160 Rolling Hls · Rose Hill Acres, TX 77657

$133,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 93 Days on market

Built 2022 $104/sqft · 12% below area Est $152k · 12% 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 +30.0/30.0
• ARV discount +13.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a scenic 1.24-acre lot shaded by mature trees, this beautifully updated mobile home combines modern finishes with a serene, country setting. The kitchen is a standout, featuring stainless steel appliances, stylish butcher block countertops, and a charming breakfast nook perfect for morning coffee. The spacious primary suite offers a relaxing escape with a soaking tub and a custom-tiled walk-in shower designed for comfort and style. Enjoy the best of both worlds—quiet, country living with the convenience of being just a short drive to Beaumont and Lumberton for shopping, dining, and entertainment. A new roof installed in 2025 adds even more value and peace of mind. This one checks all the boxes—schedule your showing and come see it for yourself!

Key facts

• Breakfast nook
• 1.24-acre lot
• Soaking tub

Tags

• 1.24-ACRE LOT
• STAINLESS STEEL APPLIANCES
• BUTCHER BLOCK COUNTERTOPS
• BREAKFAST NOOK
• SOAKING TUB
• CUSTOM-TILED WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $121k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#844 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools F, amenities F, commute F.
• Lumberton ISD (suburban): math 48% / reading 50% proficiency, ranked #173 of 826 in TX (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 318 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 358 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $920 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,030 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.39% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.66%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

• ARV (median comp): $151,630
• List price: $133,000
• Delta: -12.29%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $13,299
• Equity at exit: $19,831

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $56,518
• Equity at exit: $11,499

Cash invested: $37,240 (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 77657

• Active inventory: 318
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,844 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$55
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $547

Break-even live

Break-even rent $1,151

Max offer price $133,000

Occupancy floor 65%

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8411 Keith Rd Lumberton, TX	2.0	2.0	1540	$1,600	$1.04	23d	1	0.55mi
9984 Golden Ln Lumberton, TX	2.0	1.5	1001	$1,575	$1.57	13d	1	0.85mi
9440 Hickory St Lumberton, TX	2.0	2.0	1250	$1,500	$1.20	43d	1	1.39mi
9440 Hickory St Lumberton, TX	2.0	2.0	1200	$1,500	$1.25	23d	1	1.39mi

Listing history 36 events

1. 2026-06-18
   days on market $133,000 Active 93 DOM
2. 2026-06-17
   days on market $133,000 Active 92 DOM
3. 2026-06-16
   days on market $133,000 Active 91 DOM
4. 2026-06-15
   days on market $133,000 Active 90 DOM
5. 2026-06-14
   days on market $133,000 Active 88 DOM
6. 2026-06-10
   days on market $133,000 Active 85 DOM
7. 2026-06-09
   days on market $133,000 Active 84 DOM
8. 2026-06-08
   days on market $133,000 Active 83 DOM
9. 2026-06-07
   days on market $133,000 Active 82 DOM
10. 2026-06-05
    pricedays on market $133,000 Active 79 DOM
11. 2026-06-03
    days on market $135,000 Active 78 DOM
12. 2026-06-02
    days on market $135,000 Active 77 DOM
13. 2026-06-01
    days on market $135,000 Active 76 DOM
14. 2026-05-31
    days on market $135,000 Active 75 DOM
15. 2026-05-30
    days on market $135,000 Active 74 DOM
16. 2026-05-07
    price $135,000 777-char remark

    Show marketing remark (777 chars)

    Nestled on a scenic 1.24-acre lot shaded by mature trees, this beautifully updated mobile home combines modern finishes with a serene, country setting. The kitchen is a standout, featuring stainless steel appliances, stylish butcher block countertops, and a charming breakfast nook perfect for morning coffee. The spacious primary suite offers a relaxing escape with a soaking tub and a custom-tiled walk-in shower designed for comfort and style. Enjoy the best of both worlds—quiet, country living with the convenience of being just a short drive to Beaumont and Lumberton for shopping, dining, and entertainment. A new roof installed in 2025 adds even more value and peace of mind. This one checks all the boxes—schedule your showing and come see it for yourself!

17. 2026-04-27
    price $139,000 777-char remark

    Show marketing remark (777 chars)

    Nestled on a scenic 1.24-acre lot shaded by mature trees, this beautifully updated mobile home combines modern finishes with a serene, country setting. The kitchen is a standout, featuring stainless steel appliances, stylish butcher block countertops, and a charming breakfast nook perfect for morning coffee. The spacious primary suite offers a relaxing escape with a soaking tub and a custom-tiled walk-in shower designed for comfort and style. Enjoy the best of both worlds—quiet, country living with the convenience of being just a short drive to Beaumont and Lumberton for shopping, dining, and entertainment. A new roof installed in 2025 adds even more value and peace of mind. This one checks all the boxes—schedule your showing and come see it for yourself!

18. 2026-03-18
    listed $145,000 Active 777-char remark

    Show marketing remark (777 chars)

    Nestled on a scenic 1.24-acre lot shaded by mature trees, this beautifully updated mobile home combines modern finishes with a serene, country setting. The kitchen is a standout, featuring stainless steel appliances, stylish butcher block countertops, and a charming breakfast nook perfect for morning coffee. The spacious primary suite offers a relaxing escape with a soaking tub and a custom-tiled walk-in shower designed for comfort and style. Enjoy the best of both worlds—quiet, country living with the convenience of being just a short drive to Beaumont and Lumberton for shopping, dining, and entertainment. A new roof installed in 2025 adds even more value and peace of mind. This one checks all the boxes—schedule your showing and come see it for yourself!

