4320 52nd St · Lubbock, TX 79413

$260,000

5 bd · 4.0 ba · 2,726 sqft · MultiFamily public records · 163 Days on market

Built 1972 7,302 sqft lot

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Why this score? — see what drove the C- 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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investors! Check out this updated two story duplex close to Tech and within walking distance to bus routes. Side A is LEASED and is a 2/1.5 with updated vinyl flooring and a cozy living room with fireplace. All bedrooms are upstairs, away from the entertaining spaces - perfect for a quiet study break. The backyard is perfect for a pet or simple outdoor living! Side B is a 3/2 with updated vinyl flooring, a nice fireplace and an open concept space. One bedroom is downstairs with the other two upstairs on this side. Side B also includes a nice backyard with a storage unit. This home is great for investors and also makes a perfect place to live in one side and lease out the other for extra income. So many possibilities!

Key facts

• Open concept space
• Backyard for a pet
• Outdoor living

Tags

• UPDATED VINYL FLOORING
• BACKYARD FOR A PET
• OUTDOOR LIVING
• OPEN CONCEPT SPACE

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive. Per door: $209/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $229k (12.0% 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-, 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: Miller El (math 57% / reading 57%, grade C+, #505 of 4,322 statewide, top 13%, 643 students, 42% FRL); Evans Middle (math 34% / reading 43%, grade F, #704 of 1,662 statewide, top 43%, 799 students, 58% FRL); Monterey H S (math 28% / reading 37%, grade F, #1,029 of 1,632 statewide, top 64%, 2,114 students, 72% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 187 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• At $2,686/mo this rent would consume 46% of the median local household income ($69k/yr) (locally 1211% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 163 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-18,369
• Equity at exit: $38,767

10-year hold

• IRR: 1.4%
• Equity multiple: 1.09×
• Total profit: $6,820
• Equity at exit: $22,480

Cash invested: $72,800 (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 79413

• Rents YoY: 1.9%
• Active inventory: 187
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $2,686 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$232 /mo · $2,787/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $418

Break-even live

Break-even rent $2,157

Max offer price $260,000

Occupancy floor 79%

Sensitivity live

Price	-10% $565	-5% $491	+0% $418	+5% $344	+10% $271
Rent	-10% $206	-5% $312	+0% $418	+5% $524	+10% $630
Rate	-1.0pp $549	-0.5pp $484	base $418	+0.5pp $350	+1.0pp $282

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,686
Total (2 units)			$2,686

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4324 56th St Lubbock, TX	4.0	2.0	2014	$2,000	$0.99	45d	1	0.24mi
4211 41st St Lubbock, TX	4.0	2.0	1960	$1,599	$0.82	45d	1	0.70mi

Listing history 30 events

1. 2026-06-22
   days on market $260,000 Active 163 DOM
2. 2026-06-18
   days on market $260,000 Active 160 DOM
3. 2026-06-17
   days on market $260,000 Active 159 DOM
4. 2026-06-16
   days on market $260,000 Active 158 DOM
5. 2026-06-15
   days on market $260,000 Active 157 DOM
6. 2026-06-14
   days on market $260,000 Active 155 DOM
7. 2026-06-13
   days on market $260,000 Active 154 DOM
8. 2026-06-10
   days on market $260,000 Active 152 DOM
9. 2026-06-09
   days on market $260,000 Active 151 DOM
10. 2026-06-08
    days on market $260,000 Active 150 DOM
11. 2026-06-07
    days on market $260,000 Active 149 DOM
12. 2026-06-05
    days on market $260,000 Active 146 DOM
13. 2026-06-03
    days on market $260,000 Active 145 DOM
14. 2026-06-02
    days on market $260,000 Active 144 DOM
15. 2026-06-01
    days on market $260,000 Active 143 DOM
16. 2026-05-31
    days on market $260,000 Active 142 DOM
17. 2026-05-30
    days on market $260,000 Active 141 DOM
18. 2026-03-12
    price $260,000 728-char remark

    Show marketing remark (728 chars)

    Investors! Check out this updated two story duplex close to Tech and within walking distance to bus routes. Side A is LEASED and is a 2/1.5 with updated vinyl flooring and a cozy living room with fireplace. All bedrooms are upstairs, away from the entertaining spaces - perfect for a quiet study break. The backyard is perfect for a pet or simple outdoor living! Side B is a 3/2 with updated vinyl flooring, a nice fireplace and an open concept space. One bedroom is downstairs with the other two upstairs on this side. Side B also includes a nice backyard with a storage unit. This home is great for investors and also makes a perfect place to live in one side and lease out the other for extra income. So many possibilities!

