124 Haylie Way · Lufkin, TX 75904

$61,000

3 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 66 Days on market

Built 1978 1.24 ac lot ↓ 7% 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
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This three bedroom two bath home features an open floor plan plus a den and utility area. The exterior features an open front porch, covered back porch and is situated on 1.24 acres M/L.

Key facts

• Open floor plan
• Utility area
• 1.24 acres

Tags

• OPEN FLOOR PLAN
• DEN
• UTILITY AREA
• OPEN FRONT PORCH
• COVERED BACK PORCH
• 1.24 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $61k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $61k).
• Recommended offer: $57k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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.
• Hudson ISD (rural): math 63% / reading 54% proficiency, ranked #85 of 826 in TX (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 292 active listings in the ZIP; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $422 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,340 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 2.48% ✓
• Cap rate: 19.12%
• Cash-on-cash: 45.81%
• DSCR: 3.04
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $342,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1511 Henderson	0.62mi	3/2.0	1,672 (-8%)	17mo	$314,900	$188	43

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: 43.1%
• Equity multiple: 2.86×
• Total profit: $31,738
• Equity at exit: $9,095

10-year hold

• IRR: 49.2%
• Equity multiple: 5.77×
• Total profit: $81,503
• Equity at exit: $5,274

Cash invested: $17,080 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$320
• Tax from tax record: −$197 /mo · $2,369/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $652

Break-even live

Break-even rent $687

Max offer price $61,000

Occupancy floor 52%

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: $15,250
• Closing costs: $1,830
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $61,000 Active 66 DOM
2. 2026-06-18
   days on market $61,000 Active 65 DOM
3. 2026-06-17
   days on market $61,000 Active 64 DOM
4. 2026-06-16
   days on market $61,000 Active 63 DOM
5. 2026-06-15
   days on market $61,000 Active 62 DOM
6. 2026-06-14
   days on market $61,000 Active 60 DOM
7. 2026-06-13
   days on market $61,000 Active 59 DOM
8. 2026-06-10
   days on market $61,000 Active 57 DOM
9. 2026-06-09
   days on market $61,000 Active 56 DOM
10. 2026-06-08
    days on market $61,000 Active 55 DOM
11. 2026-06-07
    days on market $61,000 Active 54 DOM
12. 2026-06-05
    days on market $61,000 Active 51 DOM
13. 2026-06-02
    pricestatusdays on market $61,000 Active 49 DOM
14. 2026-04-15
    status Pending
15. 2026-04-13
    status Active
16. 2026-04-09
    status Pending
17. 2026-03-02
    price $64,900
18. 2026-01-30
    listed $69,900 Active
19. 1994-03-11
    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: $2,369 · $197/mo
• Projected year-2 tax: $2,369 · $197/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $18,147
• − Mortgage interest: −$3,417
• − Property taxes: −$2,369
• − Insurance: −$305
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$1,775
• Taxable income: $7,378
• Est. tax owed @ 24.0%: −$1,771
• After-tax cash flow: $6,053/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: Hudson ISD
• NCES district ID: 4823790
• Math proficiency: 63% ▼ -3.00%
• Reading proficiency: 54% ▲ 1.00%
• Median HH income: $45,047
• Composite: 49.4/100
• National rank: #2012
• State rank: #85 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

-7.2% since first listed

6 events — show timeline

• 2026-04-15 Pending — Deep East Texas MLS
• 2026-04-13 Relisted — Deep East Texas MLS
• 2026-04-09 Pending — Deep East Texas MLS
• 2026-03-02 Price Changed $64,900 Deep East Texas MLS
• 2026-01-30 Listed $69,900 Deep East Texas MLS
• 1994-03-11 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,369 · -0.1% YoY. Source: county tax records.