5608 46th St · Lubbock, TX 79414

$95,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 62 Days on market

Built 1971 6,891 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 +6.2/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-bath property is a classic fix-and-flip or value-add project with strong potential. The home is being sold as-is and will require repairs and updates throughout, making it an ideal option for investors, contractors, or buyers looking to customize and add value. Conveniently located in an established area next to Marsha Sharp and Loop 289, the property offers solid upside potential for those ready to take on a renovation project.

Key facts

• Established area
• Require repairs
• Sold as-is

Tags

• SOLD AS-IS
• REQUIRE REPAIRS
• UPDATES THROUGHOUT
• CONVENIENTLY LOCATED
• ESTABLISHED AREA
• NEXT TO MARSHA SHARP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (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.
• 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: Rents flat; 89 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

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($89k) 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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1971 — 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: 1.12% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.56% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-8,128
• Equity at exit: $14,165

10-year hold

• IRR: -2.7%
• Equity multiple: 0.84×
• Total profit: $-4,327
• Equity at exit: $8,214

Cash invested: $26,600 (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 79414

• Home prices YoY: -27.8%
• Rents YoY: 0.6%
• Active inventory: 89
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,068 high
• Mortgage (P&I): −$498
• Tax from tax record: −$152 /mo · $1,830/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $154

Break-even live

Break-even rent $874

Max offer price $95,000

Occupancy floor 81%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5714 Brownfield Dr Lubbock, TX	2.0	1.0	748	$699	$0.93	43d	1	0.13mi
5716 Brownfield Dr Lubbock, TX	2.0	1.0	748	$649	$0.87	13d	1	0.14mi
5716 Brownfield Dr Lubbock, TX	2.0	1.0	748	$699	$0.93	21d	1	0.14mi
5718 Brownfield Dr Lubbock, TX	2.0	1.0	748	$649	$0.87	21d	1	0.14mi
5722 Brownfield Dr Unit C Lubbock, TX	2.0	1.0	800	$750	$0.94	44d	1	0.15mi
5702 50th St Lubbock, TX	1.0–3.0	1.0–2.0	809	$1,069	$1.32	13d	27	0.19mi
5430 50th St Lubbock, TX	1.0–2.0	1.0–1.5	730	$975	$1.34	13d	8	0.32mi
5501 50th St Lubbock, TX	1.0–3.0	1.0–2.0	1125	$1,549	$1.38	13d	7	0.36mi
5415 42nd St Lubbock, TX	3.0	2.0	1417	$1,450	$1.02	21d	1	0.38mi
5433 40th St Unit A Lubbock, TX	2.0	1.5	978	$800	$0.82	43d	1	0.38mi
5001 Chicago Ave Lubbock, TX	1.0–2.0	1.0–2.0	715	$1,019	$1.43	13d	15	0.44mi
5401 50th St Lubbock, TX	1.0–3.0	1.0–2.0	1018	$1,099	$1.08	13d	11	0.45mi
5604 38th St Lubbock, TX	3.0	2.0	1442	$1,400	$0.97	21d	1	0.51mi
5202 Bangor Ave Lubbock, TX	2.0	1.5	1080	$987	$0.91	13d	11	0.51mi
5302 48th St Lubbock, TX	3.0	2.0	1368	$1,450	$1.06	21d	1	0.55mi
5550 56th St Lubbock, TX	1.0–3.0	1.0–2.0	958	$1,260	$1.31	13d	21	0.59mi
4705 Albany Ave Lubbock, TX	2.0	2.0	926	$742	$0.80	13d	5	0.59mi
5204 50th St Lubbock, TX	2.0–3.0	2.0	1050	$1,150	$1.10	13d	2	0.60mi
5416 36th St Lubbock, TX	3.0	2.0	1375	$1,295	$0.94	43d	1	0.64mi
5406 36th St Lubbock, TX	3.0	2.0	1400	$695	$0.50	43d	1	0.66mi
5306 38th St Lubbock, TX	2.0	1.0	922	$825	$0.89	43d	1	0.73mi
5304 38th St Lubbock, TX	2.0	1.0	922	$825	$0.89	43d	1	0.74mi
5214 38th St Lubbock, TX	2.0	1.0	922	$825	$0.89	43d	1	0.75mi
5128 Aberdeen Ave Unit 206 Lubbock, TX	2.0	1.5	1100	$915	$0.83	21d	1	0.75mi
5128 Aberdeen Ave Lubbock, TX	1.0–2.0	1.0–1.5	925	$915	$0.99	21d	9	0.75mi
5101 44th St Lubbock, TX	3.0	2.0	1160	$1,350	$1.16	21d	1	0.78mi
5002 46th St Lubbock, TX	3.0	2.0	1369	$1,450	$1.06	43d	1	0.91mi
3201 W Loop 289 Lubbock, TX	1.0–2.0	1.0–2.0	771	$1,095	$1.42	43d	1	0.93mi
5105 36th St Lubbock, TX	2.0	1.0	788	$900	$1.14	21d	1	0.95mi
4916 46th St Lubbock, TX	3.0	2.0	1377	$1,450	$1.05	13d	1	0.95mi
5011 52nd St Lubbock, TX	3.0	2.0	1292	$1,500	$1.16	21d	1	0.95mi
4926 48th St Lubbock, TX	3.0	2.0	1354	$1,500	$1.11	21d	1	0.96mi
6104 37th St Unit A Lubbock, TX	2.0	1.5	950	$780	$0.82	43d	1	0.97mi
6108 37th St Unit B Lubbock, TX	2.0	1.5	894	$799	$0.89	43d	1	0.99mi
5106 35th St Lubbock, TX	2.0	1.0	840	$900	$1.07	21d	1	1.01mi
4907 41st St Lubbock, TX	3.0	2.0	1196	$1,200	$1.00	43d	1	1.03mi
5024 35th St Lubbock, TX	3.0	2.0	1364	$1,300	$0.95	21d	1	1.04mi
4819 44th St Lubbock, TX	3.0	2.0	1412	$1,300	$0.92	43d	1	1.05mi
4815 43rd St Lubbock, TX	3.0	2.0	1282	$1,500	$1.17	21d	1	1.08mi
4817 40th St Lubbock, TX	3.0	2.0	1254	$1,300	$1.04	13d	1	1.11mi

