1008 Tom Temple Blvd · Lufkin, TX 75904

$165,000

4 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 104 Days on market

Built 1956 0.30 ac lot $119/sqft · at area comps Est $173k · at est. ↓ 3% since listing

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Why this score? — see what drove the C- 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 +20.6/30.0
• ARV discount +9.6/15.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Property or starter home, 4BR/2Bath, with open concept, Vinyl flooring throughout, recently painted. 2025 HVAC.

Key facts

• 0.3 acre lot
• Built 1956
• Listed 103 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.6% 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.
• Lufkin ISD (town): math 39% / reading 39% proficiency, ranked #446 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 292 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. 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?
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: 1.03% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (median comp): $173,192
• List price: $165,000
• Delta: -4.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Moss Dr	0.17mi	3/2.0 (-1)	1,347 (-3%)	12mo	$129,000	$96	71
600 Carrol Ave	0.14mi	3/2.0 (-1)	1,249 (-10%)	11mo	$198,000	$159	62
408 Lynn Ave	0.30mi	3/1.5 (-1)	1,248 (-10%)	6mo	$140,000	$112	57
1508 Cimmarron St	0.31mi	4/2.0	1,600 (+15%)	18mo	$179,900	$112	45
1111 South First St	0.66mi	3/2.0 (-1)	1,315 (-6%)	22mo	$189,900	$144	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-12,639
• Equity at exit: $24,602

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $7,182
• Equity at exit: $14,266

Cash invested: $46,200 (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: 292
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,697 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$185 /mo · $2,222/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $221

Break-even live

Break-even rent $1,417

Max offer price $165,000

Occupancy floor 82%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1406 Russell Ave Lufkin, TX	3.0	2.0	1648	$1,750	$1.06	44d	1	0.71mi

Listing history 21 events

1. 2026-06-19
   days on market $165,000 Active 104 DOM
2. 2026-06-18
   days on market $165,000 Active 103 DOM
3. 2026-06-17
   days on market $165,000 Active 102 DOM
4. 2026-06-16
   days on market $165,000 Active 101 DOM
5. 2026-06-15
   days on market $165,000 Active 100 DOM
6. 2026-06-14
   days on market $165,000 Active 98 DOM
7. 2026-06-13
   days on market $165,000 Active 97 DOM
8. 2026-06-10
   days on market $165,000 Active 95 DOM
9. 2026-06-09
   days on market $165,000 Active 94 DOM
10. 2026-06-08
    days on market $165,000 Active 93 DOM
11. 2026-06-07
    days on market $165,000 Active 92 DOM
12. 2026-06-03
    days on market $165,000 Active 88 DOM
13. 2026-06-02
    days on market $165,000 Active 87 DOM
14. 2026-06-01
    days on market $165,000 Active 86 DOM
15. 2026-05-31
    days on market $165,000 Active 85 DOM
16. 2026-05-30
    days on market $165,000 Active 84 DOM
17. 2026-05-08
    price $165,000 128-char remark

    Show marketing remark (128 chars)

    Great Investment Property or starter home, 4BR/2Bath, with open concept, Vinyl flooring throughout, recently painted. 2025 HVAC.

18. 2026-04-08
    status Active 128-char remark

    Show marketing remark (128 chars)

    Great Investment Property or starter home, 4BR/2Bath, with open concept, Vinyl flooring throughout, recently painted. 2025 HVAC.

19. 2026-03-26
    status Pending 128-char remark

    Show marketing remark (128 chars)

    Great Investment Property or starter home, 4BR/2Bath, with open concept, Vinyl flooring throughout, recently painted. 2025 HVAC.

20. 2026-01-26
    listed $169,900 Active 128-char remark

    Show marketing remark (128 chars)

    Great Investment Property or starter home, 4BR/2Bath, with open concept, Vinyl flooring throughout, recently painted. 2025 HVAC.

21. 1991-11-27
    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: $2,222 · $185/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$797/yr (+$66/mo · 35.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,360
• − Mortgage interest: −$9,243
• − Property taxes: −$2,222
• − Insurance: −$825
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$4,800
• Taxable income: $13
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $2,651/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: Lufkin ISD
• NCES district ID: 4828550
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $41,009
• Composite: 32.81/100
• National rank: #5625
• State rank: #446 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

• Census place: Lufkin, TX
• 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

-2.9% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $165,000 Deep East Texas MLS
• 2026-04-08 Relisted — Deep East Texas MLS
• 2026-03-26 Pending — Deep East Texas MLS
• 2026-01-26 Listed $169,900 Deep East Texas MLS
• 1991-11-27 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,222 · +3.7% YoY. Source: county tax records.