504 81st St · Lubbock, TX 79404

$79,000

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 93 Days on market

Built 1954 9,000 sqft lot $91/sqft · 20% below area Est $100k · 21% under

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Why this score? — see what drove the A- 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +6.6/10.0
• 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

Great 2 bed 1 bath home ready for your investment portfolio! Reduced in price for quick sale! Don't miss out on this opportunity to buy at this price. Rental is currently $695 but can be renewed at market rent to $700 to $900, making this a high return investment. This property is also part of a package deal included is Mls# 202603487 & Mls#202603446. This property can be sold individually or in the package. Occupied properties require a 72 hour notice and proof of funds are required for showings to be approved. Call listing agent for questions.

Key facts

• 9,000 sq ft lot
• Built 1954
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% 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; 17 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 $3k of equity ($546 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y ago; this cycle's ask has dropped $106k (57%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 1.34% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.18%
• DSCR: 1.76
• GRM: 6.2

CMA / ARV

• ARV (median comp): $99,900
• List price: $79,000
• Delta: -20.92%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.1%
• Equity multiple: 2.38×
• Total profit: $30,621
• Equity at exit: $36,520

10-year hold

• IRR: 24.7%
• Equity multiple: 4.60×
• Total profit: $79,600
• Equity at exit: $57,070

Cash invested: $22,120 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,056 high
• Mortgage (P&I): −$414
• Tax from tax record: −$70 /mo · $843/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $317

Break-even live

Break-even rent $655

Max offer price $79,000

Occupancy floor 65%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 E 82nd St Unit 2 Lubbock, TX	3.0	2.0	1113	$1,150	$1.03	43d	1	0.19mi
914 82nd St Unit B Lubbock, TX	2.0	1.0	932	$900	$0.97	43d	1	0.35mi
1508 82nd St Unit A Lubbock, TX	2.0	1.0	960	$750	$0.78	43d	1	0.67mi
1512 82nd St Unit B Lubbock, TX	2.0	1.0	900	$750	$0.83	21d	1	0.69mi
1606 82nd St Lubbock, TX	1.0–2.0	1.0–2.0	843	$1,580	$1.87	13d	16	0.88mi
1303 65th St Lubbock, TX	2.0	1.0	850	$595	$0.70	21d	1	1.10mi
8217 Avenue U Lubbock, TX	1.0–2.0	1.0–2.0	873	$1,570	$1.80	13d	28	1.18mi
1921 S Loop 289 Lubbock, TX	3.0	2.0	1121	$1,100	$0.98	43d	1	1.20mi
1341 65th Dr Unit C Lubbock, TX	2.0	1.5	1000	$695	$0.69	21d	1	1.22mi
2101 82nd St Lubbock, TX	2.0	2.0	855	$875	$1.02	13d	2	1.29mi
1307 61st St Lubbock, TX	3.0	1.0	1073	$1,150	$1.07	13d	1	1.31mi
6518 Avenue S Lubbock, TX	2.0	1.0	990	$700	$0.71	21d	1	1.33mi
2105 South Loop 289 Unit A Lubbock, TX	2.0	1.0	962	$950	$0.99	13d	1	1.40mi
2113 S Loop 289 Lubbock, TX	2.0	1.0	1000	$849	$0.85	43d	1	1.43mi
2113 South Loop 289 Unit B Lubbock, TX	2.0	1.0	950	$900	$0.95	13d	1	1.43mi
8606 Avenue V Unit V Lubbock, TX	2.0	2.0	1025	$1,075	$1.05	43d	1	1.43mi
8214 Vernon Ave Unit B Lubbock, TX	2.0	1.0	928	$1,100	$1.19	21d	1	1.46mi

Listing history 41 events

1. 2026-06-18
   days on market $79,000 Active 93 DOM
2. 2026-06-17
   days on market $79,000 Active 92 DOM
3. 2026-06-16
   days on market $79,000 Active 91 DOM
4. 2026-06-15
   days on market $79,000 Active 90 DOM
5. 2026-06-14
   days on market $79,000 Active 88 DOM
6. 2026-06-13
   days on market $79,000 Active 87 DOM
7. 2026-06-10
   days on market $79,000 Active 85 DOM
8. 2026-06-09
   days on market $79,000 Active 84 DOM
9. 2026-06-08
   days on market $79,000 Active 83 DOM
10. 2026-06-07
    days on market $79,000 Active 82 DOM
11. 2026-06-05
    days on market $79,000 Active 79 DOM
12. 2026-06-03
    days on market $79,000 Active 78 DOM
13. 2026-06-02
    days on market $79,000 Active 77 DOM
14. 2026-06-01
    days on market $79,000 Active 76 DOM
15. 2026-05-31
    days on market $79,000 Active 75 DOM
16. 2026-05-30
    days on market $79,000 Active 74 DOM
17. 2026-05-06
    price $169,797 560-char remark

    Show marketing remark (560 chars)

    Great 2 bed 1 bath home ready for your investment portfolio! Reduced in price for quick sale! Don't miss out on this opportunity to buy at this price. Rental is currently $695 but can be renewed at market rent to $700 to $900, making this a high return investment. This property is also part of a package deal included is Mls# 202603487 & Mls#202603446. This property can be sold individually or in the package. Occupied properties require a 72 hour notice and proof of funds are required for showings to be approved. Call listing agent for questions.

