
• Functional layout

Tags

• SINGLE-STORY BRICK HOME
• COVERED FRONT PORCH
• SPACIOUS KITCHEN
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($856 rent vs $58k).
• Recommended offer: $51k (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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 45 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($399 loan paydown + $713 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 605 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,775 (12.0% below list)

Questions for the listing agent

1. It's been on market 605 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.48% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.69%
• DSCR: 2.01
• GRM: 5.6

CMA / ARV

• ARV (median comp): $98,028
• List price: $57,699
• Delta: -41.14%
• 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: 25.3%
• Equity multiple: 2.31×
• Total profit: $21,204
• Equity at exit: $20,411

10-year hold

• IRR: 27.8%
• Equity multiple: 4.42×
• Total profit: $55,173
• Equity at exit: $27,684

Cash invested: $16,156 (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: 5.6×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$303
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $306

Break-even live

Break-even rent $469

Max offer price $57,699

Occupancy floor 59%

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: $14,425
• Closing costs: $1,731
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Charlsie Ave Kirbyville, TX	2.0	1.0	850	$830	$0.98	43d	1	0.63mi
1410 S Elizabeth Ave Apt 103 Kirbyville, TX	1.0	1.0	568	$800	$1.41	43d	1	1.00mi
1410 S Elizabeth Ave Apt 504 Kirbyville, TX	3.0	1.0	768	$950	$1.24	43d	1	1.00mi
1410 S Elizabeth Ave Unit 204 Kirbyville, TX	2.0	1.0	767	$850	$1.11	43d	1	1.00mi

Listing history 15 events

1. 2026-06-18
   days on market $57,699 Active 605 DOM
2. 2026-06-17
   days on market $57,699 Active 604 DOM
3. 2026-06-16
   days on market $57,699 Active 603 DOM
4. 2026-06-15
   days on market $57,699 Active 602 DOM
5. 2026-06-14
   days on market $57,699 Active 600 DOM
6. 2026-06-10
   days on market $57,699 Active 597 DOM
7. 2026-06-09
   days on market $57,699 Active 596 DOM
8. 2026-06-08
   days on market $57,699 Active 595 DOM
9. 2026-06-07
   days on market $57,699 Active 594 DOM
10. 2026-06-03
    days on market $57,699 Active 590 DOM
11. 2026-06-02
    days on market $57,699 Active 589 DOM
12. 2026-06-01
    days on market $57,699 Active 588 DOM
13. 2026-05-31
    days on market $57,699 Active 587 DOM
14. 2026-05-30
    days on market $57,699 Active 586 DOM
15. 2024-10-21
    listed $57,699 Active 903-char remark

    Show marketing remark (903 chars)

    BRICK HOME! Welcome to this single-story brick home located in Kirbyville, TX. With 880 square feet of space, this property is renovation-ready and awaits your personal touch. Featuring a covered front porch area and situated on a good-sized lot, this home offers potential for outdoor enjoyment. Inside, discover a functional layout with a spacious kitchen and living area, providing ample room for comfortable living. Embrace the opportunity to customize and transform this property into your ideal haven in a charming Texas community. The home is being sold As Is but the roof has recently been replaced. The property's great location will also give you easy access to US-96. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$526/yr (+$44/mo · 99.3%)

ⓘ 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 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: $10,273
• − Mortgage interest: −$3,232
• − Property taxes: −$530
• − Insurance: −$288
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$1,679
• Taxable income: $2,900
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $2,970/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

1 event — show timeline

• 2024-10-21 Listed $57,699 HARMLS

Property tax history

-4.0%/yr

Latest (2024): $530 · +14.1% YoY. Source: county tax records.