504 John Kolb Rd · Lufkin, TX 75901

$62,500

2 bd · 1.0 ba · 884 sqft · Manufactured public records · 35 Days on market

Built 1955 2.38 ac 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
• 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

Looking for a deal with room to create your own vision? This 2.57-acre property just minutes from downtown Lufkin offers the perfect opportunity to build new, invest, or create your own private country retreat. The existing home is considered a teardown, giving you a clean slate to design the home, barndominium, or weekend getaway you’ve been dreaming of. Enjoy the peace and space of country living while still being close to shopping, dining, schools, and everyday conveniences. With plenty of room for a spacious home, garden, workshop, animals, or outdoor living, this property has endless potential. Opportunities like this don’t come around often bring your ideas, walk the land,

Key facts

• 2.57 acre property
• Endless potential
• 2.38 acre lot

Tags

• 2.57 ACRE PROPERTY
• MINUTES FROM DOWNTOWN LUFKIN
• CLEAN SLATE TO DESIGN
• ENDLESS POTENTIAL

Property features AI

Finance

• Other: Approximately 2.38 acres lot
• Financial info: Lease not considered

Exterior

• Utilities: Septic tank
• Home design: Residential property; Built in 1955
• Construction: Construction materials: Unknown
• Exterior features: Wooded lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor; Additional bedroom on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Three total rooms; Seller disclosure available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $62k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $61k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: Coston El (math 31% / reading 25%, grade F, #2,740 of 4,322 statewide, top 64%, 204 students, 97% 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 90% FRL vs 68% district-wide (22 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 $432 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $60,625 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.79% ✓
• Cap rate: 14.38%
• Cash-on-cash: 28.88%
• DSCR: 2.28
• GRM: 4.7

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: 23.3%
• Equity multiple: 1.96×
• Total profit: $16,730
• Equity at exit: $9,319

10-year hold

• IRR: 31.2%
• Equity multiple: 3.81×
• Total profit: $49,248
• Equity at exit: $5,404

Cash invested: $17,500 (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 75901

• Home prices YoY: -16.9%
• Active inventory: 297
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$107 /mo · $1,284/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $421

Break-even live

Break-even rent $583

Max offer price $62,500

Occupancy floor 57%

Sensitivity live

Price	-10% $457	-5% $439	+0% $421	+5% $403	+10% $386
Rent	-10% $333	-5% $377	+0% $421	+5% $465	+10% $509
Rate	-1.0pp $453	-0.5pp $437	base $421	+0.5pp $405	+1.0pp $388

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $62,500 Active 35 DOM
2. 2026-06-18
   days on market $62,500 Active 34 DOM
3. 2026-06-17
   days on market $62,500 Active 33 DOM
4. 2026-06-16
   days on market $62,500 Active 32 DOM
5. 2026-06-15
   days on market $62,500 Active 31 DOM
6. 2026-06-14
   days on market $62,500 Active 29 DOM
7. 2026-06-13
   days on market $62,500 Active 28 DOM
8. 2026-06-10
   days on market $62,500 Active 26 DOM
9. 2026-06-09
   days on market $62,500 Active 25 DOM
10. 2026-06-08
    days on market $62,500 Active 24 DOM
11. 2026-06-07
    days on market $62,500 Active 23 DOM
12. 2026-06-03
    days on market $62,500 Active 19 DOM
13. 2026-06-02
    days on market $62,500 Active 18 DOM
14. 2026-06-01
    days on market $62,500 Active 17 DOM
15. 2026-05-31
    days on market $62,500 Active 16 DOM
16. 2026-05-30
    days on market $62,500 Active 15 DOM
17. 2026-05-16
    listed $62,500 Active 768-char remark
18. 2026-05-15
    historical
19. 2025-09-24
    soldstatus
20. 2025-09-24
    soldstatus
21. 2025-09-16
    listed $62,500 Active
22. 2025-09-15
    historical
23. 2025-01-17
    listed $62,500 Active
24. 2025-01-16
    historical
25. 2025-01-15
    historical
26. 2024-04-09
    listed $62,500 Active
27. 2024-04-05
    historical
28. 2023-08-15
    listed $62,500 Active
29. 2001-11-14
    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: $1,284 · $107/mo
• Projected year-2 tax: $1,284 · $107/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 6/10 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: $13,396
• − Mortgage interest: −$3,501
• − Property taxes: −$1,284
• − Insurance: −$312
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$1,818
• Taxable income: $4,338
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $4,013/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

• 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

+0.0% since first listed

13 events — show timeline

• 2026-05-16 Listed $62,500 HARMLS
• 2026-05-15 Listing Removed — HARMLS
• 2025-09-24 Sold (Public Records) — Public Records
• 2025-09-24 Sold (Public Records) — Public Records
• 2025-09-16 Listed $62,500 HARMLS
• 2025-09-15 Listing Removed — HARMLS
• 2025-01-17 Listed $62,500 HARMLS
• 2025-01-16 Coming Soon — HARMLS
• 2025-01-15 Listing Removed — HARMLS
• 2024-04-09 Listed $62,500 HARMLS
• 2024-04-05 Listing Removed — HARMLS
• 2023-08-15 Listed $62,500 HARMLS
• 2001-11-14 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,284 · +0.9% YoY. Source: county tax records.