131 Bette St · Lufkin, TX 75901

$169,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 18 Days on market

Built 1985 0.62 ac lot Est $164k · 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 +14.4/30.0
• ARV discount +6.1/15.0
• DSCR +4.4/10.0
• 1% rule +3.6/10.0
• 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

Adorable & Affordable 3-bedroom 1.5 bath home family ready and priced to sell quickly! This budget friendly charmer features a large living room with wood burning fireplace. Large kitchen with gas range, plenty of cabinets and includes the refrigerator. Dining area/breakfast room connected to the kitchen for simple function and ease. Laundry room just off the dining area and includes washer & dryer. Converted garage is now workshop & storage room. Nice hall bath while master bedroom has it's own half bath. Large lot at end of cul-de-sac. Big back yard ready to enjoy. This is a truly affordable home ready for a new family to enjoy! Stop wasting money on rent! make this your

Key facts

• Laundry room
• Plenty of cabinets
• Gas range

Tags

• WOOD BURNING FIREPLACE
• GAS RANGE
• PLENTY OF CABINETS
• INCLUDES REFRIGERATOR
• LAUNDRY ROOM
• WORKSHOP STORAGE ROOM

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Single-family residence; Residential property; Located in the Lacey subdivision
• Construction: Brick construction; Composition roof; Slab foundation; Built on a 0.62-acre lot
• Exterior features: Fenced yard

Interior

• Kitchen: Refrigerator
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Wood-burning fireplace; Dryer; Washer; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $34 ($408/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 $145k (14.1% below list).
• Recommended offer: $145k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Slack El (math 30% / reading 35%, grade F, #2,234 of 4,322 statewide, top 52%, 520 students, 86% 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 87% FRL vs 68% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,138 (14.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $163,856
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 Lacey Cir	0.00mi	2/2.0 (-1)	1,274 (+3%)	18mo	$169,900	$133	74

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-25,230
• Equity at exit: $25,198

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-19,229
• Equity at exit: $14,612

Cash invested: $47,320 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$156 /mo · $1,871/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $34

Break-even live

Break-even rent $1,408

Max offer price $169,000

Occupancy floor 93%

Sensitivity live

Price	-10% $130	-5% $82	+0% $34	+5% $-14	+10% $-62
Rent	-10% $-81	-5% $-23	+0% $34	+5% $91	+10% $149
Rate	-1.0pp $119	-0.5pp $77	base $34	+0.5pp $-10	+1.0pp $-54

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $169,000 Active 18 DOM
2. 2026-06-18
   days on market $169,000 Active 17 DOM
3. 2026-06-17
   days on market $169,000 Active 16 DOM
4. 2026-06-16
   days on market $169,000 Active 15 DOM
5. 2026-06-15
   days on market $169,000 Active 14 DOM
6. 2026-06-14
   days on market $169,000 Active 12 DOM
7. 2026-06-13
   days on market $169,000 Active 11 DOM
8. 2026-06-10
   days on market $169,000 Active 9 DOM
9. 2026-06-09
   days on market $169,000 Active 8 DOM
10. 2026-06-08
    days on market $169,000 Active 7 DOM
11. 2026-06-07
    days on market $169,000 Active 6 DOM
12. 2026-06-03
    days on market $169,000 Active 2 DOM
13. 2026-06-02
    remarks 687-char remark
14. 2026-06-02
    listed $169,000 Active 1 DOM

ⓘ 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: $1,871 · $156/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$1,222/yr (+$102/mo · 65.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $17,417
• − Mortgage interest: −$9,467
• − Property taxes: −$1,871
• − Insurance: −$845
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$4,916
• Taxable loss: −$2,469
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $1,001/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

• 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

3 events — show timeline

• 2026-06-01 Listed $169,000 Deep East Texas MLS
• 2011-06-28 Sold (Public Records) — Public Records
• 1996-07-10 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,871 · +2.4% YoY. Source: county tax records.