8458 Wingfield Dr · Lumberton, TX 77657

$145,000

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 20 Days on market

Built 1968 0.32 ac lot Est $129k · 13% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks

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 fen

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

Property features AI

Finance

• Financial info: Annual tax amount: $942

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Exterior features: Chain link fencing; Composition roof; Lot approximately 100 x 140 (0.32 acres); Located in the Woodcrest subdivision

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Central air conditioning; Central electric heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 2 comparable units currently listed for rent nearby; 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 $1k 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $145k implies a 146% 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.36% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.26%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $128,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8717 Dogwood Dr	0.22mi	3/1.0	902 (+13%)	18mo	$144,900	$161	54

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $17,984
• Equity at exit: $21,620

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $68,988
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,970 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $652

Break-even live

Break-even rent $1,145

Max offer price $145,000

Occupancy floor 62%

Sensitivity live

Price	-10% $734	-5% $693	+0% $652	+5% $611	+10% $570
Rent	-10% $496	-5% $574	+0% $652	+5% $730	+10% $807
Rate	-1.0pp $725	-0.5pp $689	base $652	+0.5pp $614	+1.0pp $576

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9006 Duke St Lumberton, TX	3.0	2.0	1064	$1,400	$1.32	44d	1	0.18mi
9984 Golden Ln Lumberton, TX	2.0	1.5	1001	$1,575	$1.57	14d	1	0.91mi

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 20 DOM
2. 2026-06-17
   days on market $145,000 Active 19 DOM
3. 2026-06-16
   days on market $145,000 Active 18 DOM
4. 2026-06-15
   days on market $145,000 Active 17 DOM
5. 2026-06-14
   days on market $145,000 Active 15 DOM
6. 2026-06-10
   days on market $145,000 Active 12 DOM
7. 2026-06-09
   days on market $145,000 Active 11 DOM
8. 2026-06-08
   days on market $145,000 Active 10 DOM
9. 2026-06-07
   days on market $145,000 Active 9 DOM
10. 2026-06-05
    days on market $145,000 Active 6 DOM
11. 2026-06-03
    days on market $145,000 Active 5 DOM
12. 2026-06-02
    days on market $145,000 Active 4 DOM
13. 2026-06-01
    days on market $145,000 Active 3 DOM
14. 2026-05-31
    days on market $145,000 Active 2 DOM
15. 2026-05-30
    days on marketlisting id $145,000 Active 1 DOM
16. 2026-05-22
    listed $145,000 Active
17. 2014-02-18
    soldstatus
18. 2004-12-09
    soldstatus $59,000

ⓘ 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: $2,654 · $221/mo
• Expected delta: +$1,646/yr (+$137/mo · 163.3%)

ⓘ 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 3/10 Moderate
• 🌡 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: $23,644
• − Mortgage interest: −$8,122
• − Property taxes: −$1,008
• − Insurance: −$725
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$4,218
• Taxable income: $5,787
• Est. tax owed @ 24.0%: −$1,389
• After-tax cash flow: $6,432/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

• 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

+145.8% since first listed

3 events — show timeline

• 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.