905 Hylane St · Lufkin, TX 75901

$119,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 35 Days on market

Built 1930 0.43 ac lot $142/sqft · 28% below area Est $164k · 28% under

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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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.5/10.0
• 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

Great house without breaking the bank!! In this updated home in the heart of town! This 1930s property offers character, convenience, and great potential as a starter home, retirement home, rental, or short-term rental. Recent updates include plumbing, electrical, attic insulation, most windows, a remodeled bathroom, and a newly installed mini split heating and cooling system. The roof was replaced in 2016. A great opportunity to own a darling home with plenty of possibilities!

Key facts

• Remodeled bathroom
• Replaced roof
• Updated home

Tags

• UPDATED HOME
• REMODELED BATHROOM
• REPLACED ROOF

Property features AI

Finance

• Other: Listing handled by Keller Williams Realty-Tyler

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Located in the Kimmil subdivision
• Construction: Vinyl siding
• Exterior features: Fenced yard; Composition roof

Interior

• Flooring: Laminate and wood flooring
• Bathrooms: 1 full bathroom
• Interior features: Laminate and wood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $48 ($573/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 $113k (5.1% below list).
• Recommended offer: $113k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $112,990 (5.1% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (median comp): $164,303
• List price: $119,000
• Delta: -27.57%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-16,212
• Equity at exit: $17,743

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-10,076
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$171 /mo · $2,055/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $48

Break-even live

Break-even rent $1,069

Max offer price $119,000

Occupancy floor 91%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Mott Rd Lufkin, TX	1.0–2.0	1.0	806	$988	$1.23	44d	28	0.36mi
300 S John Redditt Dr Lufkin, TX	2.0	1.0	642	$1,150	$1.79	44d	4	1.33mi
120 E Denman Ave Lufkin, TX	2.0	2.0	985	$1,300	$1.32	44d	1	1.50mi

Listing history 20 events

1. 2026-06-19
   days on market $119,000 Active 35 DOM
2. 2026-06-18
   days on market $119,000 Active 34 DOM
3. 2026-06-17
   days on market $119,000 Active 33 DOM
4. 2026-06-16
   days on market $119,000 Active 32 DOM
5. 2026-06-15
   days on market $119,000 Active 31 DOM
6. 2026-06-14
   days on market $119,000 Active 29 DOM
7. 2026-06-13
   days on market $119,000 Active 28 DOM
8. 2026-06-10
   days on market $119,000 Active 26 DOM
9. 2026-06-09
   days on market $119,000 Active 25 DOM
10. 2026-06-08
    days on market $119,000 Active 24 DOM
11. 2026-06-07
    days on market $119,000 Active 23 DOM
12. 2026-06-03
    days on market $119,000 Active 19 DOM
13. 2026-06-02
    days on market $119,000 Active 18 DOM
14. 2026-06-01
    days on market $119,000 Active 17 DOM
15. 2026-05-31
    days on market $119,000 Active 16 DOM
16. 2026-05-30
    days on market $119,000 Active 15 DOM
17. 2026-05-14
    listed $119,000 Active 482-char remark
18. 2023-08-07
    soldstatus
19. 2006-11-03
    soldstatus
20. 2002-07-09
    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: $2,055 · $171/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$123/yr (+$10/mo · 6.0%)

ⓘ 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 · 24 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: $13,559
• − Mortgage interest: −$6,666
• − Property taxes: −$2,055
• − Insurance: −$595
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$3,462
• Taxable loss: −$1,388
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $906/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

• 2026-05-14 Listed $119,000 Deep East Texas MLS
• 2023-08-07 Sold (Public Records) — Public Records
• 2006-11-03 Sold (Public Records) — Public Records
• 2002-07-09 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,055 · +1.7% YoY. Source: county tax records.