521 N 1st St · Lufkin, TX 75901

$80,000

3 bd · 2.0 ba · 2,330 sqft · SingleFamily public records · 112 Days on market

Built 1930 0.45 ac lot $34/sqft · 71% below area ↓ 27% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Discover the endless possibilities in this spacious 3-bedroom, 2-bath home situated on nearly half an acre in the heart of downtown Lufkin. With generous room sizes, this property offers a wealth of space for family life and entertaining. Step inside to find a charming layout featuring massive rooms that are just waiting for your personal touch. The oversized porch invites you to relax and unwind outdoors, providing ample space for gatherings or peaceful evenings watching the sunset.The island kitchen can easily be a chef’s dream, ready to be transformed into a modern culinary haven. With a little love and creativity, you can bring this home back to its former glory. Don't miss the opportunity to own a piece of this vibrant community! Whether you're an investor looking for a project or a homeowner eager to create your dream space, this property is bursting with potential. Schedule your showing today and let your imagination run wild!

Key facts

• Oversized porch
• Island kitchen
• Charming layout

Tags

• OVERSIZED PORCH
• ISLAND KITCHEN
• HALF AN ACRE
• CHARMING LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: 297 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.78% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.20%
• DSCR: 1.85
• GRM: 4.7

CMA / ARV

• ARV (median comp): $279,807
• List price: $80,000
• Delta: -71.41%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.3%
• Equity multiple: 1.45×
• Total profit: $10,015
• Equity at exit: $11,928

10-year hold

• IRR: 20.4%
• Equity multiple: 2.73×
• Total profit: $38,730
• Equity at exit: $6,917

Cash invested: $22,400 (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 75901

• Home prices YoY: -16.9%
• Active inventory: 297
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$312 /mo · $3,745/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $358

Break-even live

Break-even rent $968

Max offer price $80,000

Occupancy floor 70%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-14
   status Pending 953-char remark

   Show marketing remark (953 chars)

   Discover the endless possibilities in this spacious 3-bedroom, 2-bath home situated on nearly half an acre in the heart of downtown Lufkin. With generous room sizes, this property offers a wealth of space for family life and entertaining. Step inside to find a charming layout featuring massive rooms that are just waiting for your personal touch. The oversized porch invites you to relax and unwind outdoors, providing ample space for gatherings or peaceful evenings watching the sunset.The island kitchen can easily be a chef’s dream, ready to be transformed into a modern culinary haven. With a little love and creativity, you can bring this home back to its former glory. Don't miss the opportunity to own a piece of this vibrant community! Whether you're an investor looking for a project or a homeowner eager to create your dream space, this property is bursting with potential. Schedule your showing today and let your imagination run wild!

2. 2026-05-07
   status Pending 948-char remark

   Show marketing remark (948 chars)

   Discover the endless possibilities in this spacious 3-bedroom, 2-bath home situated on nearly half an acre in the heart of downtown Lufkin. With generous room sizes, this property offers a wealth of space for family life and entertaining. Step inside to find a charming layout featuring massive rooms that are just waiting for your personal touch. The oversized porch invites you to relax and unwind outdoors, providing ample space for gatherings or peaceful evenings watching the sunset. The island kitchen can easily be a chef's dream, ready to be transformed into a modern culinary haven. With a little love and creativity, you can bring this home back to its former glory. Don't miss the opportunity to own a piece of this vibrant community! Whether you're an investor looking for a project or a homeowner eager to create your dream space, this property is bursting with potential. Schedule your showing today and let your imagination run wild!

3. 2026-05-04
   price $80,000 953-char remark

   Show marketing remark (953 chars)

   Discover the endless possibilities in this spacious 3-bedroom, 2-bath home situated on nearly half an acre in the heart of downtown Lufkin. With generous room sizes, this property offers a wealth of space for family life and entertaining. Step inside to find a charming layout featuring massive rooms that are just waiting for your personal touch. The oversized porch invites you to relax and unwind outdoors, providing ample space for gatherings or peaceful evenings watching the sunset.The island kitchen can easily be a chef’s dream, ready to be transformed into a modern culinary haven. With a little love and creativity, you can bring this home back to its former glory. Don't miss the opportunity to own a piece of this vibrant community! Whether you're an investor looking for a project or a homeowner eager to create your dream space, this property is bursting with potential. Schedule your showing today and let your imagination run wild!

