6304 Quaker Ave · Lubbock, TX 79413

$264,900

5 bd · 4.0 ba · 2,663 sqft · MultiFamily public records · 233 Days on market

Built 1976 0.32 ac lot $99/sqft · 21% below area Est $333k · 21% under

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Why this score? — see what drove the C- 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great opportunity to own a turn-key investment property! Both units are partially updated. Unit A is 2br/1.5bath, approx 1200sf. Unit B is 3br/2bath, approx 1400sf. Features of both units include: updated laminate flooring, wood burning fireplace w/ gas starter, walk in closets, spacious backyards, and 2 car garage. The duplex is located off of a separate side street of Quaker, so it's not located directly on the busy street, making it more efficient to navigate the property.

Key facts

• Separate side street
• Walk in closets
• Spacious backyards

Tags

• UPDATED LAMINATE FLOORING
• WOOD BURNING FIREPLACE
• WALK IN CLOSETS
• SPACIOUS BACKYARDS
• SEPARATE SIDE STREET

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $-298 ($-4k/yr) — negative. Per door: $-149/mo.
• To cash-flow at today's rent, offer at most $212k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (3.5% below list).
• Recommended offer: $212k (19.8% below list) — sets the bar for cash-flow.

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.
• 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.
• Zoned schools: Williams El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 307 students, 76% FRL); Coronado H S (math 34% / reading 38%, grade F, #930 of 1,632 statewide, top 57%, 1,960 students, 66% FRL).
• Market conditions: Rents rising (+1.9%/yr); 187 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• This rent runs 44% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $8k 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 233 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,330 (19.8% 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 233 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 8.6

CMA / ARV

• ARV (median comp): $333,468
• List price: $264,900
• Delta: -19.33%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.13×
• Total profit: $-64,239
• Equity at exit: $39,497

10-year hold

• IRR: -26.9%
• Equity multiple: -0.21×
• Total profit: $-89,810
• Equity at exit: $22,904

Cash invested: $74,172 (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 79413

• Rents YoY: 1.9%
• Active inventory: 187
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $2,556 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$391 /mo · $4,689/yr
• Insurance: −$110
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-298

Break-even live

Break-even rent $2,933

Max offer price $212,330

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-223	+0% $-298	+5% $-373	+10% $-448
Rent	-10% $-500	-5% $-399	+0% $-298	+5% $-197	+10% $-96
Rate	-1.0pp $-164	-0.5pp $-230	base $-298	+0.5pp $-366	+1.0pp $-436

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$2,556
Total (2 units)			$2,556

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4324 56th St Lubbock, TX	4.0	2.0	2014	$2,000	$0.99	45d	1	0.47mi
4211 41st St Lubbock, TX	4.0	2.0	1960	$1,599	$0.82	45d	1	1.39mi

Listing history 36 events

1. 2026-06-22
   pricedays on market $264,900 Active 233 DOM
2. 2026-06-18
   days on market $269,000 Active 230 DOM
3. 2026-06-17
   days on market $269,000 Active 229 DOM
4. 2026-06-16
   days on market $269,000 Active 228 DOM
5. 2026-06-15
   days on market $269,000 Active 227 DOM
6. 2026-06-14
   days on market $269,000 Active 225 DOM
7. 2026-06-13
   days on market $269,000 Active 224 DOM
8. 2026-06-10
   days on market $269,000 Active 222 DOM
9. 2026-06-09
   days on market $269,000 Active 221 DOM
10. 2026-06-08
    days on market $269,000 Active 220 DOM
11. 2026-06-07
    days on market $269,000 Active 219 DOM
12. 2026-06-05
    days on market $269,000 Active 216 DOM
13. 2026-06-03
    days on market $269,000 Active 215 DOM
14. 2026-06-02
    days on market $269,000 Active 214 DOM
15. 2026-06-01
    days on market $269,000 Active 213 DOM
16. 2026-05-31
    days on market $269,000 Active 212 DOM
17. 2026-05-30
    days on market $269,000 Active 211 DOM
18. 2026-05-12
    price $269,000 480-char remark

    Show marketing remark (480 chars)

    Great opportunity to own a turn-key investment property! Both units are partially updated. Unit A is 2br/1.5bath, approx 1200sf. Unit B is 3br/2bath, approx 1400sf. Features of both units include: updated laminate flooring, wood burning fireplace w/ gas starter, walk in closets, spacious backyards, and 2 car garage. The duplex is located off of a separate side street of Quaker, so it's not located directly on the busy street, making it more efficient to navigate the property.

19. 2026-03-16
    price $275,000 480-char remark

    Show marketing remark (480 chars)

    Great opportunity to own a turn-key investment property! Both units are partially updated. Unit A is 2br/1.5bath, approx 1200sf. Unit B is 3br/2bath, approx 1400sf. Features of both units include: updated laminate flooring, wood burning fireplace w/ gas starter, walk in closets, spacious backyards, and 2 car garage. The duplex is located off of a separate side street of Quaker, so it's not located directly on the busy street, making it more efficient to navigate the property.

