5845 7th St · Lubbock, TX 79416

$499,000

12 bd · 8.0 ba · 4,924 sqft · MultiFamily public records · 75 Days on market

Built 2004 0.27 ac lot

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Investor Alert! A solid addition to any investment portfolio! Quadruplex with 4 fully occupied units, each around 1231 square feet with 3 bedrooms, 2 bathrooms, 2 Car garages. Exterior has been freshly painted within the past year. Turnkey and income producing. Real Estate is always a smart investment!!

Key facts

• 0.27 acre lot
• 8 garage spots
• Built 2004

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2.0-bath units multifamily listed at $499k.

Deal economics

• At list price, monthly cash flow is $945 ($11k/yr) — positive. Per door: $236/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $499k).
• Recommended offer: $469k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#37 in TX, #1,749 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools D+, crime F.
• Frenship ISD (urban): math 47% / reading 54% proficiency, ranked #162 of 826 in TX (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.2%/yr); 464 active listings in the ZIP; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• At $5,347/mo this rent would consume 100% of the median local household income ($64k/yr) (locally 2214% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($469k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $469,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.21% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-24,930
• Equity at exit: $74,403

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $38,644
• Equity at exit: $43,144

Cash invested: $139,720 (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 79416

• Home prices YoY: -20.0%
• Rents YoY: 2.2%
• Active inventory: 464
• Price-to-rent: 31.1×

Monthly cashflow live

• Estimated rent: $5,347 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$455 /mo · $5,456/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,123
• Net cashflow: $945

Break-even live

Break-even rent $4,151

Max offer price $499,000

Occupancy floor 77%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$5,348
Total (4 units)			$5,347

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $499,000 Active 75 DOM
2. 2026-06-17
   days on market $499,000 Active 74 DOM
3. 2026-06-16
   days on market $499,000 Active 73 DOM
4. 2026-06-15
   days on market $499,000 Active 72 DOM
5. 2026-06-13
   days on market $499,000 Active 69 DOM
6. 2026-06-10
   days on market $499,000 Active 67 DOM
7. 2026-06-09
   days on market $499,000 Active 66 DOM
8. 2026-06-08
   days on market $499,000 Active 65 DOM
9. 2026-06-07
   days on market $499,000 Active 64 DOM
10. 2026-06-05
    days on market $499,000 Active 61 DOM
11. 2026-06-03
    days on market $499,000 Active 60 DOM
12. 2026-06-02
    days on market $499,000 Active 59 DOM
13. 2026-06-01
    days on market $499,000 Active 58 DOM
14. 2026-05-31
    days on market $499,000 Active 57 DOM
15. 2026-05-30
    days on market $499,000 Active 56 DOM
16. 2026-04-04
    listed $499,000 Active 305-char remark

    Show marketing remark (305 chars)

    Investor Alert! A solid addition to any investment portfolio! Quadruplex with 4 fully occupied units, each around 1231 square feet with 3 bedrooms, 2 bathrooms, 2 Car garages. Exterior has been freshly painted within the past year. Turnkey and income producing. Real Estate is always a smart investment!!

17. 2022-05-30
    price $950
18. 2020-03-23
    soldstatus 686-char remark

    Show marketing remark (686 chars)

    Perfect investment opportunity! This Quadplex unit is available for a new owner. This would make a great rental income generating property, or would be great to live in one unit and rent the others! It is located in the heavily desired Frenship School district, and is close to the loop, and to the new West end development! These units are easy rents, and are stable income. It is rare to come across a newer multi family unit, and this one sure won't last long! Priced perfectly with the market! Each unit has 3 bedrooms, and 2 full bathrooms. Full kitchen, with living room and own laundry room! These units are large, with plenty of space! All garages are downstairs, and are 2 car.

19. 2020-01-22
    listed $365,000 686-char remark

    Show marketing remark (686 chars)

    Perfect investment opportunity! This Quadplex unit is available for a new owner. This would make a great rental income generating property, or would be great to live in one unit and rent the others! It is located in the heavily desired Frenship School district, and is close to the loop, and to the new West end development! These units are easy rents, and are stable income. It is rare to come across a newer multi family unit, and this one sure won't last long! Priced perfectly with the market! Each unit has 3 bedrooms, and 2 full bathrooms. Full kitchen, with living room and own laundry room! These units are large, with plenty of space! All garages are downstairs, and are 2 car.

20. 2005-03-11
    soldstatus
21. 2005-03-11
    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: $5,456 · $455/mo
• Projected year-2 tax: $9,132 · $761/mo
• Expected delta: +$3,676/yr (+$306/mo · 67.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,164
• − Mortgage interest: −$27,952
• − Property taxes: −$5,456
• − Insurance: −$2,495
• − Repairs & maintenance: −$5,133
• − Management: −$5,133
• − Depreciation: −$14,516
• Taxable income: $3,478
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $10,502/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: Frenship ISD
• NCES district ID: 4819830
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 54% ▬ 0.00%
• Median HH income: $54,376
• Composite: 43.59/100
• National rank: #2976
• State rank: #162 of 826 in TX

Livability — Lubbock

• Score: 80/100
• State rank: #37
• US rank: #1749

Category grades

Amenities A Commute A+ Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lubbock, TX
• County: Lubbock County · 293,542 people
• City population: 283,030
• Metro: Lubbock, TX
• Population (ZIP): 36,442
• Household income: $63,896
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2214.0

Population outlook (Lubbock County) Hauer SSP2

• Today (2025): 345,960 people
• By 2030: 371,449 · +7.4%
• By 2040: 424,539 · +22.7%
• By 2050: 481,150 · +39.1%
• By 2075: 633,467 · +83.1%
• By 2100: 746,853 · +115.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 49% Hispanic / Latino 35% Two or more races 14% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Chinese 1% Tagalog/Filipino 1%

Political lean MEDSL · Lubbock

• 2024 margin: Solid R (+39.5) · D 29.7% · R 69.2% · Other 1.0%
• 2008→2024 swing: -2.8pp toward R · 2008: -36.7pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+32.2 2016: R+38.4 2012: R+40.9 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.94%
• Current HPI: 227.7841
• Rent YoY: ▲ 2.21%
• Metro: Lubbock, 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

+36.7% since first listed

6 events — show timeline

• 2026-04-04 Listed $499,000 LARMLS
• 2022-05-30 Price Changed $950 RENT.
• 2020-03-23 Sold (MLS) — LARMLS
• 2020-01-22 Listed $365,000 LARMLS
• 2005-03-11 Sold (Public Records) — Public Records
• 2005-03-11 Sold (Public Records) — Public Records

Property tax history

-4.6%/yr

Latest (2025): $5,456 · -0.3% YoY. Source: county tax records.