5401 Us Highway 59 N · Redland, TX 75901

$89,900

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 25 Days on market

Built 1949 0.38 ac lot ↓ 18% 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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.38 acre lot
• Built 1949
• Listed 24 days

Property features AI

Finance

• Financial info: Annual taxes reported: $528; Lease not considered

Exterior

• Home design: Residential property; Built in 1949
• Construction: Unknown construction materials
• Exterior features: Cleared lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: 2 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#634 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• 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.
• Zoned schools: Brandon El (math 48% / reading 50%, grade D, #926 of 4,322 statewide, top 22%, 394 students, 71% FRL); Lufkin Middle (math 38% / reading 38%, grade F, #717 of 1,662 statewide, top 44%, 1,487 students, 89% FRL); Lufkin H S (math 49% / reading 45%, grade D-, #591 of 1,632 statewide, top 38%, 2,135 students, 85% FRL).
• 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 $622 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($89k) 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 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $7,299
• Equity at exit: $13,404

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $34,443
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $344

Break-even live

Break-even rent $700

Max offer price $89,900

Occupancy floor 65%

Sensitivity live

Price	-10% $395	-5% $369	+0% $344	+5% $318	+10% $293
Rent	-10% $254	-5% $299	+0% $344	+5% $389	+10% $433
Rate	-1.0pp $389	-0.5pp $367	base $344	+0.5pp $320	+1.0pp $297

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $89,900 Active 25 DOM
2. 2026-06-18
   days on market $89,900 Active 24 DOM
3. 2026-06-17
   days on market $89,900 Active 23 DOM
4. 2026-06-16
   days on market $89,900 Active 22 DOM
5. 2026-06-15
   days on market $89,900 Active 21 DOM
6. 2026-06-14
   days on market $89,900 Active 19 DOM
7. 2026-06-13
   days on market $89,900 Active 18 DOM
8. 2026-06-10
   days on market $89,900 Active 16 DOM
9. 2026-06-09
   days on market $89,900 Active 15 DOM
10. 2026-06-08
    days on market $89,900 Active 14 DOM
11. 2026-06-07
    days on market $89,900 Active 13 DOM
12. 2026-06-03
    days on market $89,900 Active 9 DOM
13. 2026-06-02
    days on market $89,900 Active 8 DOM
14. 2026-06-01
    days on market $89,900 Active 7 DOM
15. 2026-05-31
    days on market $89,900 Active 6 DOM
16. 2026-05-30
    days on market $89,900 Active 5 DOM
17. 2026-05-25
    listed $89,900 Active
18. 2026-04-09
    historical
19. 2025-10-30
    price $105,000
20. 2025-05-01
    listed $109,000 Active
21. 2024-10-24
    soldstatus
22. 2016-02-01
    soldstatus
23. 2009-06-12
    soldstatus
24. 1987-09-29
    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: $528 · $44/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$1,117/yr (+$93/mo · 211.4%)

ⓘ 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 ≥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: $13,620
• − Mortgage interest: −$5,036
• − Property taxes: −$528
• − Insurance: −$450
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,615
• Taxable income: $2,812
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $3,450/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 — Redland

• Score: 66/100
• State rank: #634
• US rank: #12099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redland, 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

-17.5% since first listed

8 events — show timeline

• 2026-05-25 Listed $89,900 HARMLS
• 2026-04-09 Listing Removed — HARMLS
• 2025-10-30 Price Changed $105,000 HARMLS
• 2025-05-01 Listed $109,000 HARMLS
• 2024-10-24 Sold (Public Records) — Public Records
• 2016-02-01 Sold (Public Records) — Public Records
• 2009-06-12 Sold (Public Records) — Public Records
• 1987-09-29 Sold (Public Records) — Public Records

Property tax history

-3.2%/yr

Latest (2025): $528 · -42.3% YoY. Source: county tax records.