375 Dorothy Dr · Rose Hill Acres, TX 77657

$167,200

3 bd · 2.5 ba · 2,028 sqft · SingleFamily public records · 54 Days on market

Built 1975 0.31 ac lot $82/sqft · 18% below area Est $205k · 18% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.8/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 375 Dorothy Drive in Lumberton, offering 3 bedrooms, 2.5 baths, and a 2-car garage with 2,037 square feet of living space on a 0.31-acre corner lot in the Lumberton School District. This property features an inground pool, perfect for outdoor enjoyment, and the corner location provides convenient rear access to the backyard from the side street. The home is shown by appointment, and the seller requires a proof of funds letter or a pre-approval letter with all offers. Property is being sold as-is, and the seller will not complete any repairs. For additional information, and reference Case #512-440223

Key facts

• 0.31 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $162k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#844 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools F, 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.
• Market conditions: 318 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,184 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.28% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 6.5

CMA / ARV

• ARV (median comp): $205,000
• List price: $167,200
• Delta: -18.44%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
375 Dorothy Dr	0.00mi	3/2.5	2,028 (0%)	0mo	$167,200	$82	100
330 Neel Ave	0.54mi	4/3.0 (+1)	1,772 (-13%)	16mo	$230,000	$130	33

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,638
• Equity at exit: $24,930

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $25,282
• Equity at exit: $14,456

Cash invested: $46,816 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,140 medium
• Mortgage (P&I): −$877
• Tax from tax record: −$394 /mo · $4,728/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $350

Break-even live

Break-even rent $1,697

Max offer price $167,200

Occupancy floor 79%

Sensitivity live

Price	-10% $445	-5% $398	+0% $350	+5% $303	+10% $256
Rent	-10% $181	-5% $266	+0% $350	+5% $435	+10% $519
Rate	-1.0pp $434	-0.5pp $393	base $350	+0.5pp $307	+1.0pp $263

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: $41,800
• Closing costs: $5,016
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Morris Dr Lumberton, TX	3.0	3.0	2152	$1,800	$0.84	44d	1	0.15mi
8411 Keith Rd Lumberton, TX	2.0	2.0	1540	$1,600	$1.04	24d	1	0.67mi

Listing history 15 events

1. 2026-05-19
   status Pending 617-char remark

   Show marketing remark (617 chars)

   Welcome to 375 Dorothy Drive in Lumberton, offering 3 bedrooms, 2.5 baths, and a 2-car garage with 2,037 square feet of living space on a 0.31-acre corner lot in the Lumberton School District. This property features an inground pool, perfect for outdoor enjoyment, and the corner location provides convenient rear access to the backyard from the side street. The home is shown by appointment, and the seller requires a proof of funds letter or a pre-approval letter with all offers. Property is being sold as-is, and the seller will not complete any repairs. For additional information, and reference Case #512-440223

2. 2026-05-08
   status Pending 617-char remark

   Show marketing remark (649 chars)

   Welcome to 375 Dorothy Drive in Lumberton, offering 3 bedrooms, 2.5 baths, and a 2-car garage with 2,037 square feet of living space on a 0.31-acre corner lot in the Lumberton School District. This property features an inground pool, perfect for outdoor enjoyment, and the corner location provides convenient rear access to the backyard from the side street. The home is shown by appointment, and the seller requires a proof of funds letter or a pre-approval letter with all offers. Property is being sold as-is, and the seller will not complete any repairs. For additional information, please visit HUDHomestore. gov and reference Case #512-440223.

3. 2026-05-08
   status Pending 649-char remark

   Show marketing remark (649 chars)

   Welcome to 375 Dorothy Drive in Lumberton, offering 3 bedrooms, 2.5 baths, and a 2-car garage with 2,037 square feet of living space on a 0.31-acre corner lot in the Lumberton School District. This property features an inground pool, perfect for outdoor enjoyment, and the corner location provides convenient rear access to the backyard from the side street. The home is shown by appointment, and the seller requires a proof of funds letter or a pre-approval letter with all offers. Property is being sold as-is, and the seller will not complete any repairs. For additional information, please visit HUDHomestore. gov and reference Case #512-440223.

4. 2026-05-06
   price $167,200 617-char remark

   Show marketing remark (649 chars)

   Welcome to 375 Dorothy Drive in Lumberton, offering 3 bedrooms, 2.5 baths, and a 2-car garage with 2,037 square feet of living space on a 0.31-acre corner lot in the Lumberton School District. This property features an inground pool, perfect for outdoor enjoyment, and the corner location provides convenient rear access to the backyard from the side street. The home is shown by appointment, and the seller requires a proof of funds letter or a pre-approval letter with all offers. Property is being sold as-is, and the seller will not complete any repairs. For additional information, please visit HUDHomestore. gov and reference Case #512-440223.