19. 2026-01-09
    listed $265,500 Active 728-char remark

    Show marketing remark (728 chars)

    Investors! Check out this updated two story duplex close to Tech and within walking distance to bus routes. Side A is LEASED and is a 2/1.5 with updated vinyl flooring and a cozy living room with fireplace. All bedrooms are upstairs, away from the entertaining spaces - perfect for a quiet study break. The backyard is perfect for a pet or simple outdoor living! Side B is a 3/2 with updated vinyl flooring, a nice fireplace and an open concept space. One bedroom is downstairs with the other two upstairs on this side. Side B also includes a nice backyard with a storage unit. This home is great for investors and also makes a perfect place to live in one side and lease out the other for extra income. So many possibilities!

20. 2022-03-16
    soldstatus
21. 2022-03-15
    soldstatus 423-char remark

    Show marketing remark (423 chars)

    Check out this Fantastic opportunity for a Duplex in Lubbock, Texas under $300,000! Looking for a house hack? This beautifully updated property is centrally located and features a 2/1 in Unit A and 3/2 Unit B. Unit A is leased for $950/mo and Unit A has a rent value of $1,250/mo. Considering a short term rental? Make this one your AirBnB on one side and long term investment on the other! Schedule your appointment today!

22. 2022-01-18
    listed $269,950 423-char remark

    Show marketing remark (423 chars)

    Check out this Fantastic opportunity for a Duplex in Lubbock, Texas under $300,000! Looking for a house hack? This beautifully updated property is centrally located and features a 2/1 in Unit A and 3/2 Unit B. Unit A is leased for $950/mo and Unit A has a rent value of $1,250/mo. Considering a short term rental? Make this one your AirBnB on one side and long term investment on the other! Schedule your appointment today!

23. 2021-02-26
    soldstatus
24. 2021-02-16
    soldstatus
25. 2020-11-12
    listed $229,900
26. 2016-05-20
    soldstatus
27. 2016-05-13
    soldstatus
28. 2016-03-29
    listed $160,000
29. 2013-09-10
    soldstatus
30. 2006-08-16
    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: $2,787 · $232/mo
• Projected year-2 tax: $4,758 · $396/mo
• Expected delta: +$1,971/yr (+$164/mo · 70.7%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,232
• − Mortgage interest: −$14,564
• − Property taxes: −$2,787
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,579
• − Management: −$2,579
• − Depreciation: −$7,564
• Taxable income: $860
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $4,808/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): 23,343
• Household income: $69,400
• Rent vs Own: 43.9% rent · 56.1% own
• Severe rent burden: 1211.0

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 0.59)
• Race & ethnicity: White 54% Hispanic / Latino 34% Two or more races 18% Black 6%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 88% English-only · Spanish 10% 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: ▼ -145.52%
• Current HPI: 239.8854
• Rent YoY: ▲ 1.94%
• 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

+62.5% since first listed

13 events — show timeline

• 2026-03-12 Price Changed $260,000 LARMLS
• 2026-01-09 Listed $265,500 LARMLS
• 2022-03-16 Sold (Public Records) — Public Records
• 2022-03-15 Sold (MLS) — LARMLS
• 2022-01-18 Listed $269,950 LARMLS
• 2021-02-26 Sold (Public Records) — Public Records
• 2021-02-16 Sold (MLS) — Unlock MLS
• 2020-11-12 Listed $229,900 Unlock MLS
• 2016-05-20 Sold (Public Records) — Public Records
• 2016-05-13 Sold (MLS) — LARMLS
• 2016-03-29 Listed $160,000 LARMLS
• 2013-09-10 Sold (Public Records) — Public Records
• 2006-08-16 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,787 · -14.3% YoY. Source: county tax records.