4. 2026-04-28
   price $80,000 948-char remark

   Show marketing remark (948 chars)

   Discover the endless possibilities in this spacious 3-bedroom, 2-bath home situated on nearly half an acre in the heart of downtown Lufkin. With generous room sizes, this property offers a wealth of space for family life and entertaining. Step inside to find a charming layout featuring massive rooms that are just waiting for your personal touch. The oversized porch invites you to relax and unwind outdoors, providing ample space for gatherings or peaceful evenings watching the sunset. The island kitchen can easily be a chef's dream, ready to be transformed into a modern culinary haven. With a little love and creativity, you can bring this home back to its former glory. Don't miss the opportunity to own a piece of this vibrant community! Whether you're an investor looking for a project or a homeowner eager to create your dream space, this property is bursting with potential. Schedule your showing today and let your imagination run wild!

5. 2026-01-22
   listed $110,000 Active 953-char remark

   Show marketing remark (953 chars)

   Discover the endless possibilities in this spacious 3-bedroom, 2-bath home situated on nearly half an acre in the heart of downtown Lufkin. With generous room sizes, this property offers a wealth of space for family life and entertaining. Step inside to find a charming layout featuring massive rooms that are just waiting for your personal touch. The oversized porch invites you to relax and unwind outdoors, providing ample space for gatherings or peaceful evenings watching the sunset.The island kitchen can easily be a chef’s dream, ready to be transformed into a modern culinary haven. With a little love and creativity, you can bring this home back to its former glory. Don't miss the opportunity to own a piece of this vibrant community! Whether you're an investor looking for a project or a homeowner eager to create your dream space, this property is bursting with potential. Schedule your showing today and let your imagination run wild!

6. 2025-09-20
   listed $110,000 Active 948-char remark

   Show marketing remark (948 chars)

   Discover the endless possibilities in this spacious 3-bedroom, 2-bath home situated on nearly half an acre in the heart of downtown Lufkin. With generous room sizes, this property offers a wealth of space for family life and entertaining. Step inside to find a charming layout featuring massive rooms that are just waiting for your personal touch. The oversized porch invites you to relax and unwind outdoors, providing ample space for gatherings or peaceful evenings watching the sunset. The island kitchen can easily be a chef's dream, ready to be transformed into a modern culinary haven. With a little love and creativity, you can bring this home back to its former glory. Don't miss the opportunity to own a piece of this vibrant community! Whether you're an investor looking for a project or a homeowner eager to create your dream space, this property is bursting with potential. Schedule your showing today and let your imagination run wild!

7. 1986-06-17
   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: $3,745 · $312/mo
• Projected year-2 tax: $3,745 · $312/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 26 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: $17,063
• − Mortgage interest: −$4,481
• − Property taxes: −$3,745
• − Insurance: −$400
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$2,327
• Taxable income: $3,380
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $3,490/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): 28,234
• Household income: $62,966
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 930.0

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 0.64)
• Race & ethnicity: White 48% Hispanic / Latino 33% Two or more races 21% Black 12% Asian 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 14% · Canada
• Languages at home: 72% English-only · Spanish 25% Chinese 1% Vietnamese 0%

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: ▼ -47.13%
• Current HPI: 232.6282
• 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

-27.3% since first listed

7 events — show timeline

• 2026-05-14 Pending — NTREIS
• 2026-05-07 Pending — Deep East Texas MLS
• 2026-05-04 Price Changed $80,000 NTREIS
• 2026-04-28 Price Changed $80,000 Deep East Texas MLS
• 2026-01-22 Listed $110,000 NTREIS
• 2025-09-20 Listed $110,000 Deep East Texas MLS
• 1986-06-17 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,745 · +5.6% YoY. Source: county tax records.