6705 84th St · Lubbock, TX 79424

$190,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 135 Days on market

Built 2008 5,040 sqft lot ↓ 5% since listing

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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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Monterey Best-Recent updates have been done to this property and is ready for new owners. From ceiling to floor to walls, move in ready.

Key facts

• 5,040 sq ft lot
• 2 garage spots
• Built 2008

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-29 ($-343/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (10.7% below list).
• Recommended offer: $167k (12.0% 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-, 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.
• Zoned schools: Oak Ridge El (math 55% / reading 55%, grade C, #602 of 4,322 statewide, top 14%, 610 students, 48% FRL); Heritage Middle (math 47% / reading 59%, grade C+, #281 of 1,662 statewide, top 18%, 766 students, 42% FRL); Frenship H S (math 44% / reading 65%, grade C-, #379 of 1,632 statewide, top 26%, 3,247 students, 46% FRL).
• Market conditions: Rents rising (+2.8%/yr); 712 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $6k 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 135 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% 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 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-32,973
• Equity at exit: $28,330

10-year hold

• IRR: -10.1%
• Equity multiple: 0.39×
• Total profit: $-32,550
• Equity at exit: $16,428

Cash invested: $53,200 (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 79424

• Rents YoY: 2.8%
• Active inventory: 712
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$996
• Tax from tax record: −$294 /mo · $3,529/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-29

Break-even live

Break-even rent $1,734

Max offer price $184,953

Occupancy floor 97%

Sensitivity live

Price	-10% $79	-5% $25	+0% $-29	+5% $-82	+10% $-136
Rent	-10% $-163	-5% $-96	+0% $-29	+5% $38	+10% $106
Rate	-1.0pp $67	-0.5pp $20	base $-29	+0.5pp $-78	+1.0pp $-128

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6550 85th St Lubbock, TX	3.0	2.0	1711	$1,700	$0.99	23d	1	0.04mi
6553 89th St Lubbock, TX	3.0	2.0	1564	$1,575	$1.01	23d	1	0.27mi
9104 Quincy Ave Lubbock, TX	3.0	2.0	1562	$1,750	$1.12	23d	1	0.51mi
9106 Quincy Ave Lubbock, TX	3.0	2.0	1593	$1,750	$1.10	15d	1	0.51mi
9305 Quitman Ave Lubbock, TX	3.0	2.0	1560	$1,650	$1.06	23d	1	0.60mi
9309 Quitman Ave Lubbock, TX	3.0	2.0	1577	$1,575	$1.00	23d	1	0.62mi
9304 Remington Ave Lubbock, TX	3.0	2.0	1649	$1,850	$1.12	45d	1	0.64mi
7051 96th St Unit A Lubbock, TX	3.0	2.0	1500	$1,450	$0.97	15d	1	0.94mi
9706 Ross Ave Lubbock, TX	3.0	2.0	1760	$1,895	$1.08	45d	1	0.95mi
9707 Saratoga Ave Unit A Lubbock, TX	3.0	2.0	1350	$1,499	$1.11	23d	1	0.95mi
9705 Trenton Ave Lubbock, TX	3.0	2.0	1350	$1,499	$1.11	23d	1	0.97mi
9702 Trenton Ave Lubbock, TX	3.0	2.0	1350	$1,499	$1.11	45d	1	0.97mi
9710 Saratoga Ave Unit B Lubbock, TX	3.0	2.0	1350	$1,450	$1.07	23d	1	0.98mi
9709 Trenton Ave Lubbock, TX	3.0	2.0	1350	$1,499	$1.11	45d	1	0.98mi
9711 Trenton Ave Lubbock, TX	3.0	2.0	1267	$1,499	$1.18	45d	1	0.99mi
9712 Trenton Ave Lubbock, TX	3.0	2.0	1350	$1,499	$1.11	23d	1	1.01mi
9716 Trenton Ave Lubbock, TX	3.0	2.0	1300	$1,499	$1.15	45d	1	1.02mi
6140 71st St Lubbock, TX	3.0	2.5	1350	$1,550	$1.15	15d	1	1.10mi
6111 71st St Lubbock, TX	1.0–2.0	1.0–2.0	839	$1,270	$1.51	15d	7	1.13mi
9806 Genoa Ave Lubbock, TX	4.0	2.0	1763	$2,050	$1.16	45d	1	1.36mi
5731 90th St Lubbock, TX	3.0	2.0	1504	$1,650	$1.10	23d	1	1.37mi
7350 100th St Lubbock, TX	3.0	2.0	1400	$1,650	$1.18	45d	1	1.38mi
10903 Norwich Ave Lubbock, TX	3.0–4.0	2.0–3.0	1613	$2,099	$1.30	15d	2	1.41mi
5706 87th Pl Lubbock, TX	3.0	2.0	1544	$1,550	$1.00	15d	1	1.44mi
6706 Grover Ave Lubbock, TX	2.0	2.0	1104	$1,050	$0.95	23d	1	1.49mi

Listing history 21 events

1. 2026-06-22
   days on market $190,000 Active 135 DOM
2. 2026-06-18
   days on market $190,000 Active 132 DOM
3. 2026-06-17
   days on market $190,000 Active 131 DOM
4. 2026-06-16
   days on market $190,000 Active 130 DOM
5. 2026-06-15
   days on market $190,000 Active 129 DOM
6. 2026-06-13
   days on market $190,000 Active 126 DOM
7. 2026-06-10
   days on market $190,000 Active 124 DOM
8. 2026-06-09
   days on market $190,000 Active 123 DOM
9. 2026-06-08
   days on market $190,000 Active 122 DOM
10. 2026-06-07
    days on market $190,000 Active 121 DOM
11. 2026-06-05
    days on market $190,000 Active 118 DOM
12. 2026-06-03
    days on market $190,000 Active 117 DOM
13. 2026-06-02
    days on market $190,000 Active 116 DOM
14. 2026-06-01
    days on market $190,000 Active 115 DOM
15. 2026-05-31
    days on market $190,000 Active 114 DOM
16. 2026-05-30
    days on market $190,000 Active 113 DOM
17. 2026-04-28
    price $190,000 136-char remark

    Show marketing remark (136 chars)

    Monterey Best-Recent updates have been done to this property and is ready for new owners. From ceiling to floor to walls, move in ready.

18. 2026-03-23
    price $195,000 136-char remark

    Show marketing remark (136 chars)

    Monterey Best-Recent updates have been done to this property and is ready for new owners. From ceiling to floor to walls, move in ready.

19. 2026-02-06
    listed $199,950 Active 136-char remark

    Show marketing remark (136 chars)

    Monterey Best-Recent updates have been done to this property and is ready for new owners. From ceiling to floor to walls, move in ready.

20. 2011-10-19
    soldstatus
21. 2010-06-02
    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: $3,529 · $294/mo
• Projected year-2 tax: $3,529 · $294/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 5/10 Major
• 🌡 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: $20,371
• − Mortgage interest: −$10,643
• − Property taxes: −$3,529
• − Insurance: −$950
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$5,527
• Taxable loss: −$3,538
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $506/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): 53,478
• Household income: $97,231
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 1958.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 12% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 8% 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: ▼ -146.64%
• Current HPI: 213.2155
• Rent YoY: ▲ 2.75%
• 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

-5.0% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $190,000 LARMLS
• 2026-03-23 Price Changed $195,000 LARMLS
• 2026-02-06 Listed $199,950 LARMLS
• 2011-10-19 Sold (Public Records) — Public Records
• 2010-06-02 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,529 · +0.9% YoY. Source: county tax records.