Real Estate Investing in Kirbyville, Texas (75956)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75956 (Kirbyville, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 14.7% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.3% CAGR).
- Elevated poverty: 21.8% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Kirbyville, TX (75956)?
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Market Analysis: 75956 Kirbyville
This part of Jasper County is not an easy win. The 75956 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 75956 is solid only for operators who understand what they are buying. A $176K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within TX, ZIP 75956 trails on several market indicators that neighboring Jasper County submarkets outperform. The gap is real and solid enough to shape underwriting.
The 75956 ZIP's population of 7,085 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
The right play in 75956 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Kirbyville:
Market Trends
Home Value History (with trend line)
📊 How Does 75956 Compare?
| Metric | 75956 | Kirbyville | Texas |
|---|---|---|---|
| Home Value | $175,917 | $175,917 | $297,000 |
| 5-Year CAGR | 1.3% | 1.3% | 5.4% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 3.9% | 3.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 75956 (Kirbyville, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $175,917 |
| Monthly Rent | $873 |
| Price-to-Rent | 16.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +1.3% ▲ |
| 10-Year CAGR | +4.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 75956
Population: 7,085
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 75956
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
Is Kirbyville, TX good for house hacking?
House hacking in Kirbyville, TX is a challenging. With home values around $176K and rents at $873/mo, owner-occupants can offset a meaningful share of PITI.
Is it easy to find good tenants in Kirbyville, TX?
Tenant demand in Kirbyville, TX is solid. The local workforce $873/mo rents across most rental classes.
Are there empty rentals in Kirbyville, TX?
Kirbyville, TX sees elevated vacancy, which is reasonable relative to the broader TX rental market.
What monthly rent should investors expect in Kirbyville, TX?
Rental rates in Kirbyville, TX average $873/mo. Tenant demand and $176K home values make the yield look reasonable by investor standards.
How landlord-friendly is Kirbyville, TX?
Landlord-friendliness in Kirbyville, TX is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
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