1860 S Hwy 96 · Lumberton, TX 77657

$239,900

6 bd · 3.0 ba · 3,028 sqft · SingleFamily public records · 40 Days on market

Built 1973 0.31 ac lot $79/sqft · 52% below area ↓ 15% since listing

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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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 houses for the price of 1! This property would be a great investment opportunity to make 2 separate rental units from. Not only could you rent them to long term users but would also make a great Air BNB property. The A frame house offers 3 bedrooms and 2 baths each with standing shower stalls. The 12 x 45 foot RV cover could be used as a patio cover for weekend BBQ's or go ahead and park your RV in it, there are RV hookups available. There is a storage shed next to RV cover. The second home is single story 3 bedrooms, 1 bath with a large sunroom, galley kitchen and indoor utility room. These properties are located in the curve at the "Y" so very accessible to everything Lumbe

Key facts

• Storage shed
• Rv cover
• Air bnb property

Tags

• INVESTMENT OPPORTUNITY
• SEPARATE RENTAL UNITS
• AIR BNB PROPERTY
• RV COVER
• RV HOOKUPS
• STORAGE SHED

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Deck; Chain link fencing; Storage shed/structure; Public maintained road access (state road)

Interior

• Kitchen: Range
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Breakfast bar

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $55 ($661/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (5.9% below list).
• Recommended offer: $226k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% 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 $225,692 (5.9% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.94% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $502,610
• List price: $239,900
• Delta: -52.27%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-35,291
• Equity at exit: $35,770

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-25,904
• Equity at exit: $20,742

Cash invested: $67,172 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,257 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$303 /mo · $3,641/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $55

Break-even live

Break-even rent $2,187

Max offer price $239,900

Occupancy floor 93%

Sensitivity live

Price	-10% $191	-5% $123	+0% $55	+5% $-13	+10% $-81
Rent	-10% $-123	-5% $-34	+0% $55	+5% $144	+10% $233
Rate	-1.0pp $176	-0.5pp $116	base $55	+0.5pp $-7	+1.0pp $-70

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $239,900 Active 40 DOM
2. 2026-06-18
   days on market $239,900 Active 37 DOM
3. 2026-06-17
   days on market $239,900 Active 36 DOM
4. 2026-06-16
   days on market $239,900 Active 35 DOM
5. 2026-06-15
   days on market $239,900 Active 34 DOM
6. 2026-06-14
   days on market $239,900 Active 32 DOM
7. 2026-06-10
   days on market $239,900 Active 29 DOM
8. 2026-06-09
   days on market $239,900 Active 28 DOM
9. 2026-06-08
   days on market $239,900 Active 27 DOM
10. 2026-06-07
    days on market $239,900 Active 26 DOM
11. 2026-06-05
    days on market $239,900 Active 23 DOM
12. 2026-06-03
    days on market $239,900 Active 22 DOM
13. 2026-06-02
    days on market $239,900 Active 21 DOM
14. 2026-06-01
    days on market $239,900 Active 20 DOM
15. 2026-05-31
    days on market $239,900 Active 19 DOM
16. 2026-05-30
    days on market $239,900 Active 18 DOM
17. 2026-05-12
    listed $239,900 Active 704-char remark
18. 2023-03-31
    price $282,000

ⓘ 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: $3,641 · $303/mo
• Projected year-2 tax: $4,390 · $366/mo
• Expected delta: +$749/yr (+$62/mo · 20.6%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 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: $27,083
• − Mortgage interest: −$13,438
• − Property taxes: −$3,641
• − Insurance: −$1,997
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$6,979
• Taxable loss: −$3,306
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $1,454/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

• 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

-14.9% since first listed

2 events — show timeline

• 2026-05-12 Listed $239,900 BBOR
• 2023-03-31 Price Changed $282,000 BBOR

Property tax history

+5.2%/yr

Latest (2025): $3,641 · +9.1% YoY. Source: county tax records.