3012 Fm 325 · Lufkin, TX 75901

$159,900

4 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 117 Days on market

Built 1984 1.05 ac lot $115/sqft · 26% above area Est $127k · 26% over

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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 +18.8/30.0
• DSCR +5.9/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your peaceful countryside retreat! Nestled just outside of city limits on FM 325, this charming home offers the perfect balance of rural serenity and accessible convenience. Set on a generous parcel in the lush East Texas landscape, you'll enjoy wide open skies, room to roam, and the quiet that comes with country living—yet you're only a short drive from the amenities of downtown Lufkin. Inside, you'll find a warm and inviting layout with ample living space, comfortable bedrooms, and plenty of potential to make it your own. Whether you're dreaming of quiet mornings on the porch, backyard gatherings under the pines, or simply a place to escape the hustle and bustle—this property gives you that rare combination of peace and practicality. 3 Portable storage type buildings one has electricity for work shop with window A/C. Don't miss your opportunity to embrace countryside charm. Schedule your showing today and imagine all the ways you could call this special place home!

Key facts

• Backyard gatherings
• East texas landscape
• Generous parcel

Tags

• GENEROUS PARCEL
• EAST TEXAS LANDSCAPE
• BACKYARD GATHERINGS
• PORTABLE STORAGE BUILDINGS
• WORK SHOP

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/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 $158k (1.2% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Herty Pri (262 students, 93% 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 89% FRL vs 68% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 297 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 117 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.99% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

• ARV (median comp): $126,731
• List price: $159,900
• Delta: 26.17%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3082 Fm 325	0.10mi	3/2.0 (-1)	1,520 (+9%)	14mo	$89,900	$59	63

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-15,599
• Equity at exit: $23,842

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-271
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$181 /mo · $2,178/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $162

Break-even live

Break-even rent $1,375

Max offer price $159,900

Occupancy floor 85%

Sensitivity live

Price	-10% $252	-5% $207	+0% $162	+5% $116	+10% $71
Rent	-10% $37	-5% $99	+0% $162	+5% $224	+10% $287
Rate	-1.0pp $242	-0.5pp $202	base $162	+0.5pp $120	+1.0pp $78

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4220 Farm-To-Market 841 Unit DW Lufkin, TX	3.0	2.0	1600	$1,450	$0.91	45d	1	1.32mi

Listing history 18 events

1. 2026-06-19
   days on market $159,900 Active 117 DOM
2. 2026-06-18
   days on market $159,900 Active 116 DOM
3. 2026-06-17
   days on market $159,900 Active 115 DOM
4. 2026-06-16
   days on market $159,900 Active 114 DOM
5. 2026-06-15
   days on market $159,900 Active 113 DOM
6. 2026-06-14
   days on market $159,900 Active 111 DOM
7. 2026-06-13
   days on market $159,900 Active 110 DOM
8. 2026-06-10
   days on market $159,900 Active 108 DOM
9. 2026-06-09
   days on market $159,900 Active 107 DOM
10. 2026-06-08
    days on market $159,900 Active 106 DOM
11. 2026-06-07
    days on market $159,900 Active 105 DOM
12. 2026-06-03
    days on market $159,900 Active 101 DOM
13. 2026-06-02
    days on market $159,900 Active 100 DOM
14. 2026-06-01
    days on market $159,900 Active 99 DOM
15. 2026-05-31
    days on market $159,900 Active 98 DOM
16. 2026-05-30
    days on market $159,900 Active 97 DOM
17. 2025-11-09
    listed $159,900 Active 1004-char remark

    Show marketing remark (1004 chars)

    Welcome to your peaceful countryside retreat! Nestled just outside of city limits on FM 325, this charming home offers the perfect balance of rural serenity and accessible convenience. Set on a generous parcel in the lush East Texas landscape, you'll enjoy wide open skies, room to roam, and the quiet that comes with country living—yet you're only a short drive from the amenities of downtown Lufkin. Inside, you'll find a warm and inviting layout with ample living space, comfortable bedrooms, and plenty of potential to make it your own. Whether you're dreaming of quiet mornings on the porch, backyard gatherings under the pines, or simply a place to escape the hustle and bustle—this property gives you that rare combination of peace and practicality. 3 Portable storage type buildings one has electricity for work shop with window A/C. Don't miss your opportunity to embrace countryside charm. Schedule your showing today and imagine all the ways you could call this special place home!

18. 2003-07-23
    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: $2,178 · $181/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$749/yr (+$62/mo · 34.4%)

ⓘ 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 6/10 Major
• 🌡 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: $18,962
• − Mortgage interest: −$8,957
• − Property taxes: −$2,178
• − Insurance: −$800
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$4,652
• Taxable loss: −$658
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $2,098/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
• 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

2 events — show timeline

• 2025-11-09 Listed $159,900 Deep East Texas MLS
• 2003-07-23 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,178 · +10.3% YoY. Source: county tax records.