118 81st St #1 · Lubbock, TX 79404

$120,000

3 bd · 2.0 ba · 1,172 sqft · SingleFamily · 48 Days on market

Built 2014 Good condition 6,011 sqft lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +6.5/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0

Listing remarks

Super Nice 3 bedroom . 2 bath , 1 car garage!! Vinyl plank floors throughout !!

Key facts

• 6,011 sq ft lot
• Garage
• Built 2014

Property features AI

Exterior

• Parking: Attached garage with garage door opener; On‑street parking; Paved parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Board & batten siding, Masonite and wood siding; Composition roof; Slab foundation; Built before or in 2026
• Exterior features: Private yard; Patio; Fenced backyard with wood fencing; City lot; Paved, public-maintained city street

Interior

• Kitchen: Range; Electric oven; Free‑standing range; Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: Laundry room; Laundry area in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 32% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($830 loan paydown + $4k 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.9%
• Equity multiple: 1.97×
• Total profit: $32,758
• Equity at exit: $55,473

10-year hold

• IRR: 18.2%
• Equity multiple: 3.72×
• Total profit: $91,288
• Equity at exit: $86,688

Cash invested: $33,600 (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 79404

• Home prices YoY: 2.0%
• Active inventory: 91
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $265

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 76%

Sensitivity live

Price	-10% $348	-5% $306	+0% $265	+5% $223	+10% $182
Rent	-10% $155	-5% $210	+0% $265	+5% $319	+10% $374
Rate	-1.0pp $325	-0.5pp $295	base $265	+0.5pp $234	+1.0pp $202

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 36 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	44d	1	0.09mi
8015 Date Ave Lubbock, TX	3.0	2.0	1310	$1,599	$1.22	22d	1	0.33mi
8017 Date Ave Lubbock, TX	3.0	2.0	1382	$1,599	$1.16	14d	1	0.33mi
8011 Date Ave Lubbock, TX	3.0	2.0	1310	$1,599	$1.22	22d	1	0.33mi
7723 Date Ave Lubbock, TX	3.0	2.0	1310	$1,599	$1.22	22d	1	0.37mi
8030 Elm Ave Lubbock, TX	3.0	2.0	1310	$1,599	$1.22	14d	1	0.37mi
7717 Date Ave Lubbock, TX	3.0	2.0	1430	$1,899	$1.33	14d	1	0.38mi
7715 Date Ave Lubbock, TX	3.0	2.0	1430	$1,599	$1.12	22d	1	0.38mi
312 E 77th St Lubbock, TX	3.0	2.0	1310	$1,619	$1.24	44d	1	0.39mi
312 E 76th St Lubbock, TX	3.0	2.0	1430	$1,599	$1.12	14d	1	0.41mi
7704 Elm Ave Lubbock, TX	3.0	2.0	1310	$1,599	$1.22	14d	1	0.42mi
7702 Elm Ave Lubbock, TX	3.0	2.0	1470	$1,600	$1.09	14d	1	0.43mi
320 E 76th St Lubbock, TX	3.0	2.0	1310	$1,599	$1.22	14d	1	0.44mi
914 82nd St Unit B Lubbock, TX	2.0	1.0	932	$900	$0.97	44d	1	0.47mi
1106 82nd St Unit B Lubbock, TX	3.0	2.0	1243	$950	$0.76	44d	1	0.53mi
1108 82nd St Unit A Lubbock, TX	3.0	2.0	1243	$950	$0.76	44d	1	0.54mi
1112 82nd St Unit B Lubbock, TX	3.0	2.0	1243	$950	$0.76	44d	1	0.56mi
1116 82nd St Unit B Lubbock, TX	3.0	2.0	1243	$950	$0.76	44d	1	0.58mi
1118 82nd St Unit A Lubbock, TX	3.0	2.0	1243	$950	$0.76	44d	1	0.59mi
1113 80th St Unit A Lubbock, TX	3.0	2.0	1443	$1,250	$0.87	44d	1	0.60mi
1115 80th St Unit A Lubbock, TX	3.0	2.0	1443	$1,250	$0.87	44d	1	0.61mi
1508 82nd St Unit A Lubbock, TX	2.0	1.0	960	$750	$0.78	44d	1	0.78mi
1512 82nd St Unit B Lubbock, TX	2.0	1.0	900	$750	$0.83	22d	1	0.80mi
1606 82nd St Lubbock, TX	1.0–2.0	1.0–2.0	843	$1,580	$1.87	14d	16	1.00mi
1805 79th Pl Lubbock, TX	3.0	2.0	1284	$1,375	$1.07	44d	1	1.04mi
1303 65th St Lubbock, TX	2.0	1.0	850	$595	$0.70	22d	1	1.16mi
7006 Avenue S Lubbock, TX	4.0	2.0	1498	$1,800	$1.20	44d	1	1.23mi
8108 Sherman Ave Lubbock, TX	3.0	2.0	1306	$1,400	$1.07	45d	1	1.25mi
1341 65th Dr Unit C Lubbock, TX	2.0	1.5	1000	$695	$0.69	22d	1	1.29mi
8217 Avenue U Lubbock, TX	1.0–2.0	1.0–2.0	873	$1,570	$1.80	14d	28	1.29mi
1921 S Loop 289 Lubbock, TX	3.0	2.0	1121	$1,100	$0.98	44d	1	1.31mi
1307 61st St Lubbock, TX	3.0	1.0	1073	$1,150	$1.07	14d	1	1.36mi
6130 Avenue P Lubbock, TX	4.0	2.0	1387	$1,100	$0.79	44d	1	1.37mi
2101 82nd St Lubbock, TX	2.0	2.0	855	$875	$1.02	14d	2	1.41mi
6518 Avenue S Lubbock, TX	2.0	1.0	990	$700	$0.71	22d	1	1.42mi
5614 Avenue A Unit A Lubbock, TX	3.0	1.0	1129	$695	$0.62	22d	1	1.42mi

