1009 Atkinson Dr · Lufkin, TX 75901

$124,900

3 bd · 2.0 ba · 1,550 sqft · SingleFamily public records · 139 Days on market

Built 1947 0.27 ac lot $81/sqft · 26% below area Est $169k · 26% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.7/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this opportunity to own a spacious home with great bones and a functional, family-friendly layout. This three-bedroom, two-bath home offers generous living spaces, including a large family room and dining room, plus a bright sunroom—ideal for a reading nook, art studio, or home office—filled with natural light from abundant windows. Situated on a large wooded lot in the heart of town, the property provides both privacy and convenience. An oversized two-car garage offers ample room for storage, hobbies, and projects. Enjoy outdoor living on the spacious deck, perfect for entertaining, family gatherings, and summer BBQs. This home is full of character, featuring hardwood floors and solid original wood doors that add warmth and charm throughout. Whether you're looking for a comfortable home for a large family or an income-producing investment property, this home offers exceptional potential.

Key facts

• Large wooded lot
• Spacious deck
• Bright sunroom

Tags

• LARGE WOODED LOT
• BRIGHT SUNROOM
• SPACIOUS DECK
• HARDWOOD FLOORS
• SOLID ORIGINAL WOOD DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.6% 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: schools C-, crime F, commute F.
• 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.
• 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 $864 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($110k) 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 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.17% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.00%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (median comp): $168,897
• List price: $124,900
• Delta: -26.05%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Cousart St	0.15mi	4/2.0 (+1)	1,528 (-1%)	4mo	$175,000	$115	82
1911 Paul Ave	0.52mi	3/2.0	1,520 (-2%)	1mo	$280,000	$184	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $191
• Equity at exit: $18,623

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $26,486
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $321

Break-even live

Break-even rent $1,056

Max offer price $124,900

Occupancy floor 73%

Sensitivity live

Price	-10% $391	-5% $356	+0% $321	+5% $285	+10% $250
Rent	-10% $205	-5% $263	+0% $321	+5% $378	+10% $436
Rate	-1.0pp $384	-0.5pp $352	base $321	+0.5pp $288	+1.0pp $255

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $124,900 Active 139 DOM
2. 2026-06-18
   days on market $124,900 Active 138 DOM
3. 2026-06-17
   days on market $124,900 Active 137 DOM
4. 2026-06-16
   days on market $124,900 Active 136 DOM
5. 2026-06-15
   days on market $124,900 Active 135 DOM
6. 2026-06-14
   days on market $124,900 Active 133 DOM
7. 2026-06-13
   days on market $124,900 Active 132 DOM
8. 2026-06-10
   pricedays on market $124,900 Active 130 DOM
9. 2026-06-09
   days on market $129,900 Active 129 DOM
10. 2026-06-08
    days on market $129,900 Active 128 DOM
11. 2026-06-07
    days on market $129,900 Active 127 DOM
12. 2026-06-03
    days on market $129,900 Active 123 DOM
13. 2026-06-02
    days on market $129,900 Active 122 DOM
14. 2026-06-01
    days on market $129,900 Active 121 DOM
15. 2026-05-31
    days on market $129,900 Active 120 DOM
16. 2026-05-30
    days on market $129,900 Active 119 DOM
17. 2026-04-01
    status Active 924-char remark

    Show marketing remark (924 chars)

    Don't miss this opportunity to own a spacious home with great bones and a functional, family-friendly layout. This three-bedroom, two-bath home offers generous living spaces, including a large family room and dining room, plus a bright sunroom—ideal for a reading nook, art studio, or home office—filled with natural light from abundant windows. Situated on a large wooded lot in the heart of town, the property provides both privacy and convenience. An oversized two-car garage offers ample room for storage, hobbies, and projects. Enjoy outdoor living on the spacious deck, perfect for entertaining, family gatherings, and summer BBQs. This home is full of character, featuring hardwood floors and solid original wood doors that add warmth and charm throughout. Whether you're looking for a comfortable home for a large family or an income-producing investment property, this home offers exceptional potential.

18. 2026-03-20
    status Pending 924-char remark

    Show marketing remark (924 chars)

    Don't miss this opportunity to own a spacious home with great bones and a functional, family-friendly layout. This three-bedroom, two-bath home offers generous living spaces, including a large family room and dining room, plus a bright sunroom—ideal for a reading nook, art studio, or home office—filled with natural light from abundant windows. Situated on a large wooded lot in the heart of town, the property provides both privacy and convenience. An oversized two-car garage offers ample room for storage, hobbies, and projects. Enjoy outdoor living on the spacious deck, perfect for entertaining, family gatherings, and summer BBQs. This home is full of character, featuring hardwood floors and solid original wood doors that add warmth and charm throughout. Whether you're looking for a comfortable home for a large family or an income-producing investment property, this home offers exceptional potential.

19. 2026-01-12
    listed $129,900 Active 924-char remark

    Show marketing remark (924 chars)

    Don't miss this opportunity to own a spacious home with great bones and a functional, family-friendly layout. This three-bedroom, two-bath home offers generous living spaces, including a large family room and dining room, plus a bright sunroom—ideal for a reading nook, art studio, or home office—filled with natural light from abundant windows. Situated on a large wooded lot in the heart of town, the property provides both privacy and convenience. An oversized two-car garage offers ample room for storage, hobbies, and projects. Enjoy outdoor living on the spacious deck, perfect for entertaining, family gatherings, and summer BBQs. This home is full of character, featuring hardwood floors and solid original wood doors that add warmth and charm throughout. Whether you're looking for a comfortable home for a large family or an income-producing investment property, this home offers exceptional potential.

20. 1989-06-01
    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: $1,525 · $127/mo
• Projected year-2 tax: $2,286 · $190/mo
• Expected delta: +$761/yr (+$63/mo · 49.9%)

ⓘ 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 3/10 Moderate
• 🌡 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: $17,542
• − Mortgage interest: −$6,996
• − Property taxes: −$1,525
• − Insurance: −$624
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$3,633
• Taxable income: $1,956
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $3,379/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
• 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

4 events — show timeline

• 2026-04-01 Relisted — Deep East Texas MLS
• 2026-03-20 Pending — Deep East Texas MLS
• 2026-01-12 Listed $129,900 Deep East Texas MLS
• 1989-06-01 Sold (Public Records) — Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,525 · +3.4% YoY. Source: county tax records.