1604 N Clinton Ave · Lubbock, TX 79416

$171,000

2 bd · 2.0 ba · 1,005 sqft · Other · 42 Days on market

Built 2025 3,948 sqft lot ↓ 5% since listing

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Why this score? — see what drove the D+ 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 +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Buy NOW and get $7K use-it-your-way cash!! Our cottage-style floor plans offer the most efficient and affordable use of space, making them the perfect choice for first-time home buyers! The Priscilla floor plan features has a beautiful brick and vinyl exterior with covered front entryway. Luxury vinyl plank flooring throughout the home. Noble white granite countertops, with a kitchen island with bar seating. Stainless steel appliances, and premium plumbing and lighting fixtures. Lastly, it has it's on secluded master suite with walk-in closet.

Key facts

• Walk-in closet
• 3,948 sq ft lot
• Garage

Tags

• BRICK AND VINYL EXTERIOR
• COVERED FRONT ENTRYWAY
• LUXURY VINYL PLANK FLOORING
• STAINLESS STEEL APPLIANCES
• SECLUDED MASTER SUITE
• WALK-IN CLOSET

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $171k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (15.8% below list).
• Recommended offer: $144k (15.8% below list) — sets the bar for 1% rule.

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-, crime F.
• Lubbock ISD (urban): math 36% / reading 39% proficiency, ranked #481 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Centennial El (math 38% / reading 36%, grade F, #1,769 of 4,322 statewide, top 44%, 618 students, 84% FRL); Mackenzie Middle (math 19% / reading 27%, grade F, #1,327 of 1,662 statewide, top 81%, 515 students, 88% FRL); Coronado H S (math 34% / reading 38%, grade F, #930 of 1,632 statewide, top 57%, 1,960 students, 66% FRL) — zoned schools average 79% FRL vs 60% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 464 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 42 days — a 3% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $143,925 (15.8% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 9.9

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-20,186
• Equity at exit: $25,497

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-11,262
• Equity at exit: $14,785

Cash invested: $47,880 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$897
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $137

Break-even live

Break-even rent $1,265

Max offer price $171,000

Occupancy floor 85%

Sensitivity live

Price	-10% $234	-5% $186	+0% $137	+5% $89	+10% $41
Rent	-10% $24	-5% $81	+0% $137	+5% $194	+10% $251
Rate	-1.0pp $223	-0.5pp $181	base $137	+0.5pp $93	+1.0pp $48