20. 2026-01-12
    price $285,000 480-char remark

    Show marketing remark (480 chars)

    Great opportunity to own a turn-key investment property! Both units are partially updated. Unit A is 2br/1.5bath, approx 1200sf. Unit B is 3br/2bath, approx 1400sf. Features of both units include: updated laminate flooring, wood burning fireplace w/ gas starter, walk in closets, spacious backyards, and 2 car garage. The duplex is located off of a separate side street of Quaker, so it's not located directly on the busy street, making it more efficient to navigate the property.

21. 2025-10-30
    listed $295,000 Active 480-char remark

    Show marketing remark (480 chars)

    Great opportunity to own a turn-key investment property! Both units are partially updated. Unit A is 2br/1.5bath, approx 1200sf. Unit B is 3br/2bath, approx 1400sf. Features of both units include: updated laminate flooring, wood burning fireplace w/ gas starter, walk in closets, spacious backyards, and 2 car garage. The duplex is located off of a separate side street of Quaker, so it's not located directly on the busy street, making it more efficient to navigate the property.

22. 2023-10-10
    soldstatus
23. 2023-09-29
    soldstatus Closed 253-char remark

    Show marketing remark (253 chars)

    Price Drop! Great opportunity to own a turn key investment property! This duplex is located in Quail Ridge, with both sides rented through June 2024. Unit A is a 2/1.5/2 and Unit B is a 3/2/2. Both units have been partially updated. Don't miss this one!

24. 2023-09-13
    status Pending 253-char remark

    Show marketing remark (253 chars)

    Price Drop! Great opportunity to own a turn key investment property! This duplex is located in Quail Ridge, with both sides rented through June 2024. Unit A is a 2/1.5/2 and Unit B is a 3/2/2. Both units have been partially updated. Don't miss this one!

25. 2023-09-07
    listed $270,000 Active 253-char remark

    Show marketing remark (253 chars)

    Price Drop! Great opportunity to own a turn key investment property! This duplex is located in Quail Ridge, with both sides rented through June 2024. Unit A is a 2/1.5/2 and Unit B is a 3/2/2. Both units have been partially updated. Don't miss this one!

26. 2020-12-16
    soldstatus
27. 2020-12-15
    soldstatus
28. 2020-11-30
    listed $204,000
29. 2018-06-29
    soldstatus
30. 2018-06-29
    soldstatus
31. 2018-05-11
    listed $179,900
32. 2014-12-17
    soldstatus
33. 2014-12-15
    soldstatus
34. 2014-10-10
    listed $154,000
35. 2011-08-02
    soldstatus
36. 2004-02-24
    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: $4,689 · $391/mo
• Projected year-2 tax: $4,848 · $404/mo
• Expected delta: +$159/yr (+$13/mo · 3.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 71% 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: $30,672
• − Mortgage interest: −$14,839
• − Property taxes: −$4,689
• − Insurance: −$6,443
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − Depreciation: −$7,706
• Taxable loss: −$7,912
• Est. tax savings @ 24.0%: +$1,899
• After-tax cash flow: $-1,672/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): 23,343
• Household income: $69,400
• Rent vs Own: 43.9% rent · 56.1% own
• Severe rent burden: 1211.0

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 0.59)
• Race & ethnicity: White 54% Hispanic / Latino 34% Two or more races 18% Black 6%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 88% English-only · Spanish 10% 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: ▼ -145.52%
• Current HPI: 239.8854
• Rent YoY: ▲ 1.94%
• 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

+74.7% since first listed

19 events — show timeline

• 2026-05-12 Price Changed $269,000 LARMLS
• 2026-03-16 Price Changed $275,000 LARMLS
• 2026-01-12 Price Changed $285,000 LARMLS
• 2025-10-30 Listed $295,000 LARMLS
• 2023-10-10 Sold (Public Records) — Public Records
• 2023-09-29 Sold (MLS) — LARMLS
• 2023-09-13 Pending — LARMLS
• 2023-09-07 Listed $270,000 LARMLS
• 2020-12-16 Sold (Public Records) — Public Records
• 2020-12-15 Sold (MLS) — LARMLS
• 2020-11-30 Listed $204,000 LARMLS
• 2018-06-29 Sold (Public Records) — Public Records
• 2018-06-29 Sold (MLS) — LARMLS
• 2018-05-11 Listed $179,900 LARMLS
• 2014-12-17 Sold (Public Records) — Public Records
• 2014-12-15 Sold (MLS) — LARMLS
• 2014-10-10 Listed $154,000 LARMLS
• 2011-08-02 Sold (Public Records) — Public Records
• 2004-02-24 Sold (Public Records) — Public Records

Property tax history

+12.3%/yr

Latest (2025): $4,689 · -2.9% YoY. Source: county tax records.