2401 E 10th St · Lubbock, TX 79403

$69,000

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 44 Days on market

Built 1960 7,598 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2401 E 10th St — a strong opportunity for investors looking for a low-maintenance, income-producing property with stability already in place. This home has been fully refreshed, meaning little to no additional work is needed to keep it performing. Currently occupied by a long-term tenant on a month-to-month lease who would like to stay, this property offers immediate income along with flexibility for future plans. With the major updates already completed, this is a true turnkey rental—ideal for investors seeking a straightforward addition to their portfolio without the hassle of renovations or extended vacancy. Located in East Lubbock, the property benefits from a ren

Key facts

• 7,598 sq ft lot
• Built 1960
• Listed 44 days

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Paved road access; Publicly maintained road; City street frontage
• Home design: Single family residence; Residential property
• Construction: Built with unknown construction materials; Slab foundation
• Exterior features: Composition roof; No notable exterior features listed; Other exterior features

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled interior; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (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.
• 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: Alderson El (math 22% / reading 17%, grade F, #3,583 of 4,322 statewide, top 86%, 439 students, 99% FRL, charter); Dunbar College Preparatory Academy (math 16% / reading 20%, grade F, #1,491 of 1,662 statewide, top 91%, 430 students, 97% FRL, charter); Estacado H S (math 26% / reading 29%, grade F, #1,183 of 1,632 statewide, top 73%, 897 students, 90% FRL) — zoned schools average 95% FRL vs 60% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 38% district-wide (-16 pts) — the specific schools serving this property underperform the Lubbock ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.5%/yr); 165 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 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 + 1.5% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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: 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 $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.87%
• DSCR: 1.97
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.52% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.51×
• Total profit: $9,761
• Equity at exit: $10,288

10-year hold

• IRR: 20.6%
• Equity multiple: 2.63×
• Total profit: $31,453
• Equity at exit: $5,966

Cash invested: $19,320 (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 79403

• Home prices YoY: -9.0%
• Rents YoY: 1.5%
• Active inventory: 165
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,012 high
• Mortgage (P&I): −$362
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $352

Break-even live

Break-even rent $567

Max offer price $69,000

Occupancy floor 60%

Sensitivity live

Price	-10% $391	-5% $372	+0% $352	+5% $333	+10% $313
Rent	-10% $272	-5% $312	+0% $352	+5% $392	+10% $432
Rate	-1.0pp $387	-0.5pp $370	base $352	+0.5pp $334	+1.0pp $316

