615 Raguet St · Lufkin, TX 74904

$375,000

6 bd · 2.0 ba · 3,386 sqft · MultiFamily public records · 117 Days on market

Built 1906 0.94 ac lot ↓ 17% since listing

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Appreciation +5.0/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Historic home with multiple rental opportunities!! The property just went through a zoning change to commercial recently, ask agent for more information! Live in the house and then rent the other spaces!! Newly remodeled with 4 rental units. The main house has a 3/2 with utility room, an efficiency apartment, and a 1/1. There is also a 2/1 with utility room in separate building in back. Monthly income of $3,900. . 380 empty lot could possibly be zoned as local business. There is room to build 2 more duplexes on the property. Recent remodeling includes updated wiring and electric panels, new windows, paint, flooring, new water heaters, cabinets, mini-splits and granite countertops. Some appliances included. 3 two-story building has been given no value. Seller is working with City on zoning changes so the new owner will have more income producing options. Or just move the whole family into the property and make is a family property.

Key facts

• Room to build
• Utility room
• Monthly income

Tags

• ZONING CHANGE TO COMMERCIAL
• NEWLY REMODELED
• UTILITY ROOM
• MONTHLY INCOME
• EMPTY LOT
• ROOM TO BUILD

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive. Per door: $282/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (6.7% below list).
• Recommended offer: $341k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.5% 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: crime F, commute F, employment 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: Trout Pri (252 students, 95% 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) — zoned schools average 90% FRL vs 68% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 active listings in the ZIP; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($3k loan paydown + $11k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $105k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $341,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 8.9

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: 13.5%
• Equity multiple: 1.77×
• Total profit: $80,864
• Equity at exit: $168,616

10-year hold

• IRR: 15.4%
• Equity multiple: 3.26×
• Total profit: $237,390
• Equity at exit: $259,858

Cash invested: $105,000 (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 74904

• Active inventory: 10
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $563

Break-even live

Break-even rent $2,787

Max offer price $375,000

Occupancy floor 79%

Sensitivity live

Price	-10% $776	-5% $669	+0% $563	+5% $457	+10% $351
Rent	-10% $287	-5% $425	+0% $563	+5% $702	+10% $840
Rate	-1.0pp $752	-0.5pp $659	base $563	+0.5pp $466	+1.0pp $367

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$3,500
Total (2 units)			$3,500

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $375,000 Active 117 DOM
2. 2026-06-18
   days on market $375,000 Active 116 DOM
3. 2026-06-17
   days on market $375,000 Active 115 DOM
4. 2026-06-16
   days on market $375,000 Active 114 DOM
5. 2026-06-15
   days on market $375,000 Active 113 DOM
6. 2026-06-14
   days on market $375,000 Active 111 DOM
7. 2026-06-13
   days on market $375,000 Active 110 DOM
8. 2026-06-10
   days on market $375,000 Active 108 DOM
9. 2026-06-09
   days on market $375,000 Active 107 DOM
10. 2026-06-08
    days on market $375,000 Active 106 DOM
11. 2026-06-07
    days on market $375,000 Active 105 DOM
12. 2026-06-03
    days on market $375,000 Active 101 DOM
13. 2026-06-02
    days on market $375,000 Active 100 DOM
14. 2026-06-01
    days on market $375,000 Active 99 DOM
15. 2026-05-31
    days on market $375,000 Active 98 DOM
16. 2026-05-30
    days on market $375,000 Active 97 DOM
17. 2025-11-24
    listed $375,000 Active 949-char remark

    Show marketing remark (949 chars)

    Historic home with multiple rental opportunities!! The property just went through a zoning change to commercial recently, ask agent for more information! Live in the house and then rent the other spaces!! Newly remodeled with 4 rental units. The main house has a 3/2 with utility room, an efficiency apartment, and a 1/1. There is also a 2/1 with utility room in separate building in back. Monthly income of $3,900. . 380 empty lot could possibly be zoned as local business. There is room to build 2 more duplexes on the property. Recent remodeling includes updated wiring and electric panels, new windows, paint, flooring, new water heaters, cabinets, mini-splits and granite countertops. Some appliances included. 3 two-story building has been given no value. Seller is working with City on zoning changes so the new owner will have more income producing options. Or just move the whole family into the property and make is a family property.

18. 2023-12-18
    listed $450,000 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: $947 · $79/mo
• Projected year-2 tax: $6,862 · $572/mo
• Expected delta: +$5,915/yr (+$493/mo · 624.6%)

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

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$21,006
• − Property taxes: −$947
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$10,909
• Taxable income: $543
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $6,629/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-16.7% since first listed

2 events — show timeline

• 2025-11-24 Listed $375,000 Deep East Texas MLS
• 2023-12-18 Listed $450,000 Deep East Texas MLS

Property tax history

+7.0%/yr

Latest (2025): $947 · +21.4% YoY. Source: county tax records.