255 Ivey Rd · Hudson, TX 75904

$90,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 72 Days on market

Built 1985 1.00 ac lot $60/sqft · 69% below area

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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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home situated on approximately 1 acre in Lufkin. This 1,500 sq ft single-story property offers a functional layout with spacious living areas and plenty of potential. Built in 1985, the home provides a great opportunity for buyers seeking a peaceful, rural setting while still being conveniently located near town. The expansive lot offers ample space for outdoor activities, additional improvements, or simply enjoying privacy. Ideal for homeowners or investors looking for value and space.

Key facts

• Expansive lot
• 1 acre
• 1 acre lot

Tags

• 1 ACRE
• SPACIOUS LIVING AREAS
• EXPANSIVE LOT
• PEACEFUL RURAL SETTING

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 3.0% in Hudson — 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 64/100 on livability (#791 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities 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: 295 active listings in the ZIP; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($60k/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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $50k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.68% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.09%
• DSCR: 2.07
• GRM: 5.0

CMA / ARV

• ARV (median comp): $288,283
• List price: $90,000
• Delta: -68.78%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 S Fm 1194	0.73mi	3/2.0	1,710 (+14%)	24mo	$309,900	$181	22

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: 17.4%
• Equity multiple: 1.70×
• Total profit: $17,694
• Equity at exit: $13,419

10-year hold

• IRR: 25.9%
• Equity multiple: 3.27×
• Total profit: $57,143
• Equity at exit: $7,782

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 75904

• Home prices YoY: -25.1%
• Active inventory: 295
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,508 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$176 /mo · $2,114/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $506

Break-even live

Break-even rent $868

Max offer price $90,000

Occupancy floor 61%

Sensitivity live

Price	-10% $557	-5% $531	+0% $506	+5% $480	+10% $455
Rent	-10% $387	-5% $446	+0% $506	+5% $565	+10% $625
Rate	-1.0pp $551	-0.5pp $529	base $506	+0.5pp $483	+1.0pp $459

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 30 events

1. 2026-06-21
   days on market $90,000 Active 72 DOM
2. 2026-06-19
   days on market $90,000 Active 70 DOM
3. 2026-06-18
   days on market $90,000 Active 69 DOM
4. 2026-06-17
   days on market $90,000 Active 68 DOM
5. 2026-06-16
   days on market $90,000 Active 67 DOM
6. 2026-06-15
   days on market $90,000 Active 66 DOM
7. 2026-06-14
   days on market $90,000 Active 64 DOM
8. 2026-06-13
   days on market $90,000 Active 63 DOM
9. 2026-06-10
   days on market $90,000 Active 61 DOM
10. 2026-06-09
    days on market $90,000 Active 60 DOM
11. 2026-06-09
    price $90,000 Active 59 DOM
12. 2026-06-08
    days on market $120,000 Active 59 DOM
13. 2026-06-07
    days on market $120,000 Active 58 DOM
14. 2026-06-05
    days on market $120,000 Active 55 DOM
15. 2026-06-02
    days on market $120,000 Active 53 DOM
16. 2026-06-01
    days on market $120,000 Active 52 DOM
17. 2026-05-31
    days on market $120,000 Active 51 DOM
18. 2026-05-30
    days on market $120,000 Active 50 DOM
19. 2026-04-28
    price $120,000 518-char remark

    Show marketing remark (518 chars)

    Charming 3-bedroom, 2-bath home situated on approximately 1 acre in Lufkin. This 1,500 sq ft single-story property offers a functional layout with spacious living areas and plenty of potential. Built in 1985, the home provides a great opportunity for buyers seeking a peaceful, rural setting while still being conveniently located near town. The expansive lot offers ample space for outdoor activities, additional improvements, or simply enjoying privacy. Ideal for homeowners or investors looking for value and space.

20. 2026-04-16
    price $128,000 518-char remark

    Show marketing remark (518 chars)

    Charming 3-bedroom, 2-bath home situated on approximately 1 acre in Lufkin. This 1,500 sq ft single-story property offers a functional layout with spacious living areas and plenty of potential. Built in 1985, the home provides a great opportunity for buyers seeking a peaceful, rural setting while still being conveniently located near town. The expansive lot offers ample space for outdoor activities, additional improvements, or simply enjoying privacy. Ideal for homeowners or investors looking for value and space.

21. 2026-04-10
    listed $140,000 Active 518-char remark

    Show marketing remark (518 chars)

    Charming 3-bedroom, 2-bath home situated on approximately 1 acre in Lufkin. This 1,500 sq ft single-story property offers a functional layout with spacious living areas and plenty of potential. Built in 1985, the home provides a great opportunity for buyers seeking a peaceful, rural setting while still being conveniently located near town. The expansive lot offers ample space for outdoor activities, additional improvements, or simply enjoying privacy. Ideal for homeowners or investors looking for value and space.

22. 2026-03-20
    historical
23. 2026-03-17
    listed $165,000 Active
24. 2024-05-13
    historical
25. 2024-03-22
    price $125,000
26. 2024-03-22
    status Active
27. 2024-02-23
    status Pending
28. 2024-02-05
    status Option Pending
29. 2024-02-04
    listed $100,000 Active
30. 1999-10-22
    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: $2,114 · $176/mo
• Projected year-2 tax: $2,114 · $176/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 25 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: $18,099
• − Mortgage interest: −$5,041
• − Property taxes: −$2,114
• − Insurance: −$450
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$2,618
• Taxable income: $4,979
• Est. tax owed @ 24.0%: −$1,195
• After-tax cash flow: $4,875/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 — Hudson

• Score: 64/100
• State rank: #791
• US rank: #14441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+20.0% since first listed

12 events — show timeline

• 2026-04-28 Price Changed $120,000 HARMLS
• 2026-04-16 Price Changed $128,000 HARMLS
• 2026-04-10 Listed $140,000 HARMLS
• 2026-03-20 Listing Removed — NTREIS
• 2026-03-17 Listed $165,000 NTREIS
• 2024-05-13 Listing Removed — HARMLS
• 2024-03-22 Price Changed $125,000 HARMLS
• 2024-03-22 Relisted — HARMLS
• 2024-02-23 Pending — HARMLS
• 2024-02-05 Pending — HARMLS
• 2024-02-04 Listed $100,000 HARMLS
• 1999-10-22 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,114 · -0.2% YoY. Source: county tax records.