5. 2026-05-06
   price $167,200 649-char remark

   Show marketing remark (649 chars)

   Welcome to 375 Dorothy Drive in Lumberton, offering 3 bedrooms, 2.5 baths, and a 2-car garage with 2,037 square feet of living space on a 0.31-acre corner lot in the Lumberton School District. This property features an inground pool, perfect for outdoor enjoyment, and the corner location provides convenient rear access to the backyard from the side street. The home is shown by appointment, and the seller requires a proof of funds letter or a pre-approval letter with all offers. Property is being sold as-is, and the seller will not complete any repairs. For additional information, please visit HUDHomestore. gov and reference Case #512-440223.

6. 2026-03-26
   price $184,800 649-char remark

   Show marketing remark (617 chars)

   Welcome to 375 Dorothy Drive in Lumberton, offering 3 bedrooms, 2.5 baths, and a 2-car garage with 2,037 square feet of living space on a 0.31-acre corner lot in the Lumberton School District. This property features an inground pool, perfect for outdoor enjoyment, and the corner location provides convenient rear access to the backyard from the side street. The home is shown by appointment, and the seller requires a proof of funds letter or a pre-approval letter with all offers. Property is being sold as-is, and the seller will not complete any repairs. For additional information, and reference Case #512-440223

7. 2026-03-26
   listed $184,800 Active 617-char remark

   Show marketing remark (617 chars)

   Welcome to 375 Dorothy Drive in Lumberton, offering 3 bedrooms, 2.5 baths, and a 2-car garage with 2,037 square feet of living space on a 0.31-acre corner lot in the Lumberton School District. This property features an inground pool, perfect for outdoor enjoyment, and the corner location provides convenient rear access to the backyard from the side street. The home is shown by appointment, and the seller requires a proof of funds letter or a pre-approval letter with all offers. Property is being sold as-is, and the seller will not complete any repairs. For additional information, and reference Case #512-440223

8. 2026-02-20
   price $202,400 649-char remark

   Show marketing remark (649 chars)

   Welcome to 375 Dorothy Drive in Lumberton, offering 3 bedrooms, 2.5 baths, and a 2-car garage with 2,037 square feet of living space on a 0.31-acre corner lot in the Lumberton School District. This property features an inground pool, perfect for outdoor enjoyment, and the corner location provides convenient rear access to the backyard from the side street. The home is shown by appointment, and the seller requires a proof of funds letter or a pre-approval letter with all offers. Property is being sold as-is, and the seller will not complete any repairs. For additional information, please visit HUDHomestore. gov and reference Case #512-440223.

9. 2026-01-07
   listed $220,000 Active 649-char remark

   Show marketing remark (649 chars)

   Welcome to 375 Dorothy Drive in Lumberton, offering 3 bedrooms, 2.5 baths, and a 2-car garage with 2,037 square feet of living space on a 0.31-acre corner lot in the Lumberton School District. This property features an inground pool, perfect for outdoor enjoyment, and the corner location provides convenient rear access to the backyard from the side street. The home is shown by appointment, and the seller requires a proof of funds letter or a pre-approval letter with all offers. Property is being sold as-is, and the seller will not complete any repairs. For additional information, please visit HUDHomestore. gov and reference Case #512-440223.

10. 2021-04-29
    soldstatus
11. 2021-03-23
    listed $249,900
12. 2020-01-03
    soldstatus
13. 2020-01-03
    soldstatus
14. 2019-12-10
    listed $140,000
15. 2019-12-08
    listed $140,000

ⓘ 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: $4,728 · $394/mo
• Projected year-2 tax: $4,728 · $394/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $25,683
• − Mortgage interest: −$9,366
• − Property taxes: −$4,728
• − Insurance: −$836
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$4,864
• Taxable income: $1,780
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $3,776/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 — Rose Hill Acres

• Score: 63/100
• State rank: #844
• US rank: #15273

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment A- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rose Hill Acres, TX
• County: Hardin County · 39,783 people
• 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

+19.4% since first listed

15 events — show timeline

• 2026-05-19 Pending — HARMLS
• 2026-05-08 Pending — HARMLS
• 2026-05-08 Pending — BBOR
• 2026-05-06 Price Changed $167,200 HARMLS
• 2026-05-06 Price Changed $167,200 BBOR
• 2026-03-26 Price Changed $184,800 BBOR
• 2026-03-26 Listed $184,800 HARMLS
• 2026-02-20 Price Changed $202,400 BBOR
• 2026-01-07 Listed $220,000 BBOR
• 2021-04-29 Sold (MLS) — BBOR
• 2021-03-23 Listed $249,900 BBOR
• 2020-01-03 Sold (MLS) — PNPANBOR
• 2020-01-03 Sold (MLS) — BBOR
• 2019-12-10 Listed $140,000 BBOR
• 2019-12-08 Listed $140,000 PNPANBOR

Property tax history

+6.9%/yr

Latest (2025): $4,728 · -0.9% YoY. Source: county tax records.