6918 20th St · Lubbock, TX 79407

$199,900

3 bd · 2.0 ba · 1,551 sqft · Townhouse public records · 48 Days on market

Built 2019 3,910 sqft lot ↓ 2% since listing

---

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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! This stunning like new townhome in Bushland Springs is the perfect rental property or home! Located in the highly desired Frenship ISD, location is everything! With 19th street & the loop close by, you can get anywhere within minutes. This home features vinyl flooring through out for easy cleaning, 3 very spacious bedrooms and a private grass backyard! The master bath includes a double lav, tub shower combo, and a walk in closet with plenty of space! The guest bedrooms boast lots of natural light thanks to the double windows. The kitchen includes plenty of granite countertop space, tons of cabinet space, stainless steel appliances, & pantry cubbard! Don't miss your chance on this one!

Key facts

• Turf in back yard
• Decking in the attic
• 2 garage spots

Tags

• ATTIC PULL DOWN STAIR CASE
• DECKING IN THE ATTIC
• TURF IN BACK YARD

Property features AI

Finance

• Other: Publicly maintained paved city street frontage

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Security: Carbon monoxide detector(s); Smoke detector(s); Security lights
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Residential townhouse (attached); 2+ common walls, no one above or below
• Construction: Brick and wood siding construction; Composition roof; Slab foundation; Built above grade
• Exterior features: Private yard; Covered front porch; Rear patio; Patio; Storm door(s); Fenced backyard with gate (wood)

Interior

• Kitchen: Range; Free-standing range; Microwave; Refrigerator; Garbage disposal; Gas water heater
• Bedrooms: Total rooms: 5
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric cooling
• Interior features: Breakfast bar; Double vanity; Walk-in closet(s)
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $-79 ($-942/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (11.4% below list).
• Recommended offer: $177k (11.4% 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-, 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 soft (-0.1%/yr); 610 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 35% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 48 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,048 (11.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.89% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.24×
• Total profit: $-42,496
• Equity at exit: $29,806

10-year hold

• IRR: -28.4%
• Equity multiple: -0.13×
• Total profit: $-63,148
• Equity at exit: $17,284

Cash invested: $55,972 (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 79407

• Home prices YoY: -16.3%
• Rents YoY: -0.1%
• Active inventory: 610
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$346 /mo · $4,147/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-79

Break-even live

Break-even rent $1,870

Max offer price $186,031

Occupancy floor 99%

Sensitivity live

Price	-10% $35	-5% $-22	+0% $-79	+5% $-135	+10% $-192
Rent	-10% $-218	-5% $-148	+0% $-79	+5% $-9	+10% $61
Rate	-1.0pp $22	-0.5pp $-28	base $-79	+0.5pp $-130	+1.0pp $-183

