2420 25th St · Lubbock, TX 79411

$169,000

4 bd · 2.0 ba · 1,588 sqft · MultiFamily public records · 18 Days on market

Built 1990 6,000 sqft lot

---

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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 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

Excellent investment opportunity at 2420 25th St in Lubbock! This 1,588 sq. ft. duplex features two 1-bed, 1-bath units, making it perfect for an investor, college parent or someone looking to occupy one side and lease the other. The property is cleverly laid out for tenant privacy: Unit A features a fence separator with a side exit door, while Unit B enjoys access to the backyard. Plus, a large storage building in the back is split to give each tenant their own private, keyed storage space. The wood floors and character of this property absolutely stand out. Convenient, functional, and ready for your portfolio, schedule your showing today!

Key facts

• 6,000 sq ft lot
• Built 1990
• Listed 18 days

Property features AI

Exterior

• Parking: Driveway parking; On-street parking
• Home design: Duplex (residential income property); Single-story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Private yard; Outdoor storage; Storm door(s); Composition roof; Paved road frontage on a city street; Publicly maintained road

Interior

• Kitchen: Electric cooktop; Gas cooktop
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Wall furnace; Central air conditioning; Wall/window air units; Electric cooling; Ceiling fans
• Interior features: Ceiling fans throughout; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $169k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive. Per door: $123/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $166k (1.5% 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: Dupre El (math 27% / reading 32%); Slaton Middle (math 13% / reading 16%, grade F, #1,583 of 1,662 statewide, top 96%, 355 students, 96% 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 average 84% FRL vs 60% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 38% district-wide (-12 pts) — the specific schools serving this property underperform the Lubbock ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 97 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 44% of the median local income ($48k/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

• It's been on market 18 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

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 $166,465 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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 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: 8.03%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.87% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-13,719
• Equity at exit: $25,198

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $334
• Equity at exit: $14,612

Cash invested: $47,320 (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 79411

• Home prices YoY: -10.5%
• Rents YoY: 1.9%
• Active inventory: 97
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$886
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $245

Break-even live

Break-even rent $1,428

Max offer price $169,000

Occupancy floor 81%

Sensitivity live

Price	-10% $341	-5% $293	+0% $245	+5% $197	+10% $150
Rent	-10% $108	-5% $177	+0% $245	+5% $314	+10% $383
Rate	-1.0pp $330	-0.5pp $288	base $245	+0.5pp $201	+1.0pp $157

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,738
Total (2 units)			$1,738

