1205 E 32nd St · Wolfforth, TX 79382

$466,510

4 bd · 3.0 ba · 2,660 sqft · Other · 74 Days on market

Built 2026

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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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +0.8/10.0

Listing remarks MLS

A home that feels different the moment you walk in. The 2,660 sq ft Vanessa floor plan delivers a higher level of design, space, and comfort throughout. Luxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen island with bar seatingStainless steel appliances, including double oven and built-in microwave cabinetButler's pantry with counter spaceOversized utility room with sink, counter space, and storageFloor-to-ceiling brick fireplacePrivate primary suite with garden tub, walk-in shower, dual vanities, and oversized walk-in closet with utility room accessPrivate guest bedroom with en-suite bathroomCovered back patio

Key facts

• Brick exterior
• Large front porch
• Open-concept kitchen

Tags

• BRICK EXTERIOR
• GRAND ARCHWAYS
• LARGE FRONT PORCH
• LUXURY VINYL PLANK FLOORING
• OPEN-CONCEPT KITCHEN
• GRANITE OR QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $467k.

Deal economics

• At list price, monthly cash flow is $-582 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (41.6% below list).
• Recommended offer: $272k (41.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#43 in TX, #1,872 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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.
• Zoned schools: Crestview El (math 77% / reading 80%, grade A, #48 of 4,322 statewide, top 1%, 583 students, 29% FRL); Frenship Middle (math 46% / reading 50%, grade C-, #400 of 1,662 statewide, top 24%, 833 students, 47% FRL); Frenship H S (math 44% / reading 65%, grade C-, #379 of 1,632 statewide, top 26%, 3,247 students, 46% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 474 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• This rent runs 39% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $50k of equity ($3k loan paydown + $47k appreciation (10.0% local appreciation)).
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$80k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($439k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $272,339 (41.6% 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 74 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.58% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 14.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.66×
• Total profit: $216,777
• Equity at exit: $420,269

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $666,979
• Equity at exit: $906,326

Cash invested: $130,623 (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 79382

• Active inventory: 474
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $2,723 medium
• Mortgage (P&I): −$2,446
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-582

Break-even live

Break-even rent $3,459

Max offer price $363,786

Occupancy floor —

Sensitivity live

Price	-10% $-317	-5% $-449	+0% $-582	+5% $-714	+10% $-846
Rent	-10% $-797	-5% $-689	+0% $-582	+5% $-474	+10% $-366
Rate	-1.0pp $-347	-0.5pp $-463	base $-582	+0.5pp $-702	+1.0pp $-825

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: $116,628
• Closing costs: $13,995
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2915 Tractor Ave Wolfforth, TX	4.0	3.0	2582	$2,995	$1.16	15d	1	0.11mi
1503 Good Prairie Ave Wolfforth, TX	4.0	2.5	2173	$2,450	$1.13	23d	1	0.98mi
215 14th St Wolfforth, TX	4.0	3.0	1850	$2,200	$1.19	15d	1	1.26mi

Listing history 22 events

1. 2026-06-22
   days on market $466,510 Active 74 DOM
2. 2026-06-18
   days on market $466,510 Active 71 DOM
3. 2026-06-17
   days on market $466,510 Active 70 DOM
4. 2026-06-16
   days on market $466,510 Active 69 DOM
5. 2026-06-15
   days on market $466,510 Active 68 DOM
6. 2026-06-13
   days on market $466,510 Active 65 DOM
7. 2026-06-10
   days on market $466,510 Active 63 DOM
8. 2026-06-09
   days on market $466,510 Active 62 DOM
9. 2026-06-08
   days on market $466,510 Active 61 DOM
10. 2026-06-07
    days on market $466,510 Active 60 DOM
11. 2026-06-05
    days on market $466,510 Active 57 DOM
12. 2026-06-03
    days on market $466,510 Active 56 DOM
13. 2026-06-02
    days on market $466,510 Active 55 DOM
14. 2026-06-01
    days on market $466,510 Active 54 DOM
15. 2026-05-31
    days on market $466,510 Active 53 DOM
16. 2026-05-30
    days on market $466,510 Active 52 DOM
17. 2026-05-04
    status Active 710-char remark

    Show marketing remark (710 chars)

    A home that feels different the moment you walk in. The 2,660 sq ft Vanessa floor plan delivers a higher level of design, space, and comfort throughout. Luxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen island with bar seatingStainless steel appliances, including double oven and built-in microwave cabinetButler's pantry with counter spaceOversized utility room with sink, counter space, and storageFloor-to-ceiling brick fireplacePrivate primary suite with garden tub, walk-in shower, dual vanities, and oversized walk-in closet with utility room accessPrivate guest bedroom with en-suite bathroomCovered back patio