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6927 20th St Lubbock, TX	3.0	2.0	1611	$1,599	$0.99	21d	1	0.08mi
1409 Quincy Ave Lubbock, TX	3.0	2.0	1553	$2,800	$1.80	21d	1	0.39mi
7216 24th St Lubbock, TX	3.0	2.0	1732	$1,700	$0.98	44d	1	0.48mi
7105 14th St Lubbock, TX	4.0	2.0	1600	$1,950	$1.22	21d	1	0.51mi
2612 Tiffin Ave Lubbock, TX	3.0	2.0	1600	$1,775	$1.11	14d	1	0.56mi
2625 Tiffin Ave Lubbock, TX	3.0	2.0	1552	$1,800	$1.16	44d	1	0.61mi
2801 Trenton Ave Unit LO Lubbock, TX	3.0	2.0	1722	$1,799	$1.04	21d	1	0.62mi
1003 Oshkosh Ave Lubbock, TX	3.0	2.0	1835	$2,000	$1.09	14d	1	0.72mi
6813 7th St Lubbock, TX	3.0	2.0	1452	$1,550	$1.07	21d	1	0.83mi
2911 Urbana Pl Lubbock, TX	3.0	2.0	1452	$1,800	$1.24	21d	1	0.87mi
1106 Kline Ave Lubbock, TX	3.0	2.0	1272	$1,350	$1.06	21d	1	0.88mi
6521 8th St Lubbock, TX	3.0	2.0	1865	$1,795	$0.96	44d	1	0.89mi
6333 29th St Lubbock, TX	3.0	2.0	1051	$1,350	$1.28	14d	1	0.90mi
6513 8th St Lubbock, TX	3.0	2.0	1720	$1,750	$1.02	44d	1	0.91mi
7324 9th St Lubbock, TX	4.0	2.0	1778	$1,950	$1.10	21d	1	0.93mi
6505 8th St Lubbock, TX	3.0	2.0	1633	$1,600	$0.98	14d	1	0.93mi
6306 28th St Lubbock, TX	3.0	1.0	1325	$1,200	$0.91	44d	1	0.96mi
6504 7th St Lubbock, TX	3.0	2.0	1500	$1,495	$1.00	45d	1	1.01mi
6336 9th St Lubbock, TX	3.0	2.0	1476	$1,650	$1.12	21d	1	1.01mi
3414 Tiffin Ave Lubbock, TX	3.0	2.0	1550	$1,799	$1.16	14d	1	1.07mi
6106 17th St Lubbock, TX	3.0	2.0	1589	$1,400	$0.88	44d	1	1.07mi
6724 4th St Lubbock, TX	3.0	3.0	1640	$1,500	$0.91	44d	1	1.10mi
6806 4th St Lubbock, TX	3.0	3.0	1500	$1,500	$1.00	44d	1	1.11mi
6806 4th St Unit D Lubbock, TX	3.0	3.0	1640	$1,550	$0.95	44d	1	1.11mi
7222 35th St Lubbock, TX	3.0	2.0	1450	$1,935	$1.33	44d	1	1.11mi
6040 24th St Unit 8 Lubbock, TX	3.0	3.5	1699	$1,600	$0.94	44d	1	1.15mi
6040 24th St Unit 17 Lubbock, TX	3.0	2.0	1700	$1,729	$1.02	21d	1	1.16mi
6040 24th St Unit 33 Lubbock, TX	3.0	3.5	1795	$1,600	$0.89	21d	1	1.16mi
6040 24th St Unit 17 Lubbock, TX	3.0	3.5	1700	$1,729	$1.02	44d	1	1.16mi
1107 Ironton Ave Lubbock, TX	2.0	2.0	1150	$1,395	$1.21	44d	1	1.16mi
6040 24th St Lubbock, TX	3.0	3.0	1795	$1,799	$1.00	21d	1	1.16mi
6040 24th St Lubbock, TX	3.0	3.5	1795	$1,650	$0.92	44d	1	1.16mi
6040 24th St Unit 16 Lubbock, TX	3.0	3.5	1600	$1,699	$1.06	14d	1	1.16mi
6040 24th St Apt 25 Lubbock, TX	3.0	2.5	1795	$1,700	$0.95	21d	1	1.16mi
6040 24th St Apt 25 Lubbock, TX	3.0	3.5	1795	$1,700	$0.95	44d	1	1.16mi
7452 8th St Lubbock, TX	4.0	2.0	1727	$2,075	$1.20	14d	1	1.18mi
7403 5th St Lubbock, TX	3.0	2.0	1306	$1,349	$1.03	44d	1	1.19mi
3518 Turner Ave Lubbock, TX	3.0	2.0	1450	$2,199	$1.52	44d	1	1.19mi
3701 Rochester Ave Lubbock, TX	4.0	2.0	2054	$1,750	$0.85	44d	1	1.20mi
7413 35th St Lubbock, TX	3.0	2.0	1247	$1,475	$1.18	21d	1	1.21mi

Listing history 22 events

1. 2026-06-18
   days on market $199,900 Active 48 DOM
2. 2026-06-17
   days on market $199,900 Active 47 DOM
3. 2026-06-16
   days on market $199,900 Active 46 DOM
4. 2026-06-15
   days on market $199,900 Active 45 DOM
5. 2026-06-13
   days on market $199,900 Active 42 DOM
6. 2026-06-10
   days on market $199,900 Active 40 DOM
7. 2026-06-09
   days on market $199,900 Active 39 DOM
8. 2026-06-08
   days on market $199,900 Active 38 DOM
9. 2026-06-07
   days on market $199,900 Active 37 DOM
10. 2026-06-05
    days on market $199,900 Active 34 DOM
11. 2026-06-03
    days on market $199,900 Active 33 DOM
12. 2026-06-02
    days on market $199,900 Active 32 DOM
13. 2026-06-01
    days on market $199,900 Active 31 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    days on market $199,900 Active 30 DOM
16. 2026-05-30
    days on market $199,900 Active 29 DOM
17. 2026-05-15
    price $199,900 387-char remark
18. 2026-05-01
    listed $210,000 Active 387-char remark
19. 2023-01-06
    soldstatus Closed 709-char remark