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2404 25th St Lubbock, TX	3.0	2.0	1292	$1,395	$1.08	22d	1	0.08mi
2404 27th St Lubbock, TX	4.0	2.0	1250	$1,349	$1.08	45d	1	0.16mi
2311 25th St Lubbock, TX	4.0	2.0	1400	$1,400	$1.00	22d	1	0.17mi
2319 28th St Lubbock, TX	4.0	2.0	2146	$1,650	$0.77	22d	1	0.24mi
2220 25th St Lubbock, TX	4.0	1.0	1077	$695	$0.65	22d	1	0.25mi
2402 21st St Lubbock, TX	3.0	1.0	1453	$1,500	$1.03	45d	1	0.28mi
2620 25th St Lubbock, TX	3.0	1.0	1282	$1,600	$1.25	45d	1	0.30mi
2416 30th St Lubbock, TX	3.0	2.0	1746	$1,425	$0.82	22d	1	0.32mi
2220 29th St Lubbock, TX	3.0	2.0	2032	$1,300	$0.64	45d	1	0.34mi
2518 30th St Lubbock, TX	4.0	2.0	1558	$1,750	$1.12	22d	1	0.37mi
2119 25th St Lubbock, TX	3.0	1.5	1184	$1,200	$1.01	45d	1	0.38mi
2629 22nd St Lubbock, TX	5.0	2.0	2218	$1,399	$0.63	45d	1	0.38mi
2430 31st St Lubbock, TX	3.0	2.0	1592	$1,450	$0.91	45d	1	0.39mi
2118 24th St Lubbock, TX	3.0	1.0	1435	$1,000	$0.70	22d	1	0.39mi
2201 28th St Lubbock, TX	3.0	1.0	1246	$995	$0.80	22d	1	0.40mi
2701 27th St Lubbock, TX	3.0	2.0	1569	$1,800	$1.15	45d	1	0.41mi
2613 30th St Lubbock, TX	3.0	2.0	1472	$1,500	$1.02	45d	1	0.45mi
2614 31st St Lubbock, TX	3.0	2.0	1549	$1,650	$1.07	45d	1	0.47mi
2124 20th St Lubbock, TX	3.0	2.0	1481	$1,150	$0.78	15d	1	0.50mi
2009 23rd St Lubbock, TX	3.0	1.0	1615	$1,249	$0.77	45d	1	0.50mi
2109 20th St Lubbock, TX	3.0	2.0	1391	$1,200	$0.86	45d	1	0.53mi
1607 Avenue Y Unit Y Lubbock, TX	4.0	2.0	1532	$2,100	$1.37	15d	1	0.54mi
2123 18th St Lubbock, TX	3.0	2.0	1328	$949	$0.71	15d	1	0.55mi
2826 23rd St Lubbock, TX	3.0	1.5	1294	$1,300	$1.00	22d	1	0.56mi
2104 20th St Lubbock, TX	4.0	2.0	1796	$1,700	$0.95	22d	1	0.57mi
1920 27th St Unit 1 Lubbock, TX	3.0	3.0	1366	$1,500	$1.10	45d	1	0.58mi
2601 33rd St Lubbock, TX	3.0	2.0	1894	$1,800	$0.95	22d	1	0.59mi
1915 26th St Lubbock, TX	3.0	1.0	1221	$1,100	$0.90	45d	1	0.60mi
2211 33rd St Unit A Lubbock, TX	3.0	1.5	1293	$1,200	$0.93	45d	1	0.62mi
2106 32nd St Lubbock, TX	3.0	1.0	1398	$695	$0.50	22d	1	0.63mi
2106 32nd St Lubbock, TX	3.0	1.0	1398	$925	$0.66	45d	1	0.63mi
1904 24th St Lubbock, TX	3.0	1.0	1172	$1,100	$0.94	45d	1	0.65mi
2220 16th St Lubbock, TX	3.0	2.0	1414	$1,300	$0.92	22d	1	0.65mi
1912 21st St Lubbock, TX	3.0	2.0	1473	$1,025	$0.70	45d	1	0.67mi
1912 20th St Unit A Lubbock, TX	3.0	2.0	1590	$1,000	$0.63	22d	1	0.71mi
1716 24th St Lubbock, TX	4.0	2.0	1742	$1,850	$1.06	45d	1	0.73mi
2119 15th St Lubbock, TX	3.0	2.0	1600	$1,400	$0.88	45d	1	0.73mi
1922 18th St Lubbock, TX	3.0	1.0	1136	$1,050	$0.92	22d	1	0.74mi
2217 36th St Lubbock, TX	3.0	1.0	1284	$1,109	$0.86	15d	1	0.76mi
2215 36th St Lubbock, TX	3.0	2.0	1578	$1,450	$0.92	45d	1	0.77mi

Listing history 5 events

1. 2026-05-05
   listed $169,000 Active 648-char remark
2. 2017-06-22
   soldstatus
3. 1994-03-01
   soldstatus
4. 1990-03-01
   soldstatus
5. 1984-11-01
   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: $2,053 · $171/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$1,039/yr (+$87/mo · 50.6%)

ⓘ 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 (shaded) · 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,856
• − Mortgage interest: −$9,467
• − Property taxes: −$2,053
• − Insurance: −$845
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$4,916
• Taxable income: $238
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,886/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): 6,865
• Household income: $47,634
• Rent vs Own: 72.5% rent · 27.5% own
• Severe rent burden: 777.0

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: Hispanic / Latino 50% White 39% Two or more races 10% Black 9% Native American 2%
• Hispanic origin (detail): Mexican 37% Cuban 2%
• Common ancestry: Slovak 3% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada
• Languages at home: 64% English-only · Spanish 35%

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: ▼ -24.58%
• Current HPI: 210.495
• Rent YoY: ▲ 1.87%
• 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

6 events — show timeline

• 2026-05-23 Pending — LARMLS
• 2026-05-05 Listed $169,000 LARMLS
• 2017-06-22 Sold (Public Records) — Public Records
• 1994-03-01 Sold (Public Records) — Public Records
• 1990-03-01 Sold (Public Records) — Public Records
• 1984-11-01 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,053 · -2.6% YoY. Source: county tax records.