18. 2026-04-29
    historical 710-char remark

    Show marketing remark (710 chars)

    A home that feels different the moment you walk in. The 2,660 sq ft Vanessa floor plan delivers a higher level of design, space, and comfort throughout. Luxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen island with bar seatingStainless steel appliances, including double oven and built-in microwave cabinetButler's pantry with counter spaceOversized utility room with sink, counter space, and storageFloor-to-ceiling brick fireplacePrivate primary suite with garden tub, walk-in shower, dual vanities, and oversized walk-in closet with utility room accessPrivate guest bedroom with en-suite bathroomCovered back patio

19. 2026-04-16
    status Active 710-char remark

    Show marketing remark (710 chars)

    A home that feels different the moment you walk in. The 2,660 sq ft Vanessa floor plan delivers a higher level of design, space, and comfort throughout. Luxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen island with bar seatingStainless steel appliances, including double oven and built-in microwave cabinetButler's pantry with counter spaceOversized utility room with sink, counter space, and storageFloor-to-ceiling brick fireplacePrivate primary suite with garden tub, walk-in shower, dual vanities, and oversized walk-in closet with utility room accessPrivate guest bedroom with en-suite bathroomCovered back patio

20. 2026-04-16
    historical 710-char remark

    Show marketing remark (710 chars)

    A home that feels different the moment you walk in. The 2,660 sq ft Vanessa floor plan delivers a higher level of design, space, and comfort throughout. Luxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen island with bar seatingStainless steel appliances, including double oven and built-in microwave cabinetButler's pantry with counter spaceOversized utility room with sink, counter space, and storageFloor-to-ceiling brick fireplacePrivate primary suite with garden tub, walk-in shower, dual vanities, and oversized walk-in closet with utility room accessPrivate guest bedroom with en-suite bathroomCovered back patio

21. 2026-04-13
    price $466,510 710-char remark

    Show marketing remark (710 chars)

    A home that feels different the moment you walk in. The 2,660 sq ft Vanessa floor plan delivers a higher level of design, space, and comfort throughout. Luxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen island with bar seatingStainless steel appliances, including double oven and built-in microwave cabinetButler's pantry with counter spaceOversized utility room with sink, counter space, and storageFloor-to-ceiling brick fireplacePrivate primary suite with garden tub, walk-in shower, dual vanities, and oversized walk-in closet with utility room accessPrivate guest bedroom with en-suite bathroomCovered back patio

22. 2026-04-02
    listed $458,510 Active 710-char remark

    Show marketing remark (710 chars)

    A home that feels different the moment you walk in. The 2,660 sq ft Vanessa floor plan delivers a higher level of design, space, and comfort throughout. Luxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen island with bar seatingStainless steel appliances, including double oven and built-in microwave cabinetButler's pantry with counter spaceOversized utility room with sink, counter space, and storageFloor-to-ceiling brick fireplacePrivate primary suite with garden tub, walk-in shower, dual vanities, and oversized walk-in closet with utility room accessPrivate guest bedroom with en-suite bathroomCovered back patio

ⓘ 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: $1,106 · $92/mo
• Projected year-2 tax: $8,537 · $711/mo
• Expected delta: +$7,431/yr (+$619/mo · 671.9%)

ⓘ 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 ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,681
• − Mortgage interest: −$26,132
• − Property taxes: −$1,106
• − Insurance: −$2,333
• − Repairs & maintenance: −$2,614
• − Management: −$2,614
• − Depreciation: −$13,571
• Taxable loss: −$15,690
• Est. tax savings @ 24.0%: +$3,766
• After-tax cash flow: $-3,212/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 — Wolfforth

• Score: 80/100
• State rank: #43
• US rank: #1872

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment B- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolfforth, TX
• County: Lubbock County · 293,542 people
• City population: 10,512
• Metro: Lubbock, TX
• Population (ZIP): 10,512
• Household income: $84,457
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 135.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 31% Two or more races 18% Black 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 85% English-only · Spanish 14%

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: ▲ 166.08%
• Current HPI: 561.4491
• Rent YoY: —
• 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

+1.7% since first listed

6 events — show timeline

• 2026-05-04 Relisted — Zillow
• 2026-04-29 Delisted — Zillow
• 2026-04-16 Relisted — Zillow
• 2026-04-16 Delisted — Zillow
• 2026-04-13 Price Changed $466,510 Zillow
• 2026-04-02 Listed $458,510 Zillow

Property tax history

+3.5%/yr

Latest (2025): $1,106 · +5.9% YoY. Source: county tax records.