390 CRIPPLE CREEK RD

LUFKIN, Texas, 75904-3585

Redeemable DeedpendingSells Sep 1, 2026 · 11 days ago

View on map ↗

Opening bid

$14,901

Assessed value

$125,850

Market / AVM

—

Taxes owed

—

Parcel number: 60557
Case number: TX-1670
Land use: SALE
Building: —
Acreage: —
Lot size: —
Year built: —
Owner of record: —

Aerial view of 390 CRIPPLE CREEK RD — 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 390 CRIPPLE CREEK RD — 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.

Nothing adverse found within range of this parcel.

Context

FEMA flood zone X
Outside the 1% annual chance floodplain.
5% of homes vacant year-round in Census Tract 3.02
118 of 2,372 units vacant year-round, around or below the national tract average.
59% owner-occupied
Owner-occupied majority, which usually means a retail resale is possible.
Tract median home value $256,600
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 $73,348
Tract median household income. Sets what a local buyer can finance.
Elevation 271 ft
Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.

County records

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

Angelina CAD search ↗search: 60557
Assessor, Collector, Delinquent Taxes and Voter Registration ↗search: 60557
Property Tax Search ↗search: 60557
Tax Sale Properties ↗search: 60557
Recorded Documents ↗search: 60557
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

$72,906

Walk away above this. Projected profit at the ceiling: $37,755 (30% of ARV).

Opening bid $14,901

Room to bid $58,005

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

History-guided suggestion

$35,186

Under max by $37,719

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for TX|Redeemable Deed; suggestion uses oracle only.

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 $125,850 ÷ 1 assessment ratio. Texas requires appraisal at 100% of market value as of Jan 1 (Tex. Tax Code § 23.01).

After-repair value: $125,850
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$10,068
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 ~$189/month.: −$1,321
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): −$37,755
Maximum bid: $72,906

If the owner redeems

Flat penalty

25%

You'd receive

$18,226

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.

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.

Nothing adverse found within range of this parcel.

Context

FEMA flood zone X

Outside the 1% annual chance floodplain.

5% of homes vacant year-round in Census Tract 3.02

118 of 2,372 units vacant year-round, around or below the national tract average.

59% owner-occupied

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

Tract median home value $256,600

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 $73,348

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

Elevation 271 ft

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

Deal analysis

Your maximum bid

$72,906

Walk away above this. Projected profit at the ceiling: $37,755 (30% of ARV).

Opening bid $14,901

Room to bid $58,005

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

History-guided suggestion

$35,186

Under max by $37,719

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for TX|Redeemable Deed; suggestion uses oracle only.

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 $125,850 ÷ 1 assessment ratio. Texas requires appraisal at 100% of market value as of Jan 1 (Tex. Tax Code § 23.01).

After-repair value: $125,850
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$10,068
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 ~$189/month.: −$1,321
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): −$37,755
Maximum bid: $72,906

If the owner redeems

Flat penalty

25%

You'd receive

$18,226

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.