Listing history 18 events

1. 2026-06-18
   days on market $95,000 Active 62 DOM
2. 2026-06-17
   days on market $95,000 Active 61 DOM
3. 2026-06-16
   days on market $95,000 Active 60 DOM
4. 2026-06-15
   days on market $95,000 Active 59 DOM
5. 2026-06-14
   days on market $95,000 Active 57 DOM
6. 2026-06-13
   days on market $95,000 Active 56 DOM
7. 2026-06-10
   days on market $95,000 Active 54 DOM
8. 2026-06-09
   days on market $95,000 Active 53 DOM
9. 2026-06-08
   days on market $95,000 Active 52 DOM
10. 2026-06-07
    days on market $95,000 Active 51 DOM
11. 2026-06-05
    days on market $95,000 Active 48 DOM
12. 2026-06-03
    days on market $95,000 Active 47 DOM
13. 2026-06-02
    days on market $95,000 Active 46 DOM
14. 2026-06-01
    days on market $95,000 Active 45 DOM
15. 2026-05-31
    days on market $95,000 Active 44 DOM
16. 2026-05-30
    days on market $95,000 Active 43 DOM
17. 2026-04-01
    listed $95,000 Active 450-char remark

    Show marketing remark (450 chars)

    This 3-bedroom, 1-bath property is a classic fix-and-flip or value-add project with strong potential. The home is being sold as-is and will require repairs and updates throughout, making it an ideal option for investors, contractors, or buyers looking to customize and add value. Conveniently located in an established area next to Marsha Sharp and Loop 289, the property offers solid upside potential for those ready to take on a renovation project.

18. 2001-07-23
    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: $1,830 · $152/mo
• Projected year-2 tax: $1,830 · $152/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 ≥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: $12,819
• − Mortgage interest: −$5,321
• − Property taxes: −$1,830
• − Insurance: −$475
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,764
• Taxable income: $379
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $1,754/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): 17,596
• Household income: $49,057
• Rent vs Own: 65.4% rent · 34.6% own
• Severe rent burden: 1330.0

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 0.62)
• Race & ethnicity: White 47% Hispanic / Latino 39% Two or more races 21% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 82% English-only · Spanish 16%

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: ▼ -95.31%
• Current HPI: 247.7963
• Rent YoY: ▲ 0.56%
• 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

2 events — show timeline

• 2026-04-01 Listed $95,000 LARMLS
• 2001-07-23 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,830 · -5.5% YoY. Source: county tax records.