    Show marketing remark (709 chars)

    WOW! This stunning like new townhome in Bushland Springs is the perfect rental property or home! Located in the highly desired Frenship ISD, location is everything! With 19th street & the loop close by, you can get anywhere within minutes. This home features vinyl flooring through out for easy cleaning, 3 very spacious bedrooms and a private grass backyard! The master bath includes a double lav, tub shower combo, and a walk in closet with plenty of space! The guest bedrooms boast lots of natural light thanks to the double windows. The kitchen includes plenty of granite countertop space, tons of cabinet space, stainless steel appliances, & pantry cubbard! Don't miss your chance on this one!

20. 2023-01-06
    soldstatus

    Show marketing remark (709 chars)

    WOW! This stunning like new townhome in Bushland Springs is the perfect rental property or home! Located in the highly desired Frenship ISD, location is everything! With 19th street & the loop close by, you can get anywhere within minutes. This home features vinyl flooring through out for easy cleaning, 3 very spacious bedrooms and a private grass backyard! The master bath includes a double lav, tub shower combo, and a walk in closet with plenty of space! The guest bedrooms boast lots of natural light thanks to the double windows. The kitchen includes plenty of granite countertop space, tons of cabinet space, stainless steel appliances, & pantry cubbard! Don't miss your chance on this one!

21. 2022-12-19
    status Pending 709-char remark

    Show marketing remark (709 chars)

    WOW! This stunning like new townhome in Bushland Springs is the perfect rental property or home! Located in the highly desired Frenship ISD, location is everything! With 19th street & the loop close by, you can get anywhere within minutes. This home features vinyl flooring through out for easy cleaning, 3 very spacious bedrooms and a private grass backyard! The master bath includes a double lav, tub shower combo, and a walk in closet with plenty of space! The guest bedrooms boast lots of natural light thanks to the double windows. The kitchen includes plenty of granite countertop space, tons of cabinet space, stainless steel appliances, & pantry cubbard! Don't miss your chance on this one!

22. 2022-11-18
    listed $205,000 Active 709-char remark

    Show marketing remark (709 chars)

    WOW! This stunning like new townhome in Bushland Springs is the perfect rental property or home! Located in the highly desired Frenship ISD, location is everything! With 19th street & the loop close by, you can get anywhere within minutes. This home features vinyl flooring through out for easy cleaning, 3 very spacious bedrooms and a private grass backyard! The master bath includes a double lav, tub shower combo, and a walk in closet with plenty of space! The guest bedrooms boast lots of natural light thanks to the double windows. The kitchen includes plenty of granite countertop space, tons of cabinet space, stainless steel appliances, & pantry cubbard! Don't miss your chance on this one!

ⓘ 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: $4,147 · $346/mo
• Projected year-2 tax: $4,147 · $346/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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: $21,246
• − Mortgage interest: −$11,198
• − Property taxes: −$4,147
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$5,815
• Taxable loss: −$4,313
• Est. tax savings @ 24.0%: +$1,035
• After-tax cash flow: $93/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): 24,000
• Household income: $61,509
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1914.0

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 0.56)
• Race & ethnicity: White 58% Hispanic / Latino 31% Two or more races 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada, South Korea, China
• Languages at home: 83% English-only · Spanish 13% Other Asian/Pacific 1% Chinese 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: ▼ -44.87%
• Current HPI: 229.9895
• Rent YoY: ▼ -0.07%
• 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

-2.5% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $199,900 LARMLS
• 2026-05-01 Listed $210,000 LARMLS
• 2023-01-06 Sold (Public Records) — Public Records
• 2023-01-06 Sold (MLS) — LARMLS
• 2022-12-19 Pending — LARMLS
• 2022-11-18 Listed $205,000 LARMLS

Property tax history

+39.2%/yr

Latest (2025): $4,147 · -3.0% YoY. Source: county tax records.