3300 Lotus Ln #65 · Lufkin, TX 75904

$35,000

2 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 5 Days on market

Built 1997 4,356 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully remodeled manufactured home is located in a well-maintained 55+ community and offers the perfect blend of comfort and style. Completely redone from top to bottom, you'll love the stunning new flooring, updated finishes, and the fresh, modern feel throughout. The kitchen features gorgeous new cabinetry, while the bathroom has been tastefully renovated into a relaxing, spa-like space. Every detail has been thoughtfully updated, making this home truly move-in ready. Please note: this sale is for the home only—no land is included. The lot is leased within the community at $500 per month, offering an affordable option for low-maintenance living in a quiet and welcoming nei

Key facts

• Move-in ready
• Renovated bathroom
• Updated finishes

Tags

• REMODELED MANUFACTURED HOME
• NEW FLOORING
• UPDATED FINISHES
• NEW CABINETRY
• RENOVATED BATHROOM
• MOVE-IN READY

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Mobile home in a residential setting; Located in Inverness Estates subdivision; Zoned Center MH-2 (Manufactured Home Park)
• Construction: Aluminum siding construction
• Exterior features: Metal roof; Shed(s)

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate flooring; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 29.7% 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: schools C-, crime F, commute F.
• Hudson ISD (rural): math 63% / reading 54% proficiency, ranked #85 of 826 in TX (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 292 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $35,000

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: 3.31% ✓
• Cap rate: 29.70%
• Cash-on-cash: 83.60%
• DSCR: 4.72
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 84.0%
• Equity multiple: 4.86×
• Total profit: $37,825
• Equity at exit: $5,219

10-year hold

• IRR: 87.2%
• Equity multiple: 10.08×
• Total profit: $88,976
• Equity at exit: $3,026

Cash invested: $9,800 (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 75904

• Home prices YoY: -25.1%
• Active inventory: 292
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,157 high
• Mortgage (P&I): −$184
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $683

Break-even live

Break-even rent $293

Max offer price $35,000

Occupancy floor 36%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Lotus Ln Lufkin, TX	1.0–3.0	1.0–1.5	734	$1,020	$1.39	44d	3	0.26mi
3507 N John Redditt Dr Unit 2-22 Lufkin, TX	2.0	1.0	915	$1,001	$1.09	44d	1	1.15mi
3507 N John Redditt Dr Lufkin, TX	3.0	2.0	1086	$1,152	$1.06	44d	1	1.16mi
1214 Lotus Ln Lufkin, TX	2.0	2.0	893	$900	$1.01	44d	1	1.17mi
3011 Ted Trout Dr Lot 11 Lufkin, TX	3.0	2.0	1216	$1,095	$0.90	44d	1	1.49mi

Listing history 2 events

1. 2026-05-04
   status Pending 709-char remark
2. 2026-04-29
   listed $35,000 Active 709-char remark

ⓘ 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: $400 · $33/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$240/yr (+$20/mo · 60.1%)

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

Taxation est. · year 1

• Rental income: $13,887
• − Mortgage interest: −$1,961
• − Property taxes: −$400
• − Insurance: −$175
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$1,018
• Taxable income: $8,111
• Est. tax owed @ 24.0%: −$1,947
• After-tax cash flow: $6,246/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: Hudson ISD
• NCES district ID: 4823790
• Math proficiency: 63% ▼ -3.00%
• Reading proficiency: 54% ▲ 1.00%
• Median HH income: $45,047
• Composite: 49.4/100
• National rank: #2012
• State rank: #85 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): 34,462
• Household income: $60,205
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1159.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 19% Black 16% Two or more races 12% Native American 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 14%

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: ▼ -71.71%
• Current HPI: 213.4236
• 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

• 2026-05-04 Pending — Deep East Texas MLS
• 2026-04-29 Listed $35,000 Deep East Texas MLS

Property tax history

-0.3%/yr

Latest (2025): $400 · -6.8% YoY. Source: county tax records.