6119 20th St · Lubbock, TX 79407

$85,000

2 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 82 Days on market

Built 1939 8,000 sqft lot $61/sqft · 48% below area Est $162k · 48% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come get this potential 3/2 fixer upper for your portfolio! Lots of potential for a rental in the Frenship school district. 6117, the house next door is also for sale. It is a 3/1 on the rental market. Call for your showing today.

Key facts

• 8,000 sq ft lot
• Built 1939
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% 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.
• 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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: 1.73% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.15%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $161,996
• List price: $85,000
• Delta: -47.53%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.79×
• Total profit: $18,755
• Equity at exit: $12,674

10-year hold

• IRR: 26.2%
• Equity multiple: 2.98×
• Total profit: $47,147
• Equity at exit: $7,349

Cash invested: $23,800 (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 79407

• Home prices YoY: -16.3%
• Rents YoY: -0.1%
• Active inventory: 610
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,474 high
• Mortgage (P&I): −$446
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $578

Break-even live

Break-even rent $742

Max offer price $85,000

Occupancy floor 56%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6040 24th St Unit 8 Lubbock, TX	3.0	3.5	1699	$1,600	$0.94	43d	1	0.22mi
6040 24th St Unit 17 Lubbock, TX	3.0	2.0	1700	$1,729	$1.02	21d	1	0.23mi
6040 24th St Unit 17 Lubbock, TX	3.0	3.5	1700	$1,729	$1.02	43d	1	0.23mi
6040 24th St Unit 33 Lubbock, TX	3.0	3.5	1795	$1,600	$0.89	21d	1	0.23mi
2102 W Loop 289 Lubbock, TX	1.0–2.0	1.0–1.5	702	$890	$1.27	43d	1	0.24mi
6040 24th St Lubbock, TX	3.0	3.0	1795	$1,799	$1.00	21d	1	0.26mi
6040 24th St Apt 25 Lubbock, TX	3.0	3.5	1795	$1,700	$0.95	43d	1	0.26mi
6040 24th St Apt 25 Lubbock, TX	3.0	2.5	1795	$1,700	$0.95	21d	1	0.26mi
6040 24th St Lubbock, TX	3.0	3.5	1795	$1,650	$0.92	43d	1	0.26mi
6040 24th St Unit 16 Lubbock, TX	3.0	3.5	1600	$1,699	$1.06	13d	1	0.26mi
6223 24th St Unit Labs Lubbock, TX	2.0	1.0	884	$1,150	$1.30	43d	1	0.29mi
2104 La Salle Ave Lubbock, TX	1.0–2.0	1.0–2.0	741	$1,250	$1.69	43d	1	0.31mi
6106 17th St Lubbock, TX	3.0	2.0	1589	$1,400	$0.88	43d	1	0.35mi
6509 21st St Unit B Lubbock, TX	2.0	1.5	1044	$925	$0.89	43d	1	0.48mi
6306 28th St Lubbock, TX	3.0	1.0	1325	$1,200	$0.91	43d	1	0.51mi
1107 Ironton Ave Lubbock, TX	2.0	2.0	1150	$1,395	$1.21	43d	1	0.60mi
1106 Kline Ave Lubbock, TX	3.0	2.0	1272	$1,350	$1.06	21d	1	0.64mi
6333 29th St Lubbock, TX	3.0	2.0	1051	$1,350	$1.28	13d	1	0.65mi
2702 Frankford Ave Lubbock, TX	2.0	1.0	940	$888	$0.94	43d	1	0.72mi
6801 19th St Unit 179 Lubbock, TX	3.0	2.0	1008	$1,100	$1.09	43d	1	0.75mi
6106 9th St Lubbock, TX	2.0	2.0	1361	$1,350	$0.99	43d	1	0.82mi
5540 18th St Lubbock, TX	3.0	2.0	1249	$1,350	$1.08	21d	1	0.87mi
6101 7th St Lubbock, TX	3.0	2.0	1239	$1,375	$1.11	13d	1	0.89mi
6336 9th St Lubbock, TX	3.0	2.0	1476	$1,650	$1.12	21d	1	0.90mi
3201 W Loop 289 Lubbock, TX	1.0–2.0	1.0–2.0	771	$1,095	$1.42	43d	1	0.91mi
6505 8th St Lubbock, TX	3.0	2.0	1633	$1,600	$0.98	13d	1	0.95mi
6513 8th St Lubbock, TX	3.0	2.0	1720	$1,750	$1.02	43d	1	0.96mi
1003 Oshkosh Ave Lubbock, TX	3.0	2.0	1835	$2,000	$1.09	13d	1	0.97mi
6521 8th St Lubbock, TX	3.0	2.0	1865	$1,795	$0.96	43d	1	0.98mi
5519 18th St Lubbock, TX	3.0	1.0	1258	$1,200	$0.95	21d	1	0.99mi
5519 18th St Lubbock, TX	3.0	2.0	1258	$1,200	$0.95	43d	1	0.99mi
5818 8th St Lubbock, TX	2.0	2.0	1000	$995	$0.99	43d	1	1.00mi
6110 36th St Unit 7 Lubbock, TX	2.0	1.5	1636	$1,100	$0.67	21d	1	1.01mi
6504 7th St Lubbock, TX	3.0	2.0	1500	$1,495	$1.00	44d	1	1.02mi
5839 7th St Unit D Lubbock, TX	3.0	2.0	1159	$1,050	$0.91	43d	1	1.03mi
6112 7th Dr Lubbock, TX	3.0	2.0	1224	$1,350	$1.10	43d	1	1.03mi
6112 7th Dr Lubbock, TX	3.0	2.0	1224	$1,375	$1.12	21d	1	1.03mi
5833 7th St Lubbock, TX	3.0	2.0	1159	$1,125	$0.97	21d	1	1.04mi
6927 20th St Lubbock, TX	3.0	2.0	1611	$1,599	$0.99	21d	1	1.04mi
5846 7th St Lubbock, TX	3.0	2.0	1159	$1,145	$0.99	21d	1	1.05mi