18. 2026-04-22
    historical $695
19. 2026-04-06
    price $179,797 560-char remark

    Show marketing remark (560 chars)

    Great 2 bed 1 bath home ready for your investment portfolio! Reduced in price for quick sale! Don't miss out on this opportunity to buy at this price. Rental is currently $695 but can be renewed at market rent to $700 to $900, making this a high return investment. This property is also part of a package deal included is Mls# 202603487 & Mls#202603446. This property can be sold individually or in the package. Occupied properties require a 72 hour notice and proof of funds are required for showings to be approved. Call listing agent for questions.

20. 2026-03-18
    listed $185,000 Active 560-char remark

    Show marketing remark (560 chars)

    Great 2 bed 1 bath home ready for your investment portfolio! Reduced in price for quick sale! Don't miss out on this opportunity to buy at this price. Rental is currently $695 but can be renewed at market rent to $700 to $900, making this a high return investment. This property is also part of a package deal included is Mls# 202603487 & Mls#202603446. This property can be sold individually or in the package. Occupied properties require a 72 hour notice and proof of funds are required for showings to be approved. Call listing agent for questions.

21. 2026-03-17
    listed $79,000 Active 537-char remark

    Show marketing remark (537 chars)

    Great 2 bed 1 bath home ready for your investment portfolio! Reduced in price for quick sale! Good starter home for a first-time buyer or a small family. Don't miss out on this opportunity to buy at this price. Rental is currently $695 but can be renewed at market rent to $700 to $900, making this a high return on investment. This property is also part of a package deal included is MlS# 202603487 & MlS#202603446. This property can be sold individually or in the package. Special pricing available for the purchase as a package.

22. 2026-03-11
    listed $695
23. 2025-11-24
    historical $795
24. 2025-10-03
    price $74,500
25. 2025-09-04
    listed $795
26. 2025-06-13
    historical $795
27. 2025-06-06
    price $795
28. 2025-03-26
    price $895
29. 2025-03-26
    listed $900
30. 2025-03-26
    historical $900
31. 2025-03-24
    listed $900
32. 2025-03-08
    historical $900
33. 2025-03-05
    listed $900
34. 2024-03-23
    historical $800
35. 2024-03-13
    price $800
36. 2024-01-11
    price $875
37. 2024-01-02
    listed $850
38. 2020-07-13
    soldstatus
39. 2020-05-22
    soldstatus
40. 2020-04-21
    listed $50,000
41. 2017-06-20
    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: $843 · $70/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$603/yr (+$50/mo · 71.5%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,670
• − Mortgage interest: −$4,425
• − Property taxes: −$843
• − Insurance: −$395
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,298
• Taxable income: $2,681
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $3,156/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

+239.6% since first listed

25 events — show timeline

• 2026-05-06 Price Changed $169,797 LARMLS
• 2026-04-22 Rental Removed $695 LARMLS
• 2026-04-06 Price Changed $179,797 LARMLS
• 2026-03-18 Listed $185,000 LARMLS
• 2026-03-17 Listed $79,000 LARMLS
• 2026-03-11 Listed for Rent $695 LARMLS
• 2025-11-24 Rental Removed $795 LARMLS
• 2025-10-03 Price Changed $74,500 LARMLS
• 2025-09-04 Listed for Rent $795 LARMLS
• 2025-06-13 Rental Removed $795 LARMLS
• 2025-06-06 Price Changed $795 LARMLS
• 2025-03-26 Price Changed $895 LARMLS
• 2025-03-26 Listed for Rent $900 LARMLS
• 2025-03-26 Rental Removed $900 APPFOLIO
• 2025-03-24 Listed for Rent $900 APPFOLIO
• 2025-03-08 Rental Removed $900 APPFOLIO
• 2025-03-05 Listed for Rent $900 APPFOLIO
• 2024-03-23 Rental Removed $800 LARMLS
• 2024-03-13 Price Changed $800 LARMLS
• 2024-01-11 Price Changed $875 LARMLS
• 2024-01-02 Listed for Rent $850 LARMLS
• 2020-07-13 Sold (Public Records) — Public Records
• 2020-05-22 Sold (MLS) — LARMLS
• 2020-04-21 Listed $50,000 LARMLS
• 2017-06-20 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $843 · -1.6% YoY. Source: county tax records.