145 Magnolia Trl · Lumberton, TX 77657

$285,000

3 bd · 2.0 ba · 1,730 sqft · SingleFamily public records · 42 Days on market

Built 1971 1.11 ac lot $165/sqft · 12% above area Est $290k · at est.

---

Why this score? — see what drove the D- 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 +11.0/30.0
• ARV discount +8.3/15.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous house with over an acre of land and a shop ready for you to call home! You will love the open concept layout with a fireplace in the den and a breakfast bar that flows easily cross the kitchen and the den The sunroom is the perfect space to relax with lots of natural light. Plenty of space inside and out for family, friends and fur babies! 3 bedrooms and 2 full baths with an indoor laundry room that serves as a mudroom too. An attached carport makes it ideal for rainy days and a large shop with windows and walk up stairs to store all your beautiful holiday decor and more. You could also turn this into your craft room, workout space or home office. The huge lot is approx 1.1 acres with a fenced in backyard that you can have plenty of parties year round or create your personalized backyard retreat with a pool, outdoor fireplace and whatever your heart desires. Come take a look at this rare find in the city limits with an out of city vibe and land!

Key facts

• Acre of land
• Sunroom
• Fireplace in the den

Tags

• ACRE OF LAND
• OPEN CONCEPT LAYOUT
• FIREPLACE IN THE DEN
• BREAKFAST BAR
• SUNROOM
• INDOOR LAUNDRY ROOM

Property features AI

Finance

• Other: Building area approximately 1,971 total; Lot about 1.1066 acres
• Financial info: Lease not considered

Exterior

• Parking: Detached garage (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-floor living areas)
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1971
• Exterior features: Deck; Patio; Fenced backyard; Private yard; Cleared lot

Interior

• Kitchen: First-floor kitchen (18.1 x 8)
• Bedrooms: Primary bedroom on the first floor (14.7 x 12.1); Bedroom on the first floor (10.8 x 12.4); Bedroom on the first floor (9.9 x 10.1)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (23.4% below list).
• Recommended offer: $218k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.2% in Lumberton — 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 75/100 on livability (#160 in TX, #4,326 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: 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.
• Zoned schools: Lumberton Pri (math 54% / reading 58%, grade C+, #574 of 4,322 statewide, top 14%, 982 students, 43% FRL); Lumberton Middle (math 47% / reading 51%, grade C-, #378 of 1,662 statewide, top 23%, 969 students, 35% FRL); Lumberton H S (math 55% / reading 61%, grade C, #320 of 1,632 statewide, top 20%, 1,229 students, 30% FRL).
• Market conditions: 318 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,387 (23.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 10.9

CMA / ARV

• ARV (median comp): $289,888
• List price: $285,000
• Delta: -1.69%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-53,869
• Equity at exit: $42,494

10-year hold

• IRR: -12.0%
• Equity multiple: 0.29×
• Total profit: $-56,926
• Equity at exit: $24,642

Cash invested: $79,800 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,184 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$232 /mo · $2,783/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-120

Break-even live

Break-even rent $2,336

Max offer price $263,801

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-39	+0% $-120	+5% $-201	+10% $-281
Rent	-10% $-293	-5% $-206	+0% $-120	+5% $-34	+10% $53
Rate	-1.0pp $24	-0.5pp $-48	base $-120	+0.5pp $-194	+1.0pp $-269

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Trinity Rd Lumberton, TX	3.0	2.0	1920	$2,175	$1.13	14d	1	0.12mi
65 Hooks Rd Lumberton, TX	4.0	2.0	2174	$1,600	$0.74	24d	1	1.28mi
527 Old Silsbee Rd Unit 1A Lumberton, TX	2.0	1.5	1050	$1,250	$1.19	44d	1	1.44mi
527 Old Silsbee Rd Unit 3C Lumberton, TX	2.0	1.5	1100	$1,250	$1.14	14d	1	1.44mi

Listing history 19 events

1. 2026-06-16
   days on market $285,000 Pending 42 DOM
2. 2026-06-15
   days on market $285,000 Pending 41 DOM
3. 2026-06-14
   days on market $285,000 Pending 39 DOM
4. 2026-06-10
   days on market $285,000 Pending 36 DOM
5. 2026-06-09
   statusdays on market $285,000 Pending 35 DOM

   Show marketing remark (970 chars)

   Gorgeous house with over an acre of land and a shop ready for you to call home! You will love the open concept layout with a fireplace in the den and a breakfast bar that flows easily cross the kitchen and the den The sunroom is the perfect space to relax with lots of natural light. Plenty of space inside and out for family, friends and fur babies! 3 bedrooms and 2 full baths with an indoor laundry room that serves as a mudroom too. An attached carport makes it ideal for rainy days and a large shop with windows and walk up stairs to store all your beautiful holiday decor and more. You could also turn this into your craft room, workout space or home office. The huge lot is approx 1.1 acres with a fenced in backyard that you can have plenty of parties year round or create your personalized backyard retreat with a pool, outdoor fireplace and whatever your heart desires. Come take a look at this rare find in the city limits with an out of city vibe and land!