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 82 DOM
2. 2026-06-17
   days on market $85,000 Active 81 DOM
3. 2026-06-16
   days on market $85,000 Active 80 DOM
4. 2026-06-15
   days on market $85,000 Active 79 DOM
5. 2026-06-13
   days on market $85,000 Active 76 DOM
6. 2026-06-10
   days on market $85,000 Active 74 DOM
7. 2026-06-09
   days on market $85,000 Active 73 DOM
8. 2026-06-08
   days on market $85,000 Active 72 DOM
9. 2026-06-07
   days on market $85,000 Active 71 DOM
10. 2026-06-05
    days on market $85,000 Active 68 DOM
11. 2026-06-03
    days on market $85,000 Active 67 DOM
12. 2026-06-02
    days on market $85,000 Active 66 DOM
13. 2026-06-01
    days on market $85,000 Active 65 DOM
14. 2026-05-31
    days on market $85,000 Active 64 DOM
15. 2026-05-30
    days on market $85,000 Active 63 DOM
16. 2026-04-29
    status Active 231-char remark

    Show marketing remark (231 chars)

    Come get this potential 3/2 fixer upper for your portfolio! Lots of potential for a rental in the Frenship school district. 6117, the house next door is also for sale. It is a 3/1 on the rental market. Call for your showing today.

17. 2026-04-27
    historical 231-char remark

    Show marketing remark (231 chars)

    Come get this potential 3/2 fixer upper for your portfolio! Lots of potential for a rental in the Frenship school district. 6117, the house next door is also for sale. It is a 3/1 on the rental market. Call for your showing today.

18. 2026-03-23
    listed $85,000 Active 231-char remark

    Show marketing remark (231 chars)

    Come get this potential 3/2 fixer upper for your portfolio! Lots of potential for a rental in the Frenship school district. 6117, the house next door is also for sale. It is a 3/1 on the rental market. Call for your showing today.

19. 2004-03-01
    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: $1,258 · $105/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$297/yr (+$25/mo · 23.6%)

ⓘ 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 (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: $17,684
• − Mortgage interest: −$4,761
• − Property taxes: −$1,258
• − Insurance: −$425
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$2,473
• Taxable income: $5,938
• Est. tax owed @ 24.0%: −$1,425
• After-tax cash flow: $5,513/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

4 events — show timeline

• 2026-04-29 Relisted — LARMLS
• 2026-04-27 Delisted — LARMLS
• 2026-03-23 Listed $85,000 LARMLS
• 2004-03-01 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,258 · +5.5% YoY. Source: county tax records.