6001 14th St · Lubbock, TX 79416

$165,000

3 bd · 2.0 ba · 1,255 sqft · SingleFamily public records · 42 Days on market

Built 1980 7,700 sqft lot $131/sqft · 15% below area Est $194k · 15% under

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Why this score? — see what drove the D+ 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).

• ARV discount +14.2/15.0
• Cash flow +12.8/30.0
• Schools +4.4/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2-bathroom home with a 2-car garage located in the highly desirable Frenship School District! Situated on a spacious corner lot in a quiet neighborhood, this property offers a great combination of space and location. The home features a functional layout with great bones and plenty of potential. It's an excellent opportunity for first-time homebuyers, college students, or investors looking to update and make it their own. A new HVAC system was installed in 2025, and the front porch includes a cozy sitting area—perfect for enjoying your morning coffee. The large backyard offers plenty of space for kids to play, pets to roam, or for creating your ideal outdoor setup. With a great price, convenient location, and sought-after school district, this home offers solid value and opportunity.

Key facts

• 7,700 sq ft lot
• 2 garage spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-14 ($-172/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (8.8% below list).
• Recommended offer: $151k (8.8% below list) — sets the bar for 1% rule.

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 rising (+2.2%/yr); 464 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $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 42 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $150,554 (8.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 9.1

CMA / ARV

• ARV (median comp): $193,775
• List price: $165,000
• Delta: -14.85%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.21% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-28,776
• Equity at exit: $24,602

10-year hold

• IRR: -11.5%
• Equity multiple: 0.33×
• Total profit: $-30,778
• Equity at exit: $14,266

Cash invested: $46,200 (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 79416

• Home prices YoY: -20.0%
• Rents YoY: 2.2%
• Active inventory: 464
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$865
• Tax from tax record: −$270 /mo · $3,236/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-14

Break-even live

Break-even rent $1,524

Max offer price $162,468

Occupancy floor 96%

Sensitivity live

Price	-10% $79	-5% $32	+0% $-14	+5% $-61	+10% $-108
Rent	-10% $-133	-5% $-74	+0% $-14	+5% $45	+10% $105
Rate	-1.0pp $69	-0.5pp $28	base $-14	+0.5pp $-57	+1.0pp $-101

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 Ironton Ave Lubbock, TX	2.0	2.0	1150	$1,395	$1.21	44d	1	0.22mi
6106 17th St Lubbock, TX	3.0	2.0	1589	$1,400	$0.88	44d	1	0.22mi
6106 9th St Lubbock, TX	2.0	2.0	1361	$1,350	$0.99	44d	1	0.36mi
6101 7th St Lubbock, TX	3.0	2.0	1239	$1,375	$1.11	14d	1	0.45mi
5818 8th St Lubbock, TX	2.0	2.0	1000	$995	$0.99	44d	1	0.46mi
5839 7th St Unit D Lubbock, TX	3.0	2.0	1159	$1,050	$0.91	44d	1	0.49mi
5833 7th St Lubbock, TX	3.0	2.0	1159	$1,125	$0.97	21d	1	0.50mi
1106 Kline Ave Lubbock, TX	3.0	2.0	1272	$1,350	$1.06	21d	1	0.51mi
5846 7th St Lubbock, TX	3.0	2.0	1159	$1,145	$0.99	21d	1	0.51mi
6112 7th Dr Lubbock, TX	3.0	2.0	1224	$1,350	$1.10	44d	1	0.51mi
6112 7th Dr Lubbock, TX	3.0	2.0	1224	$1,375	$1.12	21d	1	0.51mi
5863 6th St Lubbock, TX	3.0	2.0	1116	$1,325	$1.19	21d	1	0.53mi
5834 7th St Lubbock, TX	3.0	2.0	1200	$1,125	$0.94	21d	1	0.53mi
2102 W Loop 289 Lubbock, TX	1.0–2.0	1.0–1.5	702	$890	$1.27	44d	1	0.60mi
6040 24th St Unit 8 Lubbock, TX	3.0	3.5	1699	$1,600	$0.94	44d	1	0.66mi
6336 9th St Lubbock, TX	3.0	2.0	1476	$1,650	$1.12	21d	1	0.66mi
6040 24th St Unit 17 Lubbock, TX	3.0	2.0	1700	$1,729	$1.02	21d	1	0.66mi
6040 24th St Unit 17 Lubbock, TX	3.0	3.5	1700	$1,729	$1.02	44d	1	0.66mi
6040 24th St Unit 33 Lubbock, TX	3.0	3.5	1795	$1,600	$0.89	21d	1	0.66mi
5540 18th St Lubbock, TX	3.0	2.0	1249	$1,350	$1.08	21d	1	0.67mi
6040 24th St Apt 25 Lubbock, TX	3.0	2.5	1795	$1,700	$0.95	21d	1	0.70mi
6040 24th St Unit 16 Lubbock, TX	3.0	3.5	1600	$1,699	$1.06	14d	1	0.70mi
6040 24th St Lubbock, TX	3.0	3.5	1795	$1,650	$0.92	44d	1	0.70mi
6040 24th St Apt 25 Lubbock, TX	3.0	3.5	1795	$1,700	$0.95	44d	1	0.70mi
6040 24th St Lubbock, TX	3.0	3.0	1795	$1,799	$1.00	21d	1	0.70mi
310 Homestead Ave Unit 4 Lubbock, TX	3.0	2.5	1783	$1,795	$1.01	14d	1	0.70mi
310 Homestead Ave Unit 17 Lubbock, TX	3.0	2.5	1571	$1,595	$1.02	45d	1	0.70mi
310 Homestead Ave Unit 12 Lubbock, TX	3.0	2.5	1571	$1,595	$1.02	14d	1	0.70mi
310 Homestead Ave Lubbock, TX	3.0	3.0	1783	$1,995	$1.12	44d	1	0.70mi
5603 15th St Lubbock, TX	3.0	2.0	1564	$2,000	$1.28	14d	1	0.71mi
403 Kirby Ave Lubbock, TX	3.0	2.0	1800	$695	$0.39	44d	1	0.73mi
2104 La Salle Ave Lubbock, TX	1.0–2.0	1.0–2.0	741	$1,250	$1.69	44d	1	0.75mi
5518 16th Pl Lubbock, TX	3.0	2.0	1637	$1,700	$1.04	14d	1	0.75mi
5522 13th St Unit A Lubbock, TX	3.0	2.0	1200	$1,250	$1.04	14d	1	0.76mi
6505 8th St Lubbock, TX	3.0	2.0	1633	$1,600	$0.98	14d	1	0.76mi
5519 18th St Lubbock, TX	3.0	1.0	1258	$1,200	$0.95	21d	1	0.79mi
5519 18th St Lubbock, TX	3.0	2.0	1258	$1,200	$0.95	44d	1	0.79mi
6513 8th St Lubbock, TX	3.0	2.0	1720	$1,750	$1.02	44d	1	0.80mi
6504 7th St Lubbock, TX	3.0	2.0	1500	$1,495	$1.00	45d	1	0.80mi
6223 24th St Unit Labs Lubbock, TX	2.0	1.0	884	$1,150	$1.30	44d	1	0.82mi

