3708 Venita Ave · Lubbock, TX 79407

$180,000

2 bd · 2.0 ba · 1,006 sqft · SingleFamily public records · 11 Days on market

Built 2023 8,722 sqft lot

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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 +10.8/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3708 Venita, a beautifully maintained 1,006 sq ft home tucked away on a peaceful cul-de-sac in the highly desirable Friendship ISD. This charming property showcases thoughtful upgrades throughout, including a water softener system, stainless steel appliances, and a spacious garage for added functionality. Designed for easy living, the xeriscaped backyard offers a low-maintenance outdoor space perfect for conserving water while still enjoying your surroundings. Located in a welcoming community with convenient access to shopping, dining, and everyday amenities, this home delivers comfort, efficiency, and exceptional value.

Key facts

• Convenient access
• Peaceful cul-de-sac
• Xeriscaped backyard

Tags

• WATER SOFTENER SYSTEM
• STAINLESS STEEL APPLIANCES
• XERISCAPED BACKYARD
• PEACEFUL CUL-DE-SAC
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (13.8% below list).
• Recommended offer: $155k (13.8% 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-, 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 30% 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 $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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $155,145 (13.8% 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. 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: 0.86% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 9.7

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: -23.2%
• Equity multiple: 0.23×
• Total profit: $-38,968
• Equity at exit: $26,839

10-year hold

• IRR: -29.3%
• Equity multiple: -0.15×
• Total profit: $-58,093
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$944
• Tax from tax record: −$290 /mo · $3,482/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-83

Break-even live

Break-even rent $1,657

Max offer price $165,251

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-33	+0% $-83	+5% $-134	+10% $-185
Rent	-10% $-206	-5% $-145	+0% $-83	+5% $-22	+10% $39
Rate	-1.0pp $7	-0.5pp $-38	base $-83	+0.5pp $-130	+1.0pp $-178

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7413 35th St Lubbock, TX	3.0	2.0	1247	$1,475	$1.18	22d	1	0.11mi
7420 35th St Lubbock, TX	3.0	2.0	1247	$1,500	$1.20	45d	1	0.14mi
3518 Turner Ave Lubbock, TX	3.0	2.0	1450	$2,199	$1.52	45d	1	0.30mi
7222 35th St Lubbock, TX	3.0	2.0	1450	$1,935	$1.33	45d	1	0.31mi
2911 Urbana Pl Lubbock, TX	3.0	2.0	1452	$1,800	$1.24	22d	1	0.45mi
7024 40th St Unit A Lubbock, TX	3.0	2.0	1500	$1,600	$1.07	45d	1	0.47mi
7541 33rd St Lubbock, TX	3.0	2.0	1296	$1,500	$1.16	22d	1	0.47mi
7535 32nd St Lubbock, TX	3.0	2.0	1120	$1,395	$1.25	45d	1	0.48mi
7022 40th St Unit A Lubbock, TX	3.0	2.0	1500	$1,600	$1.07	45d	1	0.48mi
7324 26th St Lubbock, TX	2.0	1.0	936	$850	$0.91	45d	1	0.69mi
6801 19th St Unit 179 Lubbock, TX	3.0	2.0	1008	$1,100	$1.09	45d	1	1.29mi
5805 Virginia Ave Lubbock, TX	3.0	2.0	1377	$1,800	$1.31	45d	1	1.37mi
6333 29th St Lubbock, TX	3.0	2.0	1051	$1,350	$1.28	15d	1	1.42mi

Listing history 6 events

1. 2026-05-03
   status Pending 639-char remark

   Show marketing remark (639 chars)

   Welcome to 3708 Venita, a beautifully maintained 1,006 sq ft home tucked away on a peaceful cul-de-sac in the highly desirable Friendship ISD. This charming property showcases thoughtful upgrades throughout, including a water softener system, stainless steel appliances, and a spacious garage for added functionality. Designed for easy living, the xeriscaped backyard offers a low-maintenance outdoor space perfect for conserving water while still enjoying your surroundings. Located in a welcoming community with convenient access to shopping, dining, and everyday amenities, this home delivers comfort, efficiency, and exceptional value.

2. 2026-04-22
   listed $180,000 Active 639-char remark

   Show marketing remark (639 chars)

   Welcome to 3708 Venita, a beautifully maintained 1,006 sq ft home tucked away on a peaceful cul-de-sac in the highly desirable Friendship ISD. This charming property showcases thoughtful upgrades throughout, including a water softener system, stainless steel appliances, and a spacious garage for added functionality. Designed for easy living, the xeriscaped backyard offers a low-maintenance outdoor space perfect for conserving water while still enjoying your surroundings. Located in a welcoming community with convenient access to shopping, dining, and everyday amenities, this home delivers comfort, efficiency, and exceptional value.

3. 2025-05-08
   soldstatus Closed 268-char remark

   Show marketing remark (268 chars)

   Like new 2 bedroom, 2 bathroom home in Upland Crossing! Upgrades include vinyl plank throughout, reverse osmosis water at the kitchen sink, window blinds and the fence has been stained. Conveniently located in Frenship ISD and just 6 miles from Texas Tech University.

4. 2025-05-08
   soldstatus

   Show marketing remark (268 chars)

   Like new 2 bedroom, 2 bathroom home in Upland Crossing! Upgrades include vinyl plank throughout, reverse osmosis water at the kitchen sink, window blinds and the fence has been stained. Conveniently located in Frenship ISD and just 6 miles from Texas Tech University.

5. 2025-04-30
   status Pending 268-char remark

   Show marketing remark (268 chars)

   Like new 2 bedroom, 2 bathroom home in Upland Crossing! Upgrades include vinyl plank throughout, reverse osmosis water at the kitchen sink, window blinds and the fence has been stained. Conveniently located in Frenship ISD and just 6 miles from Texas Tech University.

6. 2025-04-22
   listed $175,000 Active 268-char remark

   Show marketing remark (268 chars)

   Like new 2 bedroom, 2 bathroom home in Upland Crossing! Upgrades include vinyl plank throughout, reverse osmosis water at the kitchen sink, window blinds and the fence has been stained. Conveniently located in Frenship ISD and just 6 miles from Texas Tech University.

ⓘ 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: $3,482 · $290/mo
• Projected year-2 tax: $3,482 · $290/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $18,617
• − Mortgage interest: −$10,083
• − Property taxes: −$3,482
• − Insurance: −$900
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$5,236
• Taxable loss: −$4,063
• Est. tax savings @ 24.0%: +$975
• After-tax cash flow: $-27/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

+2.9% since first listed

6 events — show timeline

• 2026-05-03 Pending — LARMLS
• 2026-04-22 Listed $180,000 LARMLS
• 2025-05-08 Sold (Public Records) — Public Records
• 2025-05-08 Sold (MLS) — LARMLS
• 2025-04-30 Pending — LARMLS
• 2025-04-22 Listed $175,000 LARMLS

Property tax history

+94.5%/yr

Latest (2025): $3,482 · +94.5% YoY. Source: county tax records.