5214 County Road 1250 · Lubbock, TX 79407

$55,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 34 Days on market

Built 1996 0.78 ac lot ↓ 48% since listing

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

Listing remarks

This is the kind of property that doesn't come around often — over 3/4 of an acre of land housing three manufactured homes in the highly sought-after Frenship ISD with immediate income potential and room to grow. Whether you're an investor looking to maximize cash flow or a buyer seeking a unique multi-generational living setup, this property delivers options most listings simply can't. The Front Unit has been retrofitted and features 3 bedrooms, 2 bathrooms, plus additional flex space — ideal for a home office, playroom, or extra living area. The two back units mirror each other in size, each offering 2 bedrooms and 2 bathrooms, separated by a charming private courtyard that ad

Key facts

• Over 3/4 of an acre
• Private courtyard
• 0.78 acre lot

Tags

• OVER 3/4 OF AN ACRE
• THREE MANUFACTURED HOMES
• IMMEDIATE INCOME POTENTIAL
• RETROFITTED FRONT UNIT
• ADDITIONAL FLEX SPACE
• PRIVATE COURTYARD

Property features AI

Finance

• Other: Lot approximately 0.78 acres; Road access: dirt and gravel on county/unimproved roads; Zoned single family
• HOA & community: No community features listed

Exterior

• Parking: Detached garage (1 car); Carport (1 car); Circular driveway
• Utilities: Private well water; Water connected; Septic tank (sewer not available); Electricity connected; Natural gas connected / available
• Home design: Manufactured home; Residential property; Fixer condition
• Construction: Metal roof; Pillar/post/pier foundation; Other construction materials; Built as a manufactured home
• Exterior features: Private yard; Storage; Outbuilding

Interior

• Kitchen: Dishwasher; Gas oven; Gas range
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan cooling; Gas heating available
• Interior features: Ceiling fans; Double vanity; Soaking tub; Aluminum window frames
• Laundry & utility: In-unit laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (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-, 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: Bennett El (math 62% / reading 64%, grade B, #300 of 4,322 statewide, top 7%, 876 students, 43% FRL); Frenship Middle (math 46% / reading 50%, grade C-, #400 of 1,662 statewide, top 24%, 833 students, 47% 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 soft (-0.1%/yr); 610 active listings in the ZIP; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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: 3.08% ✓
• Cap rate: 28.25%
• Cash-on-cash: 78.41%
• DSCR: 4.49
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 75.2%
• Equity multiple: 4.26×
• Total profit: $50,201
• Equity at exit: $8,201

10-year hold

• IRR: 78.1%
• Equity multiple: 7.95×
• Total profit: $107,019
• Equity at exit: $4,755

Cash invested: $15,400 (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 79407

• Home prices YoY: -16.3%
• Rents YoY: -0.1%
• Active inventory: 610
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$22 /mo · $262/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $1,006

Break-even live

Break-even rent $422

Max offer price $55,000

Occupancy floor 36%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $55,000 Active 34 DOM
2. 2026-06-17
   days on market $55,000 Active 33 DOM
3. 2026-06-16
   days on market $55,000 Active 32 DOM
4. 2026-06-15
   days on market $55,000 Active 31 DOM
5. 2026-06-13
   days on market $55,000 Active 28 DOM
6. 2026-06-10
   days on market $55,000 Active 26 DOM
7. 2026-06-09
   days on market $55,000 Active 25 DOM
8. 2026-06-09
   price $55,000 Active 24 DOM
9. 2026-06-08
   days on market $80,000 Active 24 DOM
10. 2026-06-07
    days on market $80,000 Active 23 DOM
11. 2026-06-05
    days on market $80,000 Active 20 DOM
12. 2026-06-03
    days on market $80,000 Active 19 DOM
13. 2026-06-02
    days on market $80,000 Active 18 DOM
14. 2026-06-01
    days on market $80,000 Active 17 DOM
15. 2026-05-31
    days on market $80,000 Active 16 DOM
16. 2026-05-30
    days on market $80,000 Active 15 DOM
17. 2026-05-14
    status Pending 1376-char remark
18. 2026-05-11
    price $80,000 1376-char remark
19. 2026-04-17
    listed $105,000 Active 1376-char remark

ⓘ 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: $262 · $22/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$744/yr (+$62/mo · 283.6%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,345
• − Mortgage interest: −$3,081
• − Property taxes: −$262
• − Insurance: −$275
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$1,600
• Taxable income: $11,872
• Est. tax owed @ 24.0%: −$2,849
• After-tax cash flow: $9,225/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

• County: Lubbock County · 293,542 people
• City population: 283,030
• Metro: Lubbock, TX
• Population (ZIP): 24,000
• Household income: $61,509
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1914.0

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 0.56)
• Race & ethnicity: White 58% Hispanic / Latino 31% Two or more races 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada, South Korea, China
• Languages at home: 83% English-only · Spanish 13% Other Asian/Pacific 1% Chinese 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: ▼ -44.87%
• Current HPI: 229.9895
• Rent YoY: ▼ -0.07%
• 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

-47.6% since first listed

5 events — show timeline

• 2026-06-08 Price Changed $55,000 LARMLS
• 2026-05-26 Relisted — LARMLS
• 2026-05-14 Pending — LARMLS
• 2026-05-11 Price Changed $80,000 LARMLS
• 2026-04-17 Listed $105,000 LARMLS

Property tax history

-1.9%/yr

Latest (2025): $262 · +9.5% YoY. Source: county tax records.