1805 Avenue R · Lubbock, TX 79401

$95,000

4 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 107 Days on market

Built 1934 7,006 sqft lot

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Why this score? — see what drove the B+ 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

1% RULE - Cute Duplex for sale in Overton! Each (A & B) unit consists of a large living area, 2 spacious bedrooms, 1 bathroom, and 1 kitchen. Both sides currently rented through 2026. Get two cash flowing doors added to your investment portfolio!

Key facts

• 7,006 sq ft lot
• Built 1934
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (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.
• 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.
• Market conditions: Rents rising fast (+8.3%/yr); 33 active listings in the ZIP; 40 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; lower-income renter base — watch delinquency; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• At $1,307/mo this rent would consume 58% of the median local household income ($27k/yr) (locally 1389% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($657 loan paydown + $6k appreciation (6.7% local appreciation)).
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.7% appreciation + 8.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.62%
• DSCR: 1.65
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.7% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 31.9%
• Equity multiple: 3.22×
• Total profit: $59,043
• Equity at exit: $63,995

10-year hold

• IRR: 31.6%
• Equity multiple: 7.54×
• Total profit: $173,869
• Equity at exit: $119,934

Cash invested: $26,600 (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 79401

• Home prices YoY: 3.0%
• Rents YoY: 8.3%
• Active inventory: 33
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$498
• Tax from tax record: −$171 /mo · $2,052/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $324

Break-even live

Break-even rent $897

Max offer price $95,000

Occupancy floor 70%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1909 16th St Lubbock, TX	4.0	2.0	1312	$1,600	$1.22	21d	1	0.18mi
1912 20th St Unit A Lubbock, TX	3.0	2.0	1590	$1,000	$0.63	21d	1	0.19mi
1922 18th St Lubbock, TX	3.0	1.0	1136	$1,050	$0.92	21d	1	0.20mi
1912 21st St Lubbock, TX	3.0	2.0	1473	$1,025	$0.70	43d	1	0.24mi
1601 21st St Unit a Lubbock, TX	3.0	2.0	980	$925	$0.94	13d	1	0.28mi
2104 20th St Lubbock, TX	4.0	2.0	1796	$1,700	$0.95	21d	1	0.33mi
2109 20th St Lubbock, TX	3.0	2.0	1391	$1,200	$0.86	43d	1	0.37mi
1716 24th St Lubbock, TX	4.0	2.0	1742	$1,850	$1.06	43d	1	0.40mi
1904 24th St Lubbock, TX	3.0	1.0	1172	$1,100	$0.94	43d	1	0.41mi
2124 20th St Lubbock, TX	3.0	2.0	1481	$1,150	$0.78	13d	1	0.42mi
2009 23rd St Lubbock, TX	3.0	1.0	1615	$1,249	$0.77	43d	1	0.45mi
2121 17th St Lubbock, TX	3.0	1.0	1048	$995	$0.95	21d	1	0.45mi
2123 18th St Lubbock, TX	3.0	2.0	1328	$949	$0.71	13d	1	0.46mi
2119 15th St Lubbock, TX	3.0	2.0	1600	$1,400	$0.88	43d	1	0.47mi
2015 Avenue L Unit B Lubbock, TX	3.0	2.0	980	$960	$0.98	13d	1	0.49mi
2118 24th St Lubbock, TX	3.0	1.0	1435	$1,000	$0.70	21d	1	0.54mi
1517 25th St Lubbock, TX	3.0	2.0	1514	$1,095	$0.72	21d	1	0.57mi
2220 16th St Lubbock, TX	3.0	2.0	1414	$1,300	$0.92	21d	1	0.58mi
1915 26th St Lubbock, TX	3.0	1.0	1221	$1,100	$0.90	43d	1	0.59mi
2119 25th St Lubbock, TX	3.0	1.5	1184	$1,200	$1.01	43d	1	0.62mi
1920 27th St Unit 1 Lubbock, TX	3.0	3.0	1366	$1,500	$1.10	43d	1	0.63mi
2123 25th St Unit rear Lubbock, TX	3.0	1.0	1000	$950	$0.95	43d	1	0.63mi
1202 Main St Lubbock, TX	3.0	1.0–2.0	919	$1,653	$1.80	13d	13	0.67mi
2220 25th St Lubbock, TX	4.0	1.0	1077	$695	$0.65	21d	1	0.68mi
2402 21st St Lubbock, TX	3.0	1.0	1453	$1,500	$1.03	43d	1	0.70mi
707 Avenue T Lubbock, TX	3.0–4.0	3.0–4.0	1559	$699	$0.45	43d	45	0.72mi
1607 Avenue Y Unit Y Lubbock, TX	4.0	2.0	1532	$2,100	$1.37	13d	1	0.76mi
2311 25th St Lubbock, TX	4.0	2.0	1400	$1,400	$1.00	21d	1	0.76mi
2201 28th St Lubbock, TX	3.0	1.0	1246	$995	$0.80	21d	1	0.81mi
2409 13th St Unit 8 Lubbock, TX	3.0	2.0	1200	$1,100	$0.92	43d	1	0.82mi
2404 25th St Lubbock, TX	3.0	2.0	1292	$1,395	$1.08	21d	1	0.84mi
2404 27th St Lubbock, TX	4.0	2.0	1250	$1,349	$1.08	43d	1	0.91mi
2421 25th St Lubbock, TX	3.0	2.0	1032	$1,575	$1.53	21d	1	0.92mi
2106 32nd St Lubbock, TX	3.0	1.0	1398	$925	$0.66	43d	1	0.98mi
2106 32nd St Lubbock, TX	3.0	1.0	1398	$695	$0.50	21d	1	0.98mi
2416 30th St Lubbock, TX	3.0	2.0	1746	$1,425	$0.82	21d	1	1.09mi
2211 33rd St Unit A Lubbock, TX	3.0	1.5	1293	$1,200	$0.93	43d	1	1.14mi
2411 31st St Lubbock, TX	3.0	1.0	1003	$1,000	$1.00	21d	1	1.14mi
2620 25th St Lubbock, TX	3.0	1.0	1282	$1,600	$1.25	43d	1	1.16mi
2430 31st St Lubbock, TX	3.0	2.0	1592	$1,450	$0.91	43d	1	1.19mi

