1404 Fuller Springs Dr · Lufkin, TX 75901

$89,999

3 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 17 Days on market

Built 1984 0.50 ac lot $89/sqft · 48% below area Est $175k · 48% under ↓ 9% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Charming & Well-Maintained Mobile Home in a Prime Location! This 3/2, well-kept home offers comfort, convenience, and affordability all in one. Nestled in a quiet, established neighborhood, this property is perfect for first-time buyers, downsizers, or investors. Enjoy a functional layout with spacious living areas and a cozy feel throughout. Located within walking distance to Slack Elementary School, this home provides easy access to local amenities while maintaining a peaceful residential setting. Whether you're looking for a place to call home or a solid investment opportunity, this property checks all the boxes. Don't miss out—schedule your showing today!

Key facts

• 0.5 acre lot
• Garage
• Built 1984

Tags

• QUIET ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO LOCAL AMENITIES
• PEACEFUL RESIDENTIAL SETTING

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: 1-car garage; No additional parking features listed
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1984
• Construction: Aluminum and wood siding; Built-up and metal roof; Block foundation
• Exterior features: Cleared lot

Interior

• Bedrooms: Primary bedroom on the first floor; Bedroom on the third floor; Bedroom on the fourth floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Total of 4 rooms; Seller disclosure available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 3.6% 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 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, 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 $88,649 (1.5% 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. 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.
4. 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.
5. 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: 1.54% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.62%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (median comp): $174,657
• List price: $89,999
• Delta: -43.32%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 1.78×
• Total profit: $19,663
• Equity at exit: $13,419

10-year hold

• IRR: 27.5%
• Equity multiple: 3.43×
• Total profit: $61,174
• Equity at exit: $7,781

Cash invested: $25,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $538

Break-even live

Break-even rent $709

Max offer price $89,999

Occupancy floor 56%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $89,999 Active 17 DOM
2. 2026-06-18
   days on market $89,999 Active 16 DOM
3. 2026-06-17
   days on market $89,999 Active 15 DOM
4. 2026-06-16
   days on market $89,999 Active 14 DOM
5. 2026-06-15
   days on market $89,999 Active 13 DOM
6. 2026-06-14
   days on market $89,999 Active 11 DOM
7. 2026-06-13
   days on market $89,999 Active 10 DOM
8. 2026-06-10
   days on market $89,999 Active 8 DOM
9. 2026-06-09
   days on market $89,999 Active 7 DOM
10. 2026-06-08
    days on market $89,999 Active 6 DOM
11. 2026-06-07
    days on market $89,999 Active 5 DOM
12. 2026-06-03
    days on marketlisting id $89,999 Active 1 DOM
13. 2026-06-02
    days on market $89,999 Active 36 DOM
14. 2026-06-01
    days on market $89,999 Active 35 DOM
15. 2026-05-31
    days on market $89,999 Active 34 DOM
16. 2026-05-30
    days on market $89,999 Active 33 DOM
17. 2026-04-08
    listed $99,000 Active 679-char remark

    Show marketing remark (679 chars)

    Charming & Well-Maintained Mobile Home in a Prime Location! This 3/2, well-kept home offers comfort, convenience, and affordability all in one. Nestled in a quiet, established neighborhood, this property is perfect for first-time buyers, downsizers, or investors. Enjoy a functional layout with spacious living areas and a cozy feel throughout. Located within walking distance to Slack Elementary School, this home provides easy access to local amenities while maintaining a peaceful residential setting. Whether you're looking for a place to call home or a solid investment opportunity, this property checks all the boxes. Don't miss out—schedule your showing today!

18. 2013-02-19
    soldstatus
19. 1977-04-22
    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: $612 · $51/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$1,035/yr (+$86/mo · 169.3%)

ⓘ 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 ≥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: $16,685
• − Mortgage interest: −$5,041
• − Property taxes: −$612
• − Insurance: −$450
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$2,618
• Taxable income: $5,294
• Est. tax owed @ 24.0%: −$1,271
• After-tax cash flow: $5,185/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

• Census place: Lufkin, TX
• 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

-9.1% since first listed

5 events — show timeline

• 2026-06-02 Listed $89,999 HARMLS
• 2026-05-27 Price Changed $89,999 Deep East Texas MLS
• 2026-04-08 Listed $99,000 Deep East Texas MLS
• 2013-02-19 Sold (Public Records) — Public Records
• 1977-04-22 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $612 · +11.3% YoY. Source: county tax records.