6. 2026-06-08
   days on market $285,000 Active 34 DOM
7. 2026-06-07
   days on market $285,000 Active 33 DOM
8. 2026-06-05
   days on market $285,000 Active 30 DOM
9. 2026-06-03
   days on market $285,000 Active 29 DOM
10. 2026-06-02
    days on market $285,000 Active 28 DOM
11. 2026-06-01
    days on market $285,000 Active 27 DOM
12. 2026-05-31
    days on market $285,000 Active 26 DOM
13. 2026-05-30
    days on market $285,000 Active 25 DOM
14. 2026-05-05
    status Active 970-char remark

    Show marketing remark (970 chars)

    Gorgeous house with over an acre of land and a shop ready for you to call home! You will love the open concept layout with a fireplace in the den and a breakfast bar that flows easily cross the kitchen and the den The sunroom is the perfect space to relax with lots of natural light. Plenty of space inside and out for family, friends and fur babies! 3 bedrooms and 2 full baths with an indoor laundry room that serves as a mudroom too. An attached carport makes it ideal for rainy days and a large shop with windows and walk up stairs to store all your beautiful holiday decor and more. You could also turn this into your craft room, workout space or home office. The huge lot is approx 1.1 acres with a fenced in backyard that you can have plenty of parties year round or create your personalized backyard retreat with a pool, outdoor fireplace and whatever your heart desires. Come take a look at this rare find in the city limits with an out of city vibe and land!

15. 2026-05-05
    listed $285,000 Active 969-char remark

    Show marketing remark (970 chars)

    Gorgeous house with over an acre of land and a shop ready for you to call home! You will love the open concept layout with a fireplace in the den and a breakfast bar that flows easily cross the kitchen and the den The sunroom is the perfect space to relax with lots of natural light. Plenty of space inside and out for family, friends and fur babies! 3 bedrooms and 2 full baths with an indoor laundry room that serves as a mudroom too. An attached carport makes it ideal for rainy days and a large shop with windows and walk up stairs to store all your beautiful holiday decor and more. You could also turn this into your craft room, workout space or home office. The huge lot is approx 1.1 acres with a fenced in backyard that you can have plenty of parties year round or create your personalized backyard retreat with a pool, outdoor fireplace and whatever your heart desires. Come take a look at this rare find in the city limits with an out of city vibe and land!

16. 2026-05-04
    status Pending 970-char remark

    Show marketing remark (970 chars)

    Gorgeous house with over an acre of land and a shop ready for you to call home! You will love the open concept layout with a fireplace in the den and a breakfast bar that flows easily cross the kitchen and the den The sunroom is the perfect space to relax with lots of natural light. Plenty of space inside and out for family, friends and fur babies! 3 bedrooms and 2 full baths with an indoor laundry room that serves as a mudroom too. An attached carport makes it ideal for rainy days and a large shop with windows and walk up stairs to store all your beautiful holiday decor and more. You could also turn this into your craft room, workout space or home office. The huge lot is approx 1.1 acres with a fenced in backyard that you can have plenty of parties year round or create your personalized backyard retreat with a pool, outdoor fireplace and whatever your heart desires. Come take a look at this rare find in the city limits with an out of city vibe and land!

17. 2026-04-27
    listed $285,000 Active 970-char remark

    Show marketing remark (970 chars)

    Gorgeous house with over an acre of land and a shop ready for you to call home! You will love the open concept layout with a fireplace in the den and a breakfast bar that flows easily cross the kitchen and the den The sunroom is the perfect space to relax with lots of natural light. Plenty of space inside and out for family, friends and fur babies! 3 bedrooms and 2 full baths with an indoor laundry room that serves as a mudroom too. An attached carport makes it ideal for rainy days and a large shop with windows and walk up stairs to store all your beautiful holiday decor and more. You could also turn this into your craft room, workout space or home office. The huge lot is approx 1.1 acres with a fenced in backyard that you can have plenty of parties year round or create your personalized backyard retreat with a pool, outdoor fireplace and whatever your heart desires. Come take a look at this rare find in the city limits with an out of city vibe and land!

18. 2021-12-29
    soldstatus

    Show marketing remark (273 chars)

    This home sits on two shady lots totaling over an acre and has a large workshop with a loft. Open concept floor plan has a fireplace to tie the space together. The sunroom has tons of windows offers lots of natural light and a view of the backyard. Per seller, no flooding.

19. 2021-11-25
    listed $185,000

    Show marketing remark (273 chars)

    This home sits on two shady lots totaling over an acre and has a large workshop with a loft. Open concept floor plan has a fireplace to tie the space together. The sunroom has tons of windows offers lots of natural light and a view of the backyard. Per seller, no flooding.

ⓘ 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: $2,783 · $232/mo
• Projected year-2 tax: $5,216 · $435/mo
• Expected delta: +$2,432/yr (+$203/mo · 87.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $26,206
• − Mortgage interest: −$15,964
• − Property taxes: −$2,783
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − Depreciation: −$8,291
• Taxable loss: −$6,450
• Est. tax savings @ 24.0%: +$1,548
• After-tax cash flow: $108/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 — Lumberton

• Score: 75/100
• State rank: #160
• US rank: #4326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lumberton, TX
• County: Hardin County · 39,783 people
• City population: 22,258
• 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

+51.4% since first listed

10 events — show timeline

• 2026-06-17 Pending — HARMLS
• 2026-06-09 Pending — HARMLS
• 2026-06-09 Pending — BBOR
• 2026-05-29 Price Changed $280,000 BBOR
• 2026-05-05 Relisted — BBOR
• 2026-05-05 Listed $285,000 HARMLS
• 2026-05-04 Pending — BBOR
• 2026-04-27 Listed $285,000 BBOR
• 2021-12-29 Sold (MLS) — BBOR
• 2021-11-25 Listed $185,000 BBOR

Property tax history

+0.8%/yr

Latest (2025): $2,783 · -0.8% YoY. Source: county tax records.