8458 Wingfield Dr · Lumberton, TX 77657

$137,500

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 117 Days on market

Built 1968 Good condition 0.32 ac lot $172/sqft · 7% above area Est $168k · 18% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 2-bathroom home combining modern finishes with everyday functionality! Inside, you will find durable, recently replace vinyl flooring (and some subfloors) throughout the entire seamless floor plan. The heart of the home features a charming farmhouse-style kitchen outfitted with sleek granite countertops, an undermount sink, and a cozy eat-in breakfast area perfect for morning coffee. Need dedicated workspace? The separate office room provides the quiet environment required for remote work or studying. The spacious laundry room offers excellent extra storage space to keep things organized. Step outside to a massive backyard with a chain-link fence, offering a playground for pets and an ideal canvas for outdoor entertaining. Move-in ready and packed with custom charm, this property is a must-see. Schedule your tour today!

Key facts

• Undermount sink
• Separate office room
• Massive backyard

Tags

• FARMHOUSE-STYLE KITCHEN
• GRANITE COUNTERTOPS
• UNDERMOUNT SINK
• SEPARATE OFFICE ROOM
• SPACIOUS LAUNDRY ROOM
• MASSIVE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $125k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.6% 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.
• Zoned schools: Lumberton Pri (math 54% / reading 58%, grade C+, #574 of 4,322 statewide, top 14%, 982 students, 43% FRL); Lumberton Middle (math 47% / reading 51%, grade C-, #378 of 1,662 statewide, top 23%, 969 students, 35% FRL); Lumberton H S (math 55% / reading 61%, grade C, #320 of 1,632 statewide, top 20%, 1,229 students, 30% FRL).
• Market conditions: 455 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $951 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $138k implies a 133% gain — meaningful room to come down on a strong offer.

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 $125,125 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.30% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.17%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (median comp): $168,091
• List price: $137,500
• Delta: -18.20%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8717 Dogwood Dr	0.22mi	3/1.0	902 (+13%)	21mo	$144,900	$161	51
Lot 71 Johnson Rd	2.07mi	2/2.0 (-1)	762 (-5%)	44mo	$265,000	$348	28

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: 8.5%
• Equity multiple: 1.33×
• Total profit: $12,769
• Equity at exit: $20,502

10-year hold

• IRR: 17.7%
• Equity multiple: 2.46×
• Total profit: $56,177
• Equity at exit: $11,888

Cash invested: $38,500 (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: 455
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$721
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $551

Break-even live

Break-even rent $1,092

Max offer price $137,500

Occupancy floor 64%

Sensitivity live

Price	-10% $629	-5% $590	+0% $551	+5% $512	+10% $473
Rent	-10% $409	-5% $480	+0% $551	+5% $621	+10% $692
Rate	-1.0pp $620	-0.5pp $586	base $551	+0.5pp $515	+1.0pp $479

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: $34,375
• Closing costs: $4,125
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9006 Duke St Lumberton, TX	3.0	2.0	1064	$1,400	$1.32	139d	1	0.18mi
8910 Cornell St Lumberton, TX	2.0	2.0	1000	$1,600	$1.60	0d	1	0.43mi
216 Church Loop Lumberton, TX	3.0	2.0	1121	$1,495	$1.33	0d	1	0.85mi
216 Church Loop Lumberton, TX	3.0	2.0	1100	$1,495	$1.36	6d	1	0.85mi
9984 Golden Ln Lumberton, TX	2.0	1.5	1001	$1,575	$1.57	109d	1	0.91mi

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Utilities: Public waterPublic sewer
• Home design: Residential propertySingle-story (all rooms listed on the first floor)
• Construction: Built in 1968Block foundationComposition (asphalt) roofConstruction materials: Unknown
• Exterior features: Subdivision lot

Interior

• Bedrooms: Primary bedroom on the first floorTwo additional bedrooms on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Three total rooms