19. 2025-09-24
    soldstatus
20. 2025-09-24
    soldstatus
21. 2025-09-22
    soldstatus Closed 747-char remark

    Show marketing remark (747 chars)

    Situated on a picturesque 1.24-acre lot with mature trees, this fully renovated mobile home offers a perfect blend of modern comfort and peaceful surroundings. The stylish kitchen features sleek stainless-steel appliances, trendy butcher block countertops, and a cozy breakfast area. Unwind in the luxurious primary suite, complete with a soaking tub and a beautifully tiled walk-in shower. This property offers the perfect balance of country living and city convenience, just a short drive from Beaumont and the heart of Lumberton. Enjoy the peaceful surroundings without sacrificing easy access to shopping, dining, and entertainment. A new roof was just installed last month. Don’t miss your chance to make this stunning retreat your own!

22. 2025-08-20
    status Pending 747-char remark

    Show marketing remark (747 chars)

    Situated on a picturesque 1.24-acre lot with mature trees, this fully renovated mobile home offers a perfect blend of modern comfort and peaceful surroundings. The stylish kitchen features sleek stainless-steel appliances, trendy butcher block countertops, and a cozy breakfast area. Unwind in the luxurious primary suite, complete with a soaking tub and a beautifully tiled walk-in shower. This property offers the perfect balance of country living and city convenience, just a short drive from Beaumont and the heart of Lumberton. Enjoy the peaceful surroundings without sacrificing easy access to shopping, dining, and entertainment. A new roof was just installed last month. Don’t miss your chance to make this stunning retreat your own!

23. 2025-05-21
    listed $145,000 Active 747-char remark

    Show marketing remark (747 chars)

    Situated on a picturesque 1.24-acre lot with mature trees, this fully renovated mobile home offers a perfect blend of modern comfort and peaceful surroundings. The stylish kitchen features sleek stainless-steel appliances, trendy butcher block countertops, and a cozy breakfast area. Unwind in the luxurious primary suite, complete with a soaking tub and a beautifully tiled walk-in shower. This property offers the perfect balance of country living and city convenience, just a short drive from Beaumont and the heart of Lumberton. Enjoy the peaceful surroundings without sacrificing easy access to shopping, dining, and entertainment. A new roof was just installed last month. Don’t miss your chance to make this stunning retreat your own!

24. 2025-05-07
    price $145,000
25. 2024-05-29
    historical
26. 2024-03-05
    historical
27. 2023-10-09
    price $175,000
28. 2023-10-09
    price $175,000
29. 2023-09-19
    price $189,900
30. 2023-09-19
    price $189,900
31. 2023-09-12
    listed $210,000 Active
32. 2018-09-14
    soldstatus
33. 2018-09-04
    listed $37,500
34. 2017-02-17
    soldstatus
35. 2015-11-05
    soldstatus
36. 2015-11-05
    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: $379 · $32/mo
• Projected year-2 tax: $2,434 · $203/mo
• Expected delta: +$2,055/yr (+$171/mo · 542.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,124
• − Mortgage interest: −$7,450
• − Property taxes: −$379
• − Insurance: −$2,168
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$3,869
• Taxable income: $4,719
• Est. tax owed @ 24.0%: −$1,133
• After-tax cash flow: $5,430/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: Lumberton ISD
• NCES district ID: 4813530
• Math proficiency: 48% ▼ -5.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $62,996
• Composite: 43.2/100
• National rank: #3063
• State rank: #173 of 826 in TX

Livability — Rose Hill Acres

• Score: 63/100
• State rank: #844
• US rank: #15273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hardin County · 39,783 people
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,258
• Household income: $95,718
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 147.0

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 57,780 people
• By 2030: 58,296 · +0.9%
• By 2040: 58,421 · +1.1%
• By 2050: 57,391 · -0.7%
• By 2075: 53,132 · -8.0%
• By 2100: 44,905 · -22.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 10% Serbian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+75.8) · D 11.9% · R 87.7%
• 2008→2024 swing: -14.6pp toward R · 2008: -61.2pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+73.8 2016: R+73.9 2012: R+67.6 2008: R+61.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -160.56%
• Current HPI: 156.2265
• Rent YoY: —
• Metro: Beaumont-Port Arthur, 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

+260.0% since first listed

21 events — show timeline

• 2026-05-07 Price Changed $135,000 BBOR
• 2026-04-27 Price Changed $139,000 BBOR
• 2026-03-18 Listed $145,000 BBOR
• 2025-09-24 Sold (Public Records) — Public Records
• 2025-09-24 Sold (Public Records) — Public Records
• 2025-09-22 Sold (MLS) — BBOR
• 2025-08-20 Pending — BBOR
• 2025-05-21 Listed $145,000 BBOR
• 2025-05-07 Price Changed $145,000 BBOR
• 2024-05-29 Delisted — BBOR
• 2024-03-05 Listing Removed — HARMLS
• 2023-10-09 Price Changed $175,000 HARMLS
• 2023-10-09 Price Changed $175,000 BBOR
• 2023-09-19 Price Changed $189,900 HARMLS
• 2023-09-19 Price Changed $189,900 BBOR
• 2023-09-12 Listed $210,000 HARMLS
• 2018-09-14 Sold (Public Records) — Public Records
• 2018-09-04 Listed $37,500 BBOR
• 2017-02-17 Sold (Public Records) — Public Records
• 2015-11-05 Sold (Public Records) — Public Records
• 2015-11-05 Sold (Public Records) — Public Records

Property tax history

-1.8%/yr

Latest (2025): $379 · -0.8% YoY. Source: county tax records.