SABINE CIRCE

LUFKIN, Texas, 75902

Redeemable DeedpendingSells Sep 1, 2026 · 11 days ago

View on map ↗

Opening bid

$823

Assessed value

$2,160

Market / AVM

—

Taxes owed

—

Parcel number: 56575
Case number: TX-1683
Land use: SALE
Building: —
Acreage: —
Lot size: —
Year built: —
Owner of record: —

Aerial view of SABINE CIRCE — the parcel — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Aerial view of SABINE CIRCE — what is around it — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

21% of homes vacant year-round in Census Tract 5
270 of 1,314 units sit empty outside seasonal use. High vacancy is an exit-risk signal rather than a price signal — the question is whether there is a buyer at any price, not what the price is. A further 250 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 40%.

Context

Tract median home value $86,000
Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.
Median household income $44,048
Tract median household income. Sets what a local buyer can finance.
Elevation 46 ft
Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.
95% owner-occupied
Owner-occupied majority, which usually means a retail resale is possible.

© OpenStreetMap contributors (ODbL). Flood zones from FEMA, elevation from USGS, tract statistics from the US Census. Proximity is measured from the parcel’s recorded location, which for most parcels is an assessor centroid rather than a boundary — treat these as figures to verify on a site visit, not as survey distances.

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Angelina CAD search ↗search: 56575
Assessor, Collector, Delinquent Taxes and Voter Registration ↗search: 56575
Property Tax Search ↗search: 56575
Tax Sale Properties ↗search: 56575
Recorded Documents ↗search: 56575
Google Maps (parcel / address search) ↗

Angelina County rules

Sale type: Redeemable Deed
Redemption: 2 years for homestead/ag/mineral properties; 6 months for all other property
Return if redeemed: 25% penalty in year one, 50% in year two (homestead/ag); 25% flat for the 6-month category
Statute: Texas Tax Code Title 1, Subtitle E, Ch. 34

Full county profile →

Historical comps

No historical bucket for TX|Redeemable Deed

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Liens that survive

Redeemable tax deed subject to 180-day or 2-year redemption (homestead/ag/mineral). Post-judgment taxes and superior interests may remain. Full title search mandatory.

Quiet title

Common after redemption expires for insurable title; constable/sheriff tax deeds are no-warranty instruments.

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Angelina County Tax Assessor-Collector ↗

Deal analysis

Your maximum bid

-$2,986

Do not bid — the numbers do not clear your margin.

Opening bid $823

Room to bid -$3,808

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for TX|Redeemable Deed; suggestion uses oracle only.
Oracle says no-bid — suggestion is pass.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Assessed $2,160 ÷ 1 assessment ratio. Texas requires appraisal at 100% of market value as of Jan 1 (Tex. Tax Code § 23.01).

After-repair value: $2,160
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$173
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical TX range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical TX recording and deed issuance cost.: −$400
Holding costs (7 months)assumed Taxes, insurance, and securing the property at ~$75/month.: −$525
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$648
Maximum bid: -$2,986

If the owner redeems

Flat penalty

25%

You'd receive

Window

730 days

A 25% flat penalty applies if the owner redeems. It is a penalty, not annual interest — the rate does not change with how early they redeem.

homestead and agricultural-use property (2 years); all other property is 180 days

Quoted elsewhere as 51% annualised — true only if they redeem on the last possible day and you immediately redeploy the capital. Treat the flat penalty as the real number.

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. The 180-day vs 2-year window turns on the property's use at the time of sale, which the sale list does not state — treat any homestead-looking residential parcel as potentially 2-year.
Costs exceed what the property can support at your target margin. There is no bid at which this clears.

AI risk brief

Reads this parcel against AngelinaCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

21% of homes vacant year-round in Census Tract 5

270 of 1,314 units sit empty outside seasonal use. High vacancy is an exit-risk signal rather than a price signal — the question is whether there is a buyer at any price, not what the price is. A further 250 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 40%.

Context

Tract median home value $86,000

Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.

Median household income $44,048

Tract median household income. Sets what a local buyer can finance.

Elevation 46 ft

Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.

95% owner-occupied

Owner-occupied majority, which usually means a retail resale is possible.

Deal analysis

Your maximum bid

-$2,986

Do not bid — the numbers do not clear your margin.

Opening bid $823

Room to bid -$3,808

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for TX|Redeemable Deed; suggestion uses oracle only.
Oracle says no-bid — suggestion is pass.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Assessed $2,160 ÷ 1 assessment ratio. Texas requires appraisal at 100% of market value as of Jan 1 (Tex. Tax Code § 23.01).

After-repair value: $2,160
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$173
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical TX range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical TX recording and deed issuance cost.: −$400
Holding costs (7 months)assumed Taxes, insurance, and securing the property at ~$75/month.: −$525
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$648
Maximum bid: -$2,986

If the owner redeems

Flat penalty

25%

You'd receive

Window

730 days

A 25% flat penalty applies if the owner redeems. It is a penalty, not annual interest — the rate does not change with how early they redeem.

homestead and agricultural-use property (2 years); all other property is 180 days

Quoted elsewhere as 51% annualised — true only if they redeem on the last possible day and you immediately redeploy the capital. Treat the flat penalty as the real number.

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. The 180-day vs 2-year window turns on the property's use at the time of sale, which the sale list does not state — treat any homestead-looking residential parcel as potentially 2-year.
Costs exceed what the property can support at your target margin. There is no bid at which this clears.