380 Jordan Rd · Rose Hill Acres, TX 77657

$175,000

3 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 4 Days on market

Built 2020 2.15 ac lot

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Built in 2020, this 3-bedroom, 2-bath handicap-accessible home offers peaceful country living on 2.15 wooded acres in sought-after Lumberton ISD. Elevated on piers with both staircase and ramp access, the home features an open-concept layout, tall ceilings, spacious living areas, and abundant natural light throughout. The kitchen offers ample cabinet storage, black appliances, and functional space for everyday living. The primary bathroom includes an oversized walk-in shower with accessibility features already in place. Enjoy the large deck overlooking the private country setting. The property also includes covered parking/storage areas and plenty of room for boats, trailers, animals, garde

Key facts

• Large deck
• Covered parking
• Room for boats

Tags

• OPEN-CONCEPT LAYOUT
• OVERSIZED WALK-IN SHOWER
• LARGE DECK
• COVERED PARKING
• PRIVATE COUNTRY SETTING
• ROOM FOR BOATS

Property features AI

Exterior

• Parking: Attached carport; 1 carport space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residential property; Located in the Rose Hill Acres subdivision; Publicly maintained road access
• Construction: Composition roof
• Exterior features: Deck; Storage structure

Interior

• Kitchen: Dishwasher; Refrigerator; Gas cooktop; Microwave
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Dishwasher; Refrigerator; Gas cooktop; Microwave; Vinyl flooring; Smoke detectors

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).

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; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.56%
• DSCR: 1.38
• GRM: 7.1

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-6,022
• Equity at exit: $26,093

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $23,709
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,052 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$281 /mo · $3,371/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $350

Break-even live

Break-even rent $1,610

Max offer price $175,000

Occupancy floor 78%

Sensitivity live

Price	-10% $449	-5% $399	+0% $350	+5% $300	+10% $251
Rent	-10% $187	-5% $269	+0% $350	+5% $431	+10% $512
Rate	-1.0pp $438	-0.5pp $394	base $350	+0.5pp $304	+1.0pp $258

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8411 Keith Rd Lumberton, TX	2.0	2.0	1540	$1,600	$1.04	24d	1	0.50mi
9984 Golden Ln Lumberton, TX	2.0	1.5	1001	$1,575	$1.57	15d	1	1.34mi

Listing history 1 events

1. 2026-05-21
   listed $175,000 Active

ⓘ 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: $3,371 · $281/mo
• Projected year-2 tax: $3,371 · $281/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $24,626
• − Mortgage interest: −$9,803
• − Property taxes: −$3,371
• − Insurance: −$875
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$5,091
• Taxable income: $1,546
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $3,824/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

• Census place: Rose Hill Acres, TX
• 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

1 event — show timeline

• 2026-05-21 Listed $175,000 BBOR

Property tax history

+3.9%/yr

Latest (2025): $3,371 · -0.9% YoY. Source: county tax records.