118 Hawn Dr · Lumberton, TX 77657

$217,900

4 bd · 1.0 ba · 1,776 sqft · SingleFamily public records · 132 Days on market

Built 1963 0.61 ac lot $123/sqft · 15% below area Est $257k · 15% 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 +24.5/30.0
• ARV discount +14.4/15.0
• DSCR +7.9/10.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming cottage full of character and updates! This 4-bedroom, 2-bath home offers a welcoming layout with a cute, updated kitchen featuring granite countertops and gas cooking, along with cozy living spaces throughout. Relax on the large front porch and enjoy the peaceful . 61-acre setting. A bonus tiny home adds flexibility for guests, rental income, or a home office, while the large site-built storage building provides ample space for tools, hobbies, or equipment. A rare blend of charm, function, and versatility—this one is a must-see!

Key facts

• Bonus tiny home
• Large front porch
• Gas cooking

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• GAS COOKING
• LARGE FRONT PORCH
• BONUS TINY HOME

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $218k).
• Recommended offer: $192k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.2% in Lumberton — 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 75/100 on livability (#160 in TX, #4,326 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($192k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $191,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (median comp): $257,270
• List price: $217,900
• Delta: -15.30%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Cherry Dr	0.16mi	4/2.0	1,600 (-10%)	2mo	$259,000	$162	70

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-6,795
• Equity at exit: $32,490

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $30,714
• Equity at exit: $18,840

Cash invested: $61,012 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,337 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$165 /mo · $1,979/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $448

Break-even live

Break-even rent $1,770

Max offer price $217,900

Occupancy floor 76%

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: $54,475
• Closing costs: $6,537
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Hooks Rd Lumberton, TX	4.0	2.0	2174	$1,600	$0.74	23d	1	0.84mi
500 Trinity Rd Lumberton, TX	3.0	2.0	1920	$2,175	$1.13	13d	1	1.10mi
40 Candlelight Ln Lumberton, TX	3.0	2.0	1626	$2,000	$1.23	43d	1	1.13mi
40 Candlelight Ln Lumberton, TX	3.0	2.0	1626	$2,000	$1.23	23d	1	1.13mi
313 Winding Brook Dr Lumberton, TX	3.0	2.0	2455	$3,000	$1.22	23d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $217,900 Pending 132 DOM
2. 2026-06-17
   days on market $217,900 Pending 131 DOM
3. 2026-06-16
   days on market $217,900 Pending 130 DOM
4. 2026-06-15
   status $217,900 Pending 129 DOM
5. 2026-06-15
   days on market $217,900 Active 129 DOM
6. 2026-06-14
   days on market $217,900 Active 127 DOM
7. 2026-06-10
   days on market $217,900 Active 124 DOM
8. 2026-06-09
   days on market $217,900 Active 123 DOM
9. 2026-06-08
   days on market $217,900 Active 122 DOM
10. 2026-06-07
    days on market $217,900 Active 121 DOM
11. 2026-06-05
    days on market $217,900 Active 118 DOM
12. 2026-06-03
    days on market $217,900 Active 117 DOM
13. 2026-06-02
    pricedays on market $217,900 Active 116 DOM
14. 2026-06-01
    days on market $225,000 Active 115 DOM
15. 2026-05-31
    days on market $225,000 Active 114 DOM
16. 2026-05-30
    days on market $225,000 Active 113 DOM
17. 2026-04-22
    status Active 550-char remark

    Show marketing remark (549 chars)

    Charming cottage full of character and updates! This 4-bedroom, 2-bath home offers a welcoming layout with a cute, updated kitchen featuring granite countertops and gas cooking, along with cozy living spaces throughout. Relax on the large front porch and enjoy the peaceful .61-acre setting. A bonus tiny home adds flexibility for guests, rental income, or a home office, while the large site-built storage building provides ample space for tools, hobbies, or equipment. A rare blend of charm, function, and versatility—this one is a must-see!

18. 2026-04-22
    status Active 549-char remark

    Show marketing remark (549 chars)

    Charming cottage full of character and updates! This 4-bedroom, 2-bath home offers a welcoming layout with a cute, updated kitchen featuring granite countertops and gas cooking, along with cozy living spaces throughout. Relax on the large front porch and enjoy the peaceful .61-acre setting. A bonus tiny home adds flexibility for guests, rental income, or a home office, while the large site-built storage building provides ample space for tools, hobbies, or equipment. A rare blend of charm, function, and versatility—this one is a must-see!

19. 2026-04-21
    status Pending 549-char remark

    Show marketing remark (550 chars)

    Charming cottage full of character and updates! This 4-bedroom, 2-bath home offers a welcoming layout with a cute, updated kitchen featuring granite countertops and gas cooking, along with cozy living spaces throughout. Relax on the large front porch and enjoy the peaceful . 61-acre setting. A bonus tiny home adds flexibility for guests, rental income, or a home office, while the large site-built storage building provides ample space for tools, hobbies, or equipment. A rare blend of charm, function, and versatility—this one is a must-see!

20. 2026-04-21
    status Pending 550-char remark

    Show marketing remark (550 chars)

    Charming cottage full of character and updates! This 4-bedroom, 2-bath home offers a welcoming layout with a cute, updated kitchen featuring granite countertops and gas cooking, along with cozy living spaces throughout. Relax on the large front porch and enjoy the peaceful . 61-acre setting. A bonus tiny home adds flexibility for guests, rental income, or a home office, while the large site-built storage building provides ample space for tools, hobbies, or equipment. A rare blend of charm, function, and versatility—this one is a must-see!

21. 2026-02-06
    listed $225,000 Active 550-char remark

    Show marketing remark (549 chars)

    Charming cottage full of character and updates! This 4-bedroom, 2-bath home offers a welcoming layout with a cute, updated kitchen featuring granite countertops and gas cooking, along with cozy living spaces throughout. Relax on the large front porch and enjoy the peaceful .61-acre setting. A bonus tiny home adds flexibility for guests, rental income, or a home office, while the large site-built storage building provides ample space for tools, hobbies, or equipment. A rare blend of charm, function, and versatility—this one is a must-see!

22. 2026-02-06
    listed $225,000 Active 549-char remark

    Show marketing remark (549 chars)

    Charming cottage full of character and updates! This 4-bedroom, 2-bath home offers a welcoming layout with a cute, updated kitchen featuring granite countertops and gas cooking, along with cozy living spaces throughout. Relax on the large front porch and enjoy the peaceful .61-acre setting. A bonus tiny home adds flexibility for guests, rental income, or a home office, while the large site-built storage building provides ample space for tools, hobbies, or equipment. A rare blend of charm, function, and versatility—this one is a must-see!

23. 2007-12-26
    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: $1,979 · $165/mo
• Projected year-2 tax: $3,988 · $332/mo
• Expected delta: +$2,008/yr (+$167/mo · 101.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $28,050
• − Mortgage interest: −$12,206
• − Property taxes: −$1,979
• − Insurance: −$1,090
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − Depreciation: −$6,339
• Taxable income: $1,948
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $4,911/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 — Lumberton

• Score: 75/100
• State rank: #160
• US rank: #4326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lumberton, TX
• County: Hardin County · 39,783 people
• City population: 22,258
• 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

+0.0% since first listed

7 events — show timeline

• 2026-04-22 Relisted — BBOR
• 2026-04-22 Relisted — HARMLS
• 2026-04-21 Pending — HARMLS
• 2026-04-21 Pending — BBOR
• 2026-02-06 Listed $225,000 BBOR
• 2026-02-06 Listed $225,000 HARMLS
• 2007-12-26 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,979 · +9.1% YoY. Source: county tax records.