KIRBYVILLE, TX 75956

Cosmetically updated 2/1 cottage on 1.65 acres outside Kirbyville. Priced at $81K against a $130K ARV, with area rents around $880/mo.

Property Overview

• Main house: 2 bed / 1 bath, approx. 896 sq ft, built 1937, pier-and-beam
• Lot: approx. 1.65 acres with mature live oaks
• Small storage outbuilding (not habitable, in poor condition, likely a tear-down)
• Flood Zone X

Condition

• Roof: Composition. Age unknown, verify on walkthrough
• Foundation: Pier-and-beam. Floors and walls appear level; original piers should be checked in the crawlspace
• HVAC: Window units. No central system confirmed
• Electrical & Plumbing: Not yet inspected. 1937 build, so budget for possible rewire/repipe
• Interior: Fresh paint throughout, wood-look flooring in the living area, bedroom carpet in fair-to-good shape. Kitchen and bath not yet photographed
• Exterior: Wood siding needs full paint and some board replacement; older windows

Numbers

• Starting price: $81,000
• ARV: $130,000
• Est. repairs: $11K–$20K (cosmetic and exterior; mechanicals not yet verified)
• Closing: on or before November 30, 2026

Why It Works

• About $49K spread between price and ARV before repairs
• Interior already cleaned up; exterior paint and siding are the main visible work
• 1.65 acres at a sub-$100K entry, with low property taxes (about $812/yr)
• Rent comps of $770–$1,000/mo for buy-and-hold

Contact

Miguel Faure

(281) 989-7739

miguel@housebuyerstexas.net