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
824 Vanda Ave Lubbock, TX	3.0	1.0	832	$750	$0.90	44d	1	0.07mi
2226 E Main St Lubbock, TX	3.0	2.0	1100	$1,150	$1.05	44d	1	0.08mi
808 Vanda Ave Lubbock, TX	3.0	1.0	832	$695	$0.84	22d	1	0.11mi
2123 E Broadway Unit 2 Lubbock, TX	3.0	1.0	963	$950	$0.99	22d	1	0.11mi
2117 E Broadway Unit 1 Lubbock, TX	3.0	1.0	963	$950	$0.99	44d	1	0.12mi
1903 E 15th St Unit B Lubbock, TX	2.0	2.0	950	$1,075	$1.13	14d	1	0.42mi
1014 David Ave Lubbock, TX	3.0	2.0	1028	$1,030	$1.00	14d	1	0.48mi
312 Beech Ave Lubbock, TX	3.0	1.0	816	$695	$0.85	22d	1	0.53mi
312 Beech Ave Lubbock, TX	3.0	1.0	816	$800	$0.98	44d	1	0.53mi
804 David Ave Lubbock, TX	3.0	2.0	1028	$1,049	$1.02	14d	1	0.56mi
1802 E 2nd St Lubbock, TX	4.0	1.0	1096	$695	$0.63	22d	1	0.67mi
1802 E 2nd St Lubbock, TX	4.0	1.0	1096	$875	$0.80	44d	1	0.67mi
2726 E 2nd St Lubbock, TX	3.0	1.0	816	$695	$0.85	22d	1	0.67mi
3016 E 3rd St Lubbock, TX	3.0	1.0	978	$695	$0.71	22d	1	0.72mi
2815 E 2nd St Apt 2 Lubbock, TX	3.0	1.0	750	$625	$0.83	14d	1	0.74mi
1828 E 1st St Lubbock, TX	3.0	1.0	1011	$695	$0.69	22d	1	0.75mi
1711 E 1st St Lubbock, TX	3.0	2.0	1124	$900	$0.80	22d	1	0.83mi
2608 E Colgate St Lubbock, TX	3.0	1.0	990	$900	$0.91	44d	1	1.06mi
1918 E Cornell St Lubbock, TX	3.0	2.0	1028	$1,080	$1.05	22d	1	1.09mi
1730 E Dartmouth St Unit A Lubbock, TX	3.0	1.0	1015	$695	$0.68	44d	1	1.10mi
1726 E Dartmouth St Unit A Lubbock, TX	3.0	1.0	1100	$1,000	$0.91	22d	1	1.11mi
1726 E Dartmouth St Unit B Lubbock, TX	3.0	1.0	1100	$1,000	$0.91	44d	1	1.11mi
3621 E 15th Pl Lubbock, TX	3.0	2.0	1028	$1,114	$1.08	44d	1	1.17mi
3116 E Cornell St Lubbock, TX	3.0	2.0	1125	$1,150	$1.02	22d	1	1.25mi
3118 E Cornell St Lubbock, TX	3.0	2.0	1125	$1,150	$1.02	22d	1	1.25mi
1516 E 27th St Unit B Lubbock, TX	2.0	2.0	1025	$1,195	$1.17	44d	1	1.27mi
2906 Beech Ave Lubbock, TX	3.0	1.0	912	$1,200	$1.32	44d	1	1.33mi
924 E Emory St Lubbock, TX	1.0–2.0	1.0–2.0	865	$1,008	$1.17	14d	8	1.37mi
1704 E 29th St Lubbock, TX	2.0	1.0	832	$775	$0.93	22d	1	1.39mi
2806 E 30th St Lubbock, TX	3.0	1.0	912	$900	$0.99	44d	1	1.42mi
3113 Teak Ave Lubbock, TX	3.0	1.0	1088	$750	$0.69	44d	1	1.48mi
3113 Teak Ave Lubbock, TX	3.0	1.0	1088	$695	$0.64	22d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $69,000 Active 44 DOM
2. 2026-06-17
   days on market $69,000 Active 43 DOM
3. 2026-06-16
   days on market $69,000 Active 42 DOM
4. 2026-06-15
   days on market $69,000 Active 41 DOM
5. 2026-06-14
   days on market $69,000 Active 39 DOM
6. 2026-06-13
   days on market $69,000 Active 38 DOM
7. 2026-06-10
   days on market $69,000 Active 36 DOM
8. 2026-06-09
   days on market $69,000 Active 35 DOM
9. 2026-06-08
   days on market $69,000 Active 34 DOM
10. 2026-06-07
    days on market $69,000 Active 33 DOM
11. 2026-06-05
    days on market $69,000 Active 30 DOM
12. 2026-06-03
    days on market $69,000 Active 29 DOM
13. 2026-06-02
    days on market $69,000 Active 28 DOM
14. 2026-06-01
    days on market $69,000 Active 27 DOM
15. 2026-05-31
    days on market $69,000 Active 26 DOM
16. 2026-05-30
    days on market $69,000 Active 25 DOM
17. 2026-05-05
    listed $69,000 Active 973-char remark
18. 2024-06-23
    historical $800
19. 2024-04-16
    listed $800
20. 2021-06-11
    listed $54,500
21. 2020-12-19
    listed $55,500
22. 1988-12-01
    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: $684 · $57/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$578/yr (+$48/mo · 84.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,149
• − Mortgage interest: −$3,865
• − Property taxes: −$684
• − Insurance: −$345
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$2,007
• Taxable income: $3,303
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $3,433/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): 16,089
• Household income: $47,907
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 612.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 49% White 26% Black 23% Two or more races 16% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 74% English-only · Spanish 25%

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: ▼ -17.69%
• Current HPI: 178.9297
• Rent YoY: ▲ 1.52%
• 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

+24.3% since first listed

6 events — show timeline

• 2026-05-05 Listed $69,000 LARMLS
• 2024-06-23 Rental Removed $800 BUILDIUM
• 2024-04-16 Listed for Rent $800 BUILDIUM
• 2021-06-11 Listed $54,500 LARMLS
• 2020-12-19 Listed $55,500 LARMLS
• 1988-12-01 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $684 · -0.4% YoY. Source: county tax records.