6319 7th St · Lubbock, TX 79416

$245,000

4 bd · 4.0 ba · 2,357 sqft · MultiFamily public records · 92 Days on market

Built 2003 6,600 sqft lot ↓ 2% since listing

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex with immediate income! This property is a great pick up for investor, or someone wanting to house hack. Both sides are currently leased on long term contracts. The property is in good condition and has a great layout, with 2 bedrooms, 2 bathrooms and 1 car garage on each side!

Key facts

• 6,600 sq ft lot
• 2 garage spots
• Built 2003

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $245k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive. Per door: $241/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $223k (9.0% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• At $2,762/mo this rent would consume 52% 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 $2k of loan paydown is wiped out by about $7k 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 92 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

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 $222,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.13% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 7.4

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-11,077
• Equity at exit: $36,530

10-year hold

• IRR: 4.4%
• Equity multiple: 1.31×
• Total profit: $21,345
• Equity at exit: $21,183

Cash invested: $68,600 (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 79416

• Home prices YoY: -20.0%
• Rents YoY: 2.2%
• Active inventory: 464
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $2,762 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$312 /mo · $3,746/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $483

Break-even live

Break-even rent $2,151

Max offer price $245,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,762
Total (2 units)			$2,762

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6505 8th St Lubbock, TX	3.0	2.0	1633	$1,600	$0.98	13d	1	0.12mi
6513 8th St Lubbock, TX	3.0	2.0	1720	$1,750	$1.02	43d	1	0.15mi
6521 8th St Lubbock, TX	3.0	2.0	1865	$1,795	$0.96	43d	1	0.18mi
403 Kirby Ave Lubbock, TX	3.0	2.0	1800	$695	$0.39	43d	1	0.26mi
1003 Oshkosh Ave Lubbock, TX	3.0	2.0	1835	$2,000	$1.09	13d	1	0.36mi
6111 10th Dr Lubbock, TX	4.0	2.0	1917	$1,649	$0.86	21d	1	0.48mi
6724 4th St Lubbock, TX	3.0	3.0	1640	$1,500	$0.91	43d	1	0.50mi
6806 4th St Unit D Lubbock, TX	3.0	3.0	1640	$1,550	$0.95	43d	1	0.55mi
6106 17th St Lubbock, TX	3.0	2.0	1589	$1,400	$0.88	43d	1	0.69mi
310 Homestead Ave Unit 4 Lubbock, TX	3.0	2.5	1783	$1,795	$1.01	13d	1	0.69mi
310 Homestead Ave Lubbock, TX	3.0	3.0	1783	$1,995	$1.12	43d	1	0.70mi
5811 11th Pl Unit 9 Lubbock, TX	3.0	2.5	2404	$2,000	$0.83	43d	1	0.85mi
7105 14th St Lubbock, TX	4.0	2.0	1600	$1,950	$1.22	21d	1	1.00mi
504 N Juneau Ave Lubbock, TX	3.0	2.0	1809	$1,699	$0.94	13d	1	1.08mi
6927 20th St Lubbock, TX	3.0	2.0	1611	$1,599	$0.99	21d	1	1.12mi
518 N Juneau Ave Lubbock, TX	3.0	2.0	1816	$1,625	$0.89	13d	1	1.14mi
6040 24th St Unit 8 Lubbock, TX	3.0	3.5	1699	$1,600	$0.94	43d	1	1.17mi
6040 24th St Unit 17 Lubbock, TX	3.0	3.5	1700	$1,729	$1.02	43d	1	1.18mi
6040 24th St Unit 17 Lubbock, TX	3.0	2.0	1700	$1,729	$1.02	21d	1	1.18mi
6040 24th St Unit 33 Lubbock, TX	3.0	3.5	1795	$1,600	$0.89	21d	1	1.18mi
7324 9th St Lubbock, TX	4.0	2.0	1778	$1,950	$1.10	21d	1	1.20mi
6040 24th St Lubbock, TX	3.0	3.0	1795	$1,799	$1.00	21d	1	1.21mi
6040 24th St Unit 16 Lubbock, TX	3.0	3.5	1600	$1,699	$1.06	13d	1	1.21mi
6040 24th St Apt 25 Lubbock, TX	3.0	2.5	1795	$1,700	$0.95	21d	1	1.21mi
6040 24th St Apt 25 Lubbock, TX	3.0	3.5	1795	$1,700	$0.95	43d	1	1.21mi
6040 24th St Lubbock, TX	3.0	3.5	1795	$1,650	$0.92	43d	1	1.21mi
5518 16th Pl Lubbock, TX	3.0	2.0	1637	$1,700	$1.04	13d	1	1.42mi
5501 9th St Lubbock, TX	4.0	2.0	1867	$1,800	$0.96	21d	1	1.43mi
5741 Duke St Lubbock, TX	4.0	2.0	1693	$1,699	$1.00	43d	1	1.43mi

Listing history 19 events

1. 2026-06-18
   days on market $245,000 Active 92 DOM
2. 2026-06-17
   days on market $245,000 Active 91 DOM
3. 2026-06-16
   days on market $245,000 Active 90 DOM
4. 2026-06-15
   days on market $245,000 Active 89 DOM
5. 2026-06-13
   days on market $245,000 Active 86 DOM
6. 2026-06-10
   days on market $245,000 Active 84 DOM
7. 2026-06-09
   days on market $245,000 Active 83 DOM
8. 2026-06-08
   days on market $245,000 Active 82 DOM
9. 2026-06-07
   days on market $245,000 Active 81 DOM
10. 2026-06-05
    days on market $245,000 Active 78 DOM
11. 2026-06-03
    days on market $245,000 Active 77 DOM
12. 2026-06-02
    days on market $245,000 Active 76 DOM
13. 2026-06-01
    days on market $245,000 Active 75 DOM
14. 2026-05-31
    days on market $245,000 Active 74 DOM
15. 2026-05-30
    days on market $245,000 Active 73 DOM
16. 2026-05-11
    price $245,000 284-char remark

    Show marketing remark (284 chars)

    Duplex with immediate income! This property is a great pick up for investor, or someone wanting to house hack. Both sides are currently leased on long term contracts. The property is in good condition and has a great layout, with 2 bedrooms, 2 bathrooms and 1 car garage on each side!

17. 2026-03-18
    listed $250,000 Active 284-char remark

    Show marketing remark (284 chars)

    Duplex with immediate income! This property is a great pick up for investor, or someone wanting to house hack. Both sides are currently leased on long term contracts. The property is in good condition and has a great layout, with 2 bedrooms, 2 bathrooms and 1 car garage on each side!

18. 2024-03-08
    soldstatus
19. 2009-07-08
    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: $3,746 · $312/mo
• Projected year-2 tax: $4,484 · $374/mo
• Expected delta: +$737/yr (+$61/mo · 19.7%)

ⓘ 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: $33,144
• − Mortgage interest: −$13,724
• − Property taxes: −$3,746
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,652
• − Management: −$2,652
• − Depreciation: −$7,127
• Taxable income: $2,019
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $5,310/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

-2.0% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $245,000 LARMLS
• 2026-03-18 Listed $250,000 LARMLS
• 2024-03-08 Sold (Public Records) — Public Records
• 2009-07-08 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,746 · -1.9% YoY. Source: county tax records.