120 Greenridge Cir · Lufkin, TX 75904

$112,999

2 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 399 Days on market

Built 1981 0.86 ac lot $78/sqft · 44% below area Est $202k · 44% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.3/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LARGE LOT PLUS AN UPDATED HOME IN LUFKIN! The seller has done some nice updates to this unique home in Lufkin! This two-bedroom, two-bathroom mobile-type home presents a wonderful opportunity for potential buyers. With an attached carport, extended driveway, and plenty of windows, the property allows for ample natural light and convenient covered parking. The spacious 37,5050 Sq. Ft. lot accompanying the home adds significant value, providing a canvas for landscaping, expansion, or other creative possibilities.This location is also convenient to US-59. The Lufkin Mall, Downtown Lufkin, and tons of great amenities are all less than a 10-minute commute! 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

• Ample natural light
• Attached carport
• Large lot

Tags

• LARGE LOT
• ATTACHED CARPORT
• EXTENDED DRIVEWAY
• AMPLE NATURAL LIGHT
• CONVENIENT COVERED PARKING
• RENOVATION READY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $113k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.5% in Lufkin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#240 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime F, commute F.
• Diboll ISD (town): math 45% / reading 37% proficiency, ranked #394 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 295 active listings in the ZIP; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $781 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 399 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $99,439 (12.0% below list)

Questions for the listing agent

1. It's been on market 399 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.13% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (median comp): $202,123
• List price: $112,999
• Delta: -44.09%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $329
• Equity at exit: $16,849

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $24,231
• Equity at exit: $9,770

Cash invested: $31,640 (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 75904

• Home prices YoY: -25.1%
• Active inventory: 295
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$76 /mo · $910/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $293

Break-even live

Break-even rent $906

Max offer price $112,999

Occupancy floor 72%

Sensitivity live

Price	-10% $357	-5% $325	+0% $293	+5% $261	+10% $229
Rent	-10% $192	-5% $243	+0% $293	+5% $343	+10% $394
Rate	-1.0pp $350	-0.5pp $322	base $293	+0.5pp $264	+1.0pp $234

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $112,999 Active 399 DOM
2. 2026-06-19
   days on market $112,999 Active 397 DOM
3. 2026-06-18
   days on market $112,999 Active 396 DOM
4. 2026-06-17
   days on market $112,999 Active 395 DOM
5. 2026-06-16
   days on market $112,999 Active 394 DOM
6. 2026-06-15
   days on market $112,999 Active 393 DOM
7. 2026-06-14
   days on market $112,999 Active 391 DOM
8. 2026-06-13
   days on market $112,999 Active 390 DOM
9. 2026-06-10
   days on market $112,999 Active 388 DOM
10. 2026-06-09
    days on market $112,999 Active 387 DOM
11. 2026-06-08
    days on market $112,999 Active 386 DOM
12. 2026-06-07
    days on market $112,999 Active 385 DOM
13. 2026-06-05
    days on market $112,999 Active 382 DOM
14. 2026-06-02
    days on market $112,999 Active 380 DOM
15. 2026-06-01
    days on market $112,999 Active 379 DOM
16. 2026-05-31
    days on market $112,999 Active 378 DOM
17. 2026-05-30
    days on market $112,999 Active 377 DOM
18. 2025-07-29
    price $112,999 884-char remark

    Show marketing remark (884 chars)

    LARGE LOT PLUS AN UPDATED HOME IN LUFKIN! The seller has done some nice updates to this unique home in Lufkin! This two-bedroom, two-bathroom mobile-type home presents a wonderful opportunity for potential buyers. With an attached carport, extended driveway, and plenty of windows, the property allows for ample natural light and convenient covered parking. The spacious 37,5050 Sq. Ft. lot accompanying the home adds significant value, providing a canvas for landscaping, expansion, or other creative possibilities.This location is also convenient to US-59. The Lufkin Mall, Downtown Lufkin, and tons of great amenities are all less than a 10-minute commute! 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.

19. 2025-07-03
    status Active 884-char remark

    Show marketing remark (884 chars)

    LARGE LOT PLUS AN UPDATED HOME IN LUFKIN! The seller has done some nice updates to this unique home in Lufkin! This two-bedroom, two-bathroom mobile-type home presents a wonderful opportunity for potential buyers. With an attached carport, extended driveway, and plenty of windows, the property allows for ample natural light and convenient covered parking. The spacious 37,5050 Sq. Ft. lot accompanying the home adds significant value, providing a canvas for landscaping, expansion, or other creative possibilities.This location is also convenient to US-59. The Lufkin Mall, Downtown Lufkin, and tons of great amenities are all less than a 10-minute commute! 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.

