225 Dana Dr · Redland, TX 75901

$179,990

5 bd · 3.5 ba · 1,600 sqft · SingleFamily · 23 Days on market

Built 2026 Excellent condition ↓ 23% since listing

---

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 +10.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 17326105 - Built by NHC - Ready Now! ~ The Charlotte, from our City Series is a thoughtfully designed two-story home offering 1,600 square feet of living space. Featured with 5 bedrooms and 3.5 bathrooms, this plan combines functionality with comfort. .

Key facts

• Built 2026
• Listed 22 days

Property features AI

Finance

• Other: Living area approximately 1,600; Lot measured in square feet
• Financial info: Lease not considered
• HOA & community: Association fee paid annually

Exterior

• Parking: Information not provided
• Security: Information not provided
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction; 2026 construction
• Construction: Brick and cement siding exterior; Composition roof; Slab foundation; Built in 2026; Builder: NHC
• Exterior features: Located in a subdivision

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Information not provided
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher; Microwave; No fireplaces; 7 total rooms
• Laundry & utility: Information not provided

🏗️ New construction. The $179,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $206,031.

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $180k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (8.1% below list).
• Recommended offer: $165k (8.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#634 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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: Brandon El (math 48% / reading 50%, grade D, #926 of 4,322 statewide, top 22%, 394 students, 71% 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).
• Market conditions: 297 active listings in the ZIP; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $165,459 (8.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.80% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $206,031
• List price: $179,990
• Delta: 1.92%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Byrd Dr	0.09mi	4/2.5 (-1)	1,686 (+5%)	7mo	$219,900	$130	72
190 Byrd Dr	0.12mi	4/2.5 (-1)	1,686 (+5%)	7mo	$219,900	$130	70
379 Byrd Dr	0.36mi	4/2.0 (-1)	1,595 (-0%)	6mo	$199,900	$125	67

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: -20.3%
• Equity multiple: 0.29×
• Total profit: $-40,794
• Equity at exit: $30,720

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-44,993
• Equity at exit: $17,814

Cash invested: $57,689 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$1,080
• Tax est. 1.5%: −$258 /mo · $3,090/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-117

Break-even live

Break-even rent $1,802

Max offer price $189,143

Occupancy floor —

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: $51,508
• Closing costs: $6,181
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $179,990 Active 23 DOM
2. 2026-06-18
   days on market $179,990 Active 22 DOM
3. 2026-06-17
   price $179,990 Active 21 DOM
4. 2026-06-17
   days on market $182,990 Active 21 DOM
5. 2026-06-16
   days on market $182,990 Active 20 DOM
6. 2026-06-15
   days on market $182,990 Active 19 DOM
7. 2026-06-14
   days on market $182,990 Active 17 DOM
8. 2026-06-13
   days on market $182,990 Active 16 DOM
9. 2026-06-10
   days on market $182,990 Active 14 DOM
10. 2026-06-09
    days on market $182,990 Active 13 DOM
11. 2026-06-08
    days on market $182,990 Active 12 DOM
12. 2026-06-07
    remarks 258-char remark
13. 2026-06-07
    days on market $182,990 Active 11 DOM
14. 2026-06-03
    days on market $182,990 Active 7 DOM
15. 2026-06-03
    price $182,990 Active 6 DOM
16. 2026-06-02
    days on market $184,990 Active 6 DOM
17. 2026-06-01
    days on market $184,990 Active 5 DOM
18. 2026-05-31
    days on market $184,990 Active 4 DOM
19. 2026-05-30
    days on market $184,990 Active 3 DOM
20. 2026-05-12
    historical
21. 2026-04-16
    listed $209,990 Active
22. 2026-04-14
    historical
23. 2026-04-08
    listed $209,990 Active
24. 2026-03-11
    price $209,990
25. 2026-02-05
    listed $233,322 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,855
• − Mortgage interest: −$11,541
• − Property taxes: −$3,090
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$5,994
• Taxable loss: −$4,977
• Est. tax savings @ 24.0%: +$1,194
• After-tax cash flow: $-206/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a great balance of modern amenities and curb appeal, making it an attractive investment for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Modern technology can increase both resale and rental appeal.
• Resale Upgrading the kitchen appliances — Modern appliances can significantly boost resale value.
• Rental Upgrading the bathrooms with smart fixtures — Smart fixtures can attract renters and increase rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Modern technology can increase both resale and rental appeal. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can significantly boost resale value. ↑
• Rental Upgrading the bathrooms with smart fixtures — Smart fixtures can attract renters and increase rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Redland

• Score: 66/100
• State rank: #634
• US rank: #12099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redland, TX
• 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

-22.9% since first listed

9 events — show timeline

• 2026-06-17 Price Changed $179,990 HARMLS
• 2026-06-02 Price Changed $182,990 HARMLS
• 2026-05-27 Listed $184,990 HARMLS
• 2026-05-12 Listing Removed — HARMLS
• 2026-04-16 Listed $209,990 HARMLS
• 2026-04-14 Listing Removed — HARMLS
• 2026-04-08 Listed $209,990 Deep East Texas MLS
• 2026-03-11 Price Changed $209,990 HARMLS
• 2026-02-05 Listed $233,322 HARMLS