532 54th St · Lubbock, TX 79404

$100,000

3 bd · 2.0 ba · 1,199 sqft · SingleFamily public records · 154 Days on market

Built 1957 6,625 sqft lot $83/sqft · 12% below area Est $114k · 12% under ↓ 5% since listing

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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 +18.6/30.0
• ARV discount +12.9/15.0
• Appreciation +6.6/10.0
• DSCR +5.8/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss this clean and well-cared-for 4-bedroom, 2-bath home with fresh paint and new flooring throughout. Its convenient location near the highway makes it a smart choice for commuters, first-time buyers, or investors seeking a solid opportunity. The home has been meticulously maintained, with a long-term tenant of over 18 years, a true testament to its comfort and livability.

Key facts

• 6,625 sq ft lot
• Built 1957
• Listed 154 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (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-, 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: 91 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); 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.2% local appreciation)).
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.03% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 8.1

CMA / ARV

• ARV (median comp): $113,766
• List price: $100,000
• Delta: -12.10%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 49th St	0.31mi	3/2.0	1,114 (-7%)	2mo	$99,900	$90	72
302 52nd St	0.31mi	3/2.0	1,102 (-8%)	9mo	$76,999	$70	65
402 51st St	0.29mi	3/2.0	1,036 (-14%)	11mo	$129,999	$125	55
1218 48th St	0.48mi	2/1.0 (-1)	1,040 (-13%)	13mo	$139,000	$134	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.69×
• Total profit: $19,439
• Equity at exit: $46,228

10-year hold

• IRR: 13.9%
• Equity multiple: 3.11×
• Total profit: $59,154
• Equity at exit: $72,240

Cash invested: $28,000 (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 79404

• Home prices YoY: 2.0%
• Active inventory: 91
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,034 high
• Mortgage (P&I): −$524
• Tax from tax record: −$154 /mo · $1,849/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $97

Break-even live

Break-even rent $912

Max offer price $100,000

Occupancy floor 86%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5512 Avenue G Unit G Lubbock, TX	3.0	1.0	1117	$1,000	$0.90	44d	1	0.11mi
313 52nd St Lubbock, TX	4.0	1.0	1044	$975	$0.93	21d	1	0.25mi
1101 52nd St Apt C Lubbock, TX	2.0	1.0	721	$850	$1.18	21d	1	0.25mi
5614 Avenue A Unit A Lubbock, TX	3.0	1.0	1129	$695	$0.62	21d	1	0.27mi
1307 53rd St Unit 1307 C Lubbock, TX	2.0	1.0	755	$695	$0.92	44d	1	0.38mi
812 48th St Lubbock, TX	3.0	1.0	1282	$1,250	$0.98	21d	1	0.40mi
1316 53rd St Apt D Lubbock, TX	2.0	1.0	755	$695	$0.92	44d	1	0.43mi
705 47th St Unit A Lubbock, TX	2.0	1.0	821	$750	$0.91	21d	1	0.44mi
713 47th St Unit B Lubbock, TX	2.0	1.0	800	$750	$0.94	21d	1	0.44mi
703 47th St Unit B Lubbock, TX	2.0	1.0	821	$750	$0.91	21d	1	0.44mi
1317 52nd St Unit C Lubbock, TX	2.0	1.0	755	$650	$0.86	21d	1	0.44mi
4606 Avenue C Unit C Lubbock, TX	3.0	2.0	1142	$999	$0.87	13d	1	0.53mi
520 46th St Unit A Lubbock, TX	3.0	1.0	1200	$850	$0.71	13d	1	0.54mi
529 45th St Unit A Lubbock, TX	3.0	1.0	1100	$875	$0.80	13d	1	0.56mi
519 45th St Unit A Lubbock, TX	3.0	1.0	1100	$850	$0.77	13d	1	0.57mi
1119 46th St Unit A Lubbock, TX	2.0	1.0	704	$595	$0.85	21d	1	0.62mi
1307 61st St Lubbock, TX	3.0	1.0	1073	$1,150	$1.07	13d	1	0.62mi
531 44th St Lubbock, TX	3.0	2.0	1300	$1,090	$0.84	13d	1	0.62mi
1107 45th St Unit B Lubbock, TX	2.0	1.0	728	$850	$1.17	44d	1	0.64mi
1610 58th St Unit B Lubbock, TX	2.0	1.0	952	$950	$1.00	44d	1	0.67mi
1612 58th St Unit B Lubbock, TX	2.0	1.0	952	$950	$1.00	44d	1	0.69mi
1614 58th St Unit A Lubbock, TX	2.0	1.0	952	$950	$1.00	44d	1	0.70mi
1618 58th St Unit B Lubbock, TX	2.0	1.0	952	$950	$1.00	44d	1	0.72mi
220 44th St Unit A Lubbock, TX	3.0	2.0	980	$910	$0.93	13d	1	0.72mi
519 42nd St Apt A Lubbock, TX	3.0	1.0	1092	$895	$0.82	13d	1	0.75mi
1303 65th St Lubbock, TX	2.0	1.0	850	$595	$0.70	21d	1	0.77mi
1341 65th Dr Unit C Lubbock, TX	2.0	1.5	1000	$695	$0.69	21d	1	0.82mi
6130 Avenue P Lubbock, TX	4.0	2.0	1387	$1,100	$0.79	44d	1	0.86mi
1717 47th St Unit B Lubbock, TX	3.0	1.0	830	$775	$0.93	21d	1	0.92mi
512 39th St Lubbock, TX	2.0	1.0	876	$849	$0.97	13d	1	0.97mi
1710 45th St Unit A Lubbock, TX	2.0	1.0	714	$595	$0.83	13d	1	0.98mi
1312 40th St Lubbock, TX	3.0	1.0	940	$795	$0.85	21d	1	0.99mi
419 38th St Lubbock, TX	3.0	1.0	1206	$950	$0.79	44d	1	1.01mi
6518 Avenue S Lubbock, TX	2.0	1.0	990	$700	$0.71	21d	1	1.07mi
2101 51st St Lubbock, TX	2.0	1.5	1100	$900	$0.82	21d	1	1.11mi
1920 45th St Lubbock, TX	3.0	1.0	1200	$1,200	$1.00	21d	1	1.12mi
1712 42nd St Unit B Lubbock, TX	3.0	1.0	899	$695	$0.77	21d	1	1.12mi
332 37th St Unit 2 Lubbock, TX	3.0	1.0	725	$700	$0.97	21d	1	1.13mi
330 37th St Unit 2 Lubbock, TX	3.0	1.0	750	$750	$1.00	13d	1	1.13mi
1920 44th St Lubbock, TX	4.0	2.0	1391	$795	$0.57	21d	1	1.15mi