20. 2025-06-24
    status Pending 884-char remark

    Show marketing remark (884 chars)

    LARGE LOT PLUS AN UPDATED HOME IN LUFKIN! The seller has done some nice updates to this unique home in Lufkin! This two-bedroom, two-bathroom mobile-type home presents a wonderful opportunity for potential buyers. With an attached carport, extended driveway, and plenty of windows, the property allows for ample natural light and convenient covered parking. The spacious 37,5050 Sq. Ft. lot accompanying the home adds significant value, providing a canvas for landscaping, expansion, or other creative possibilities.This location is also convenient to US-59. The Lufkin Mall, Downtown Lufkin, and tons of great amenities are all less than a 10-minute commute! 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.

21. 2025-05-30
    status Pending 884-char remark

    Show marketing remark (884 chars)

    LARGE LOT PLUS AN UPDATED HOME IN LUFKIN! The seller has done some nice updates to this unique home in Lufkin! This two-bedroom, two-bathroom mobile-type home presents a wonderful opportunity for potential buyers. With an attached carport, extended driveway, and plenty of windows, the property allows for ample natural light and convenient covered parking. The spacious 37,5050 Sq. Ft. lot accompanying the home adds significant value, providing a canvas for landscaping, expansion, or other creative possibilities.This location is also convenient to US-59. The Lufkin Mall, Downtown Lufkin, and tons of great amenities are all less than a 10-minute commute! 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.

22. 2025-04-14
    listed $99,999 Active 884-char remark

    Show marketing remark (884 chars)

    LARGE LOT PLUS AN UPDATED HOME IN LUFKIN! The seller has done some nice updates to this unique home in Lufkin! This two-bedroom, two-bathroom mobile-type home presents a wonderful opportunity for potential buyers. With an attached carport, extended driveway, and plenty of windows, the property allows for ample natural light and convenient covered parking. The spacious 37,5050 Sq. Ft. lot accompanying the home adds significant value, providing a canvas for landscaping, expansion, or other creative possibilities.This location is also convenient to US-59. The Lufkin Mall, Downtown Lufkin, and tons of great amenities are all less than a 10-minute commute! 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.

23. 2024-06-11
    soldstatus
24. 2010-12-27
    soldstatus
25. 2003-10-14
    soldstatus

ⓘ 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: $910 · $76/mo
• Projected year-2 tax: $2,068 · $172/mo
• Expected delta: +$1,158/yr (+$97/mo · 127.4%)

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

Taxation est. · year 1

• Rental income: $15,318
• − Mortgage interest: −$6,330
• − Property taxes: −$910
• − Insurance: −$565
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$3,287
• Taxable income: $1,776
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $3,090/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: Diboll ISD
• NCES district ID: 4817040
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,667
• Composite: 34.67/100
• National rank: #5142
• State rank: #394 of 826 in TX

Livability — Lufkin

• Score: 72/100
• State rank: #240
• US rank: #5792

Category grades

Amenities C Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Angelina County · 62,696 people
• City population: 62,696
• Metro: Lufkin, TX
• Population (ZIP): 34,462
• Household income: $60,205
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1159.0

Population outlook (Angelina County) Hauer SSP2

• Today (2025): 90,174 people
• By 2030: 90,697 · +0.6%
• By 2040: 91,291 · +1.2%
• By 2050: 91,168 · +1.1%
• By 2075: 88,961 · -1.3%
• By 2100: 80,590 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 19% Black 16% Two or more races 12% Native American 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Angelina

• 2024 margin: Solid R (+52.0) · D 23.7% · R 75.7%
• 2008→2024 swing: -17.0pp toward R · 2008: -35.0pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.1 2016: R+47.3 2012: R+43.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.71%
• Current HPI: 213.4236
• Rent YoY: —
• Metro: Lufkin, TX
• 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

+13.0% since first listed

8 events — show timeline

• 2025-07-29 Price Changed $112,999 HARMLS
• 2025-07-03 Relisted — HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-05-30 Pending — HARMLS
• 2025-04-14 Listed $99,999 HARMLS
• 2024-06-11 Sold (Public Records) — Public Records
• 2010-12-27 Sold (Public Records) — Public Records
• 2003-10-14 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $910 · -0.0% YoY. Source: county tax records.