Listing history 50 events

1. 2026-09-23
   days on market $137,500 Active 117 DOM
2. 2026-09-22
   days on market $137,500 Active 116 DOM
3. 2026-09-21
   days on market $137,500 Active 115 DOM
4. 2026-09-20
   days on market $137,500 Active 114 DOM
5. 2026-09-18
   days on market $137,500 Active 112 DOM
6. 2026-09-17
   days on market $137,500 Active 111 DOM
7. 2026-09-16
   days on market $137,500 Active 110 DOM
8. 2026-09-15
   days on market $137,500 Active 109 DOM
9. 2026-09-14
   days on market $137,500 Active 108 DOM
10. 2026-09-13
    days on market $137,500 Active 107 DOM
11. 2026-09-12
    days on market $137,500 Active 106 DOM
12. 2026-09-11
    days on market $137,500 Active 105 DOM
13. 2026-09-05
    days on market $137,500 Active 99 DOM
14. 2026-09-04
    days on market $137,500 Active 98 DOM
15. 2026-09-03
    days on market $137,500 Active 97 DOM
16. 2026-08-31
    days on market $137,500 Active 94 DOM
17. 2026-08-30
    days on market $137,500 Active 93 DOM
18. 2026-08-29
    days on market $137,500 Active 92 DOM
19. 2026-08-28
    days on market $137,500 Active 91 DOM
20. 2026-08-27
    days on market $137,500 Active 90 DOM
21. 2026-08-26
    days on market $137,500 Active 89 DOM
22. 2026-08-25
    days on market $137,500 Active 88 DOM
23. 2026-08-24
    days on market $137,500 Active 87 DOM
24. 2026-08-23
    days on market $137,500 Active 86 DOM
25. 2026-08-21
    days on market $137,500 Active 84 DOM
26. 2026-08-20
    status $137,500 Active 83 DOM
27. 2026-08-20
    days on market $137,500 Pending 83 DOM
28. 2026-08-19
    days on market $137,500 Pending 82 DOM
29. 2026-08-18
    days on market $137,500 Pending 81 DOM
30. 2026-08-17
    days on market $137,500 Pending 80 DOM
31. 2026-08-16
    days on market $137,500 Pending 79 DOM
32. 2026-08-15
    days on market $137,500 Pending 78 DOM
33. 2026-08-14
    statusdays on market $137,500 Pending 77 DOM
34. 2026-08-13
    days on market $137,500 Active 76 DOM
35. 2026-08-12
    days on market $137,500 Active 75 DOM
36. 2026-08-11
    days on market $137,500 Active 74 DOM
37. 2026-08-10
    days on market $137,500 Active 73 DOM
38. 2026-08-09
    days on market $137,500 Active 72 DOM
39. 2026-08-08
    days on market $137,500 Active 71 DOM
40. 2026-08-07
    days on market $137,500 Active 70 DOM
41. 2026-08-06
    days on market $137,500 Active 69 DOM
42. 2026-08-05
    days on market $137,500 Active 68 DOM
43. 2026-08-04
    days on market $137,500 Active 67 DOM
44. 2026-08-03
    days on market $137,500 Active 66 DOM
45. 2026-07-31
    days on market $137,500 Active 63 DOM
46. 2026-07-30
    days on market $137,500 Active 62 DOM
47. 2026-07-29
    days on market $137,500 Active 61 DOM
48. 2026-07-27
    days on market $137,500 Active 59 DOM
49. 2026-07-25
    days on market $137,500 Active 57 DOM
50. 2026-07-24
    days on market $137,500 Active 56 DOM

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $2,516 · $210/mo
• Expected delta: +$1,508/yr (+$126/mo · 149.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $21,465
• − Mortgage interest: −$7,702
• − Property taxes: −$1,008
• − Insurance: −$688
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$4,000
• Taxable income: $4,633
• Est. tax owed @ 24.0%: −$1,112
• After-tax cash flow: $5,497/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $4,000–$12,000 screening

This updated 3-bedroom, 2-bathroom home features modern finishes and a seamless floor plan. The property is move-in ready with recent updates to the kitchen and bathrooms.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters granite Appliances white HVAC central · new lt5

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim and paint exterior trim — Improves curb appeal and value ↑
• Both Replace exterior lighting — Enhances curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Lumberton Pri C+ TX #574/4,322 Nat'l #9,382/41,679 Middle Lumberton Middle C- TX #378/1,662 Nat'l #3,736/14,009 High Lumberton H S C TX #320/1,632 Nat'l #3,986/17,239

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

B Composite livability gradescore 75/100

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

• County: Hardin County · 57,780 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: 21% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Utilities: Public waterPublic sewer
• Home design: Residential propertySingle-story (all rooms listed on the first floor)
• Construction: Built in 1968Block foundationComposition (asphalt) roofConstruction materials: Unknown
• Exterior features: Subdivision lot

Interior

• Bedrooms: Primary bedroom on the first floorTwo additional bedrooms on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Three total rooms

Price history

+133.1% since first listed

6 events — show timeline

• 2026-07-10 Price Changed $137,500 BBOR
• 2026-07-10 Price Changed $137,500 HARMLS
• 2026-05-29 Listed $145,000 HARMLS
• 2026-05-22 Listed $145,000 BBOR
• 2014-02-18 Sold (Public Records) — Public Records
• 2004-12-09 Sold (Public Records) $59,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,008 · -4.6% YoY. Source: county tax records.