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: $42,750
• Closing costs: $5,130
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1217 N Chicago Ave Unit A Lubbock, TX	3.0	2.0	1375	$1,400	$1.02	44d	1	0.03mi
1303 N Clinton Ave Unit A Lubbock, TX	3.0	2.0	1375	$1,495	$1.09	44d	1	0.03mi
1309 N Chicago Ave Lubbock, TX	3.0	2.0	1450	$1,745	$1.20	14d	1	0.06mi
1303 N Colton Ave Unit B Lubbock, TX	3.0	2.0	1445	$1,275	$0.88	44d	1	0.08mi
1315 N Chicago Ave Lubbock, TX	3.0	2.0	1450	$1,745	$1.20	21d	1	0.09mi
5549 Lehigh St Lubbock, TX	2.0	2.0	1500	$1,550	$1.03	21d	1	0.14mi
5515 Kemper St Unit A Lubbock, TX	3.0	2.0	1350	$1,425	$1.06	44d	1	0.14mi
5420 Kemper St Lubbock, TX	3.0	3.0	1381	$1,175	$0.85	44d	1	0.15mi
5610 Lehigh St Lubbock, TX	3.0	3.0	1296	$1,600	$1.23	44d	1	0.16mi
5612 Lehigh St Lubbock, TX	3.0	3.0	1296	$1,600	$1.23	21d	1	0.17mi
5612 Kemper St Lubbock, TX	2.0	2.0	1468	$1,500	$1.02	14d	1	0.19mi
5501 Jarvis St Unit A Lubbock, TX	3.0	2.0	1445	$1,450	$1.00	21d	1	0.20mi
5524 Jarvis St Unit B Lubbock, TX	3.0	2.0	1445	$1,400	$0.97	44d	1	0.20mi
5506 Itasca St Unit A Lubbock, TX	3.0	3.0	1445	$1,500	$1.04	44d	1	0.21mi
5504 Itasca St Unit B Lubbock, TX	3.0	3.0	1445	$1,500	$1.04	44d	1	0.22mi
5516 Itasca St Lubbock, TX	3.0	3.0	1360	$1,500	$1.10	44d	1	0.23mi
5524 Itasca St Lubbock, TX	3.0	3.0	1360	$1,500	$1.10	21d	1	0.24mi
5513 Itasca St Lubbock, TX	3.0	3.0	1368	$1,500	$1.10	44d	1	0.25mi
1107 N Englewood Ave Unit 2 Lubbock, TX	3.0	2.0	1445	$1,325	$0.92	44d	1	0.28mi
1107 N Englewood Ave Unit B Lubbock, TX	3.0	2.0	1445	$1,325	$0.92	21d	1	0.28mi
5708 Kemper St Unit 1 Lubbock, TX	3.0	3.0	1500	$1,450	$0.97	44d	1	0.30mi
908 N Belmont Ave Unit A Lubbock, TX	3.0	3.0	1366	$1,175	$0.86	44d	1	0.31mi
906 N Belmont Ave Lubbock, TX	3.0	3.0	1366	$1,225	$0.90	44d	1	0.32mi
1201 N Essex Ave Lubbock, TX	3.0	2.0	1450	$1,395	$0.96	21d	1	0.33mi
5508 Itasca St Unit A Lubbock, TX	3.0	3.0	1445	$1,500	$1.04	44d	1	0.35mi
623 N Elkhart Ave Unit A Lubbock, TX	3.0	2.0	1340	$1,600	$1.19	14d	1	0.44mi
610 N Elkhart Ave Unit B Lubbock, TX	2.0	1.0	1070	$875	$0.82	44d	1	0.49mi
702 N Englewood Ave Unit B Lubbock, TX	3.0	3.0	1317	$1,195	$0.91	44d	1	0.50mi
533 N Clinton Ave Unit B Lubbock, TX	3.0	3.0	1340	$1,300	$0.97	44d	1	0.51mi
602 N Belmont Ave Lubbock, TX	3.0	3.0	1370	$1,325	$0.97	14d	3	0.53mi
523 N Clinton Ave Unit Clinton Side A Lubbock, TX	3.0	3.0	1435	$1,295	$0.90	21d	1	0.57mi
522 N Chicago Ave Unit B Lubbock, TX	3.0	3.0	1370	$1,200	$0.88	44d	1	0.61mi
511 N Clinton Ave Unit A Lubbock, TX	3.0	2.0	1400	$1,250	$0.89	44d	1	0.65mi
516 N Chicago Ave Unit B Lubbock, TX	3.0	3.0	1370	$1,200	$0.88	44d	1	0.65mi
505 N Chicago Ave Unit B Lubbock, TX	3.0	3.0	1435	$1,325	$0.92	44d	1	0.71mi
505 N Chicago Ave Lubbock, TX	3.0	3.0	1435	$1,425	$0.99	44d	1	0.71mi
503 N Brentwood Ave Unit B Lubbock, TX	3.0	3.0	1370	$1,200	$0.88	44d	1	0.73mi
307 N Clinton Ave Lubbock, TX	3.0	3.0	1435	$1,225	$0.85	44d	1	0.77mi
310 N Brentwood Ave Unit B Lubbock, TX	3.0	3.0	1400	$1,250	$0.89	44d	1	0.78mi
305 N Chicago Ave Unit B Lubbock, TX	3.0	3.0	1294	$1,200	$0.93	44d	1	0.79mi

Listing history 5 events

1. 2026-04-09
   status Pending
2. 2026-04-01
   status Active
3. 2026-01-22
   status Pending
4. 2026-01-05
   price $171,000
5. 2025-12-18
   listed $180,430 Active

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $3,129 · $261/mo
• Expected delta: +$2,750/yr (+$229/mo · 724.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,271
• − Mortgage interest: −$9,579
• − Property taxes: −$380
• − Insurance: −$855
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$4,975
• Taxable loss: −$1,280
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $1,956/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: Lubbock ISD
• NCES district ID: 4828500
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $39,820
• Composite: 31.44/100
• National rank: #5984
• State rank: #481 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

-5.2% since first listed

5 events — show timeline

• 2026-04-09 Pending — LARMLS
• 2026-04-01 Relisted — LARMLS
• 2026-01-22 Pending — LARMLS
• 2026-01-05 Price Changed $171,000 LARMLS
• 2025-12-18 Listed $180,430 LARMLS