Listing history 18 events

1. 2026-06-18
   days on market $100,000 Active 154 DOM
2. 2026-06-17
   days on market $100,000 Active 153 DOM
3. 2026-06-16
   days on market $100,000 Active 152 DOM
4. 2026-06-15
   days on market $100,000 Active 151 DOM
5. 2026-06-14
   days on market $100,000 Active 149 DOM
6. 2026-06-13
   days on market $100,000 Active 148 DOM
7. 2026-06-10
   days on market $100,000 Active 146 DOM
8. 2026-06-09
   days on market $100,000 Active 145 DOM
9. 2026-06-08
   days on market $100,000 Active 144 DOM
10. 2026-06-07
    days on market $100,000 Active 143 DOM
11. 2026-06-05
    days on market $100,000 Active 140 DOM
12. 2026-06-03
    days on market $100,000 Active 139 DOM
13. 2026-06-02
    days on market $100,000 Active 138 DOM
14. 2026-06-01
    days on market $100,000 Active 137 DOM
15. 2026-05-31
    days on market $100,000 Active 136 DOM
16. 2026-05-30
    days on market $100,000 Active 135 DOM
17. 2026-02-15
    price $100,000 383-char remark

    Show marketing remark (383 chars)

    Don't miss this clean and well-cared-for 4-bedroom, 2-bath home with fresh paint and new flooring throughout. Its convenient location near the highway makes it a smart choice for commuters, first-time buyers, or investors seeking a solid opportunity. The home has been meticulously maintained, with a long-term tenant of over 18 years, a true testament to its comfort and livability.

18. 2026-01-15
    listed $105,000 Active 383-char remark

    Show marketing remark (383 chars)

    Don't miss this clean and well-cared-for 4-bedroom, 2-bath home with fresh paint and new flooring throughout. Its convenient location near the highway makes it a smart choice for commuters, first-time buyers, or investors seeking a solid opportunity. The home has been meticulously maintained, with a long-term tenant of over 18 years, a true testament to its comfort and livability.

ⓘ 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: $1,849 · $154/mo
• Projected year-2 tax: $1,849 · $154/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 · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,411
• − Mortgage interest: −$5,602
• − Property taxes: −$1,849
• − Insurance: −$500
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$2,909
• Taxable loss: −$434
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $1,267/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): 8,529
• Household income: $51,630
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 366.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 55% Black 22% White 20% Two or more races 17% Native American 2%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 1% Lithuanian 0%
• Foreign-born: 5% · Canada
• Languages at home: 64% English-only · Spanish 36%

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: ▲ 3.22%
• Current HPI: 163.854
• 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

-4.8% since first listed

2 events — show timeline

• 2026-02-15 Price Changed $100,000 LARMLS
• 2026-01-15 Listed $105,000 LARMLS

Property tax history

+7.1%/yr

Latest (2025): $1,849 · +16.9% YoY. Source: county tax records.