Listing history 23 events

1. 2026-06-18
   days on market $120,000 Active 48 DOM
2. 2026-06-17
   days on market $120,000 Active 47 DOM
3. 2026-06-16
   days on market $120,000 Active 46 DOM
4. 2026-06-15
   days on market $120,000 Active 45 DOM
5. 2026-06-14
   days on market $120,000 Active 43 DOM
6. 2026-06-13
   days on market $120,000 Active 42 DOM
7. 2026-06-10
   days on market $120,000 Active 40 DOM
8. 2026-06-09
   days on market $120,000 Active 39 DOM
9. 2026-06-08
   days on market $120,000 Active 38 DOM
10. 2026-06-07
    days on market $120,000 Active 37 DOM
11. 2026-06-05
    days on market $120,000 Active 34 DOM
12. 2026-06-03
    days on market $120,000 Active 33 DOM
13. 2026-06-02
    days on market $120,000 Active 32 DOM
14. 2026-06-01
    days on market $120,000 Active 31 DOM
15. 2026-05-31
    days on market $120,000 Active 30 DOM
16. 2026-05-30
    days on market $120,000 Active 29 DOM
17. 2026-05-21
    status Active
18. 2026-04-29
    status Pending
19. 2026-04-09
    listed $120,000 Active
20. 2023-12-09
    historical $1,100
21. 2023-12-02
    listed $1,100
22. 2023-11-25
    historical $1,100
23. 2023-11-19
    listed $1,100

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,617
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$3,491
• Taxable income: $1,346
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $2,853/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This single-family home is in good condition with a neutral interior and a clean exterior. It has vinyl plank flooring and a well-maintained roof. The home could benefit from landscaping and curb appeal improvements to enhance its resale and rental value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and maintain its value.
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and maintain its value. ↑
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+10809.1% since first listed

7 events — show timeline

• 2026-05-21 Relisted — LARMLS
• 2026-04-29 Pending — LARMLS
• 2026-04-09 Listed $120,000 LARMLS
• 2023-12-09 Rental Removed $1,100 RENT.
• 2023-12-02 Listed for Rent $1,100 RENT.
• 2023-11-25 Rental Removed $1,100 RENT.
• 2023-11-19 Listed for Rent $1,100 RENT.