305 W Main St · Kirbyville, TX 75956

$180,000

6 bd · 4.0 ba · 640 sqft · SingleFamily public records · 61 Days on market

0.40 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Cash flow +5.0/30.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks

Investors — this one is already working for you before you even close. 305 West Main Street is a two-story historic property in the heart of downtown Kirbyville with three separate rentable spaces, major capital improvements already done. The main home delivers 5 bedrooms and 3 bathrooms across 3,340 square feet of preserved craftsmanship — soaring ceilings, a grand wooden staircase, gas fireplace with French doors, formal dining, breakfast room, and a downstairs bedroom suite with private sitting area. Upstairs, four bedrooms surround an efficiency kitchen currently rented as a standalone unit with its own private entrance. The detached garage apartment adds a third income stre

Key facts

• 0.4 acre lot
• 2 garage spots
• Listed 61 days

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Parking: Two-car garage (includes detached and converted garage options); Circular driveway
• Utilities: Public water
• Home design: Residential property; Wood siding exterior
• Construction: Composition roof; Pillar/post/pier foundation
• Exterior features: Corner lot

Interior

• Bedrooms: Primary bedroom on second floor (approx. 12x12); Multiple additional bedrooms: one on first floor (10x10), four on second floor (two 10x10, one 12x10, one 10x10)
• Bathrooms: Four full bathrooms; Primary bathroom on second floor
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Seven total rooms

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-426 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (34.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (42.5% below list).
• Recommended offer: $104k (42.5% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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.
• Zoned schools: Kirbyville El (math 38% / reading 38%, grade F, #1,709 of 4,322 statewide, top 40%, 722 students, 70% FRL); Kirbyville J H (math 58% / reading 43%, grade C, #333 of 1,662 statewide, top 21%, 363 students, 64% FRL); Kirbyville H S (math 47% / reading 57%, grade D+, #447 of 1,632 statewide, top 29%, 417 students, 56% FRL).
• 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 $3k of equity ($1k loan paydown + $2k 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.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $103,533 (42.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.58% ✗
• Cap rate: 3.45%
• Cash-on-cash: -10.14%
• DSCR: 0.55
• GRM: 14.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.4%
• Equity multiple: 0.57×
• Total profit: $-21,661
• Equity at exit: $63,674

10-year hold

• IRR: -2.7%
• Equity multiple: 0.66×
• Total profit: $-17,336
• Equity at exit: $86,364

Cash invested: $50,400 (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: 14.5×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-426

Break-even live

Break-even rent $1,575

Max offer price $118,353

Occupancy floor —

Sensitivity live

Price	-10% $-302	-5% $-364	+0% $-426	+5% $-488	+10% $-550
Rent	-10% $-508	-5% $-467	+0% $-426	+5% $-385	+10% $-344
Rate	-1.0pp $-335	-0.5pp $-380	base $-426	+0.5pp $-473	+1.0pp $-520

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $180,000 Active 61 DOM
2. 2026-06-18
   days on market $180,000 Active 58 DOM
3. 2026-06-17
   days on market $180,000 Active 57 DOM
4. 2026-06-16
   days on market $180,000 Active 56 DOM
5. 2026-06-15
   days on market $180,000 Active 55 DOM
6. 2026-06-14
   days on market $180,000 Active 53 DOM
7. 2026-06-10
   days on market $180,000 Active 50 DOM
8. 2026-06-09
   days on market $180,000 Active 49 DOM
9. 2026-06-08
   days on market $180,000 Active 48 DOM
10. 2026-06-07
    days on market $180,000 Active 47 DOM
11. 2026-06-03
    days on market $180,000 Active 43 DOM
12. 2026-06-02
    pricedays on market $180,000 Active 42 DOM
13. 2026-06-01
    days on market $190,000 Active 41 DOM
14. 2026-05-31
    days on market $190,000 Active 40 DOM
15. 2026-05-30
    days on market $190,000 Active 39 DOM
16. 2026-04-21
    listed $190,000 Active
17. 2026-03-24
    historical $750
18. 2026-03-11
    historical $750
19. 2026-02-04
    listed $750
20. 2026-02-04
    listed $1,300
21. 2026-02-04
    historical $750
22. 2026-01-19
    price $205,000
23. 2025-11-15
    listed $750
24. 2025-09-27
    listed $205,000 Active
25. 2025-08-29
    historical $1,700
26. 2025-07-16
    listed $1,700
27. 2025-07-15
    historical $1,700
28. 2025-06-18
    listed $1,700
29. 2025-05-02
    price $250,000
30. 2025-01-17
    soldstatus Closed
31. 2025-01-09
    status Pending
32. 2024-11-13
    status Active
33. 2024-11-06
    status Pending
34. 2024-08-28
    price $100,000
35. 2024-04-24
    price $120,000
36. 2024-04-02
    listed $140,000 Active

ⓘ 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 3/10 Moderate
• 🌡 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: $12,424
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$5,236
• Taxable loss: −$8,483
• Est. tax savings @ 24.0%: +$2,036
• After-tax cash flow: $-3,076/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

+28.6% since first listed

22 events — show timeline

• 2026-06-01 Price Changed $180,000 HARMLS
• 2026-04-21 Listed $190,000 HARMLS
• 2026-03-24 Rental Removed $750 BBOR
• 2026-03-11 Rental Removed $750 LFAOR
• 2026-02-04 Listed for Rent $750 LFAOR
• 2026-02-04 Listed for Rent $1,300 BBOR
• 2026-02-04 Rental Removed $750 BBOR
• 2026-01-19 Price Changed $205,000 BBOR
• 2025-11-15 Listed for Rent $750 BBOR
• 2025-09-27 Listed $205,000 Deep East Texas MLS
• 2025-08-29 Rental Removed $1,700 RENTSPREE
• 2025-07-16 Listed for Rent $1,700 RENTSPREE
• 2025-07-15 Rental Removed $1,700 BBOR
• 2025-06-18 Listed for Rent $1,700 BBOR
• 2025-05-02 Price Changed $250,000 BBOR
• 2025-01-17 Sold (MLS) — BBOR
• 2025-01-09 Pending — BBOR
• 2024-11-13 Relisted — BBOR
• 2024-11-06 Pending — BBOR
• 2024-08-28 Price Changed $100,000 BBOR
• 2024-04-24 Price Changed $120,000 BBOR
• 2024-04-02 Listed $140,000 BBOR

Property tax history

-5.7%/yr

Latest (2020): $328 · -2.1% YoY. Source: county tax records.