Listing history 19 events

1. 2026-06-18
   days on market $95,000 Active 107 DOM
2. 2026-06-17
   days on market $95,000 Active 106 DOM
3. 2026-06-16
   days on market $95,000 Active 105 DOM
4. 2026-06-15
   days on market $95,000 Active 104 DOM
5. 2026-06-14
   days on market $95,000 Active 102 DOM
6. 2026-06-13
   days on market $95,000 Active 101 DOM
7. 2026-06-10
   days on market $95,000 Active 99 DOM
8. 2026-06-09
   days on market $95,000 Active 98 DOM
9. 2026-06-09
   price $95,000 Active 97 DOM
10. 2026-06-08
    days on market $110,000 Active 97 DOM
11. 2026-06-07
    days on market $110,000 Active 96 DOM
12. 2026-06-05
    days on market $110,000 Active 93 DOM
13. 2026-06-03
    days on market $110,000 Active 92 DOM
14. 2026-06-03
    status $110,000 Active 91 DOM
15. 2026-02-25
    listed $110,000 Active 252-char remark

    Show marketing remark (252 chars)

    1% RULE - Cute Duplex for sale in Overton! Each (A & B) unit consists of a large living area, 2 spacious bedrooms, 1 bathroom, and 1 kitchen. Both sides currently rented through 2026. Get two cash flowing doors added to your investment portfolio!

16. 2022-02-20
    price $600
17. 2019-11-05
    listed $109,000
18. 2019-09-13
    soldstatus
19. 2019-09-05
    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: $2,052 · $171/mo
• Projected year-2 tax: $2,052 · $171/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 22 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: $15,687
• − Mortgage interest: −$5,321
• − Property taxes: −$2,052
• − Insurance: −$475
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$2,764
• Taxable income: $2,566
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $3,272/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): 8,741
• Household income: $26,980
• Rent vs Own: 91.1% rent · 8.9% own
• Severe rent burden: 1389.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 14% Black 8% Asian 5%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 3% Romanian 1% Iranian 1%
• Foreign-born: 11% · Canada, South Korea, Jamaica
• Languages at home: 73% English-only · Spanish 20% Other Indo-European 3% Korean 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: ▲ 6.70%
• Current HPI: 233.4915
• Rent YoY: ▲ 8.31%
• 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

+0.9% since first listed

5 events — show timeline

• 2026-02-25 Listed $110,000 LARMLS
• 2022-02-20 Price Changed $600 RENT.
• 2019-11-05 Listed $109,000 LARMLS
• 2019-09-13 Sold (Public Records) — Public Records
• 2019-09-05 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,052 · -5.5% YoY. Source: county tax records.