Listing history 6 events

1. 2026-05-08
   status Pending 811-char remark

   Show marketing remark (811 chars)

   3-bedroom, 2-bathroom home with a 2-car garage located in the highly desirable Frenship School District! Situated on a spacious corner lot in a quiet neighborhood, this property offers a great combination of space and location. The home features a functional layout with great bones and plenty of potential. It's an excellent opportunity for first-time homebuyers, college students, or investors looking to update and make it their own. A new HVAC system was installed in 2025, and the front porch includes a cozy sitting area—perfect for enjoying your morning coffee. The large backyard offers plenty of space for kids to play, pets to roam, or for creating your ideal outdoor setup. With a great price, convenient location, and sought-after school district, this home offers solid value and opportunity.

2. 2026-03-26
   listed $165,000 Active 811-char remark

   Show marketing remark (811 chars)

   3-bedroom, 2-bathroom home with a 2-car garage located in the highly desirable Frenship School District! Situated on a spacious corner lot in a quiet neighborhood, this property offers a great combination of space and location. The home features a functional layout with great bones and plenty of potential. It's an excellent opportunity for first-time homebuyers, college students, or investors looking to update and make it their own. A new HVAC system was installed in 2025, and the front porch includes a cozy sitting area—perfect for enjoying your morning coffee. The large backyard offers plenty of space for kids to play, pets to roam, or for creating your ideal outdoor setup. With a great price, convenient location, and sought-after school district, this home offers solid value and opportunity.

3. 2019-10-28
   soldstatus 246-char remark

   Show marketing remark (246 chars)

   Updates everywhere! New ROOF, new FLOORING, new CARPET, new GARBAGE DISPOSAL, new DISHWASHER, new PAINT, new BACK PATIO DOORS, new kitchen FAUCETS, two new WINDOWS, new LOCKS, a big back yard and more! WATER HEATER 12/17. Come see this cute home!

4. 2019-10-28
   soldstatus

   Show marketing remark (246 chars)

   Updates everywhere! New ROOF, new FLOORING, new CARPET, new GARBAGE DISPOSAL, new DISHWASHER, new PAINT, new BACK PATIO DOORS, new kitchen FAUCETS, two new WINDOWS, new LOCKS, a big back yard and more! WATER HEATER 12/17. Come see this cute home!

5. 2019-08-23
   listed $122,500 246-char remark

   Show marketing remark (246 chars)

   Updates everywhere! New ROOF, new FLOORING, new CARPET, new GARBAGE DISPOSAL, new DISHWASHER, new PAINT, new BACK PATIO DOORS, new kitchen FAUCETS, two new WINDOWS, new LOCKS, a big back yard and more! WATER HEATER 12/17. Come see this cute home!

6. 1988-08-01
   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: $3,236 · $270/mo
• Projected year-2 tax: $3,236 · $270/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 (shaded) · 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: $18,066
• − Mortgage interest: −$9,243
• − Property taxes: −$3,236
• − Insurance: −$825
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$4,800
• Taxable loss: −$2,928
• Est. tax savings @ 24.0%: +$703
• After-tax cash flow: $531/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): 36,442
• Household income: $63,896
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2214.0

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 49% Hispanic / Latino 35% Two or more races 14% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Chinese 1% Tagalog/Filipino 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: ▼ -56.94%
• Current HPI: 227.7841
• Rent YoY: ▲ 2.21%
• 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

+34.7% since first listed

6 events — show timeline

• 2026-05-08 Pending — LARMLS
• 2026-03-26 Listed $165,000 LARMLS
• 2019-10-28 Sold (Public Records) — Public Records
• 2019-10-28 Sold (MLS) — LARMLS
• 2019-08-23 Listed $122,500 LARMLS
• 1988-08-01 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $3,236 · +5.7% YoY. Source: county tax records.