2601 Yukon Ave · Lubbock, TX 79407

$173,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 100 Days on market

Built 2021 Good condition 5,322 sqft lot ↓ 3% 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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bathroom Betenbough home in Frenship ISD offers an open layout with a spacious living and dining area. The kitchen features granite countertops and ample storage. The isolated master suite includes a private bath and walk-in closet, with two additional bedrooms and a full bath. A one-car garage provides added convenience, all in a location close to schools, shopping, and dining.

Key facts

• Close to schools
• Private bath
• Walk-in closet

Tags

• OPEN LAYOUT
• GRANITE COUNTERTOPS
• AMPLE STORAGE
• PRIVATE BATH
• WALK-IN CLOSET
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-39 ($-467/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (8.4% below list).
• Recommended offer: $158k (9.0% 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: Willow Bend El (math 34% / reading 41%, grade F, #1,744 of 4,322 statewide, top 41%, 730 students, 74% FRL); Terra Vista Middle (math 37% / reading 44%, grade F, #637 of 1,662 statewide, top 39%, 891 students, 66% FRL); Frenship H S (math 44% / reading 65%, grade C-, #379 of 1,632 statewide, top 26%, 3,247 students, 46% FRL) — zoned schools average 62% FRL vs 36% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 613 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 31% 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 $1k of loan paydown is wiped out by about $5k 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 100 days — a 9% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 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 $158,249 (9.0% 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 100 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.92% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 9.1

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: -21.5%
• Equity multiple: 0.28×
• Total profit: $-35,242
• Equity at exit: $25,929

10-year hold

• IRR: -25.6%
• Equity multiple: -0.06×
• Total profit: $-51,581
• Equity at exit: $15,036

Cash invested: $48,692 (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: 613
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$912
• Tax from tax record: −$313 /mo · $3,753/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-39

Break-even live

Break-even rent $1,642

Max offer price $167,028

Occupancy floor 97%

Sensitivity live

Price	-10% $60	-5% $10	+0% $-39	+5% $-88	+10% $-137
Rent	-10% $-165	-5% $-102	+0% $-39	+5% $24	+10% $87
Rate	-1.0pp $49	-0.5pp $5	base $-39	+0.5pp $-84	+1.0pp $-130

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: $43,475
• Closing costs: $5,217
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7535 32nd St Lubbock, TX	3.0	2.0	1120	$1,395	$1.25	45d	1	0.35mi
7541 33rd St Lubbock, TX	3.0	2.0	1296	$1,500	$1.16	23d	1	0.40mi
7324 26th St Lubbock, TX	2.0	1.0	936	$850	$0.91	45d	1	0.54mi
2911 Urbana Pl Lubbock, TX	3.0	2.0	1452	$1,800	$1.24	23d	1	0.57mi
7420 35th St Lubbock, TX	3.0	2.0	1247	$1,500	$1.20	45d	1	0.60mi
7413 35th St Lubbock, TX	3.0	2.0	1247	$1,475	$1.18	23d	1	0.65mi
7222 35th St Lubbock, TX	3.0	2.0	1450	$1,935	$1.33	45d	1	0.91mi
3518 Turner Ave Lubbock, TX	3.0	2.0	1450	$2,199	$1.52	45d	1	0.95mi
7024 40th St Unit A Lubbock, TX	3.0	2.0	1500	$1,600	$1.07	45d	1	1.16mi
7022 40th St Unit A Lubbock, TX	3.0	2.0	1500	$1,600	$1.07	45d	1	1.17mi
2603 Harmony Ave Lubbock, TX	3.0	2.0	1450	$1,749	$1.21	15d	1	1.18mi
2603 Harmony Ave Lubbock, TX	3.0	2.0	1450	$1,749	$1.21	23d	1	1.18mi
8607 29th St Lubbock, TX	3.0	2.0	1350	$1,749	$1.30	45d	1	1.18mi
6801 19th St Unit 179 Lubbock, TX	3.0	2.0	1008	$1,100	$1.09	45d	1	1.36mi
7415 5th St Unit 2 Lubbock, TX	3.0	2.0	1300	$1,450	$1.12	45d	1	1.45mi
7403 5th St Lubbock, TX	3.0	2.0	1306	$1,349	$1.03	45d	1	1.47mi
7410 5th St Unit 1 Lubbock, TX	3.0	2.0	1271	$1,400	$1.10	45d	1	1.49mi

Listing history 13 events

1. 2026-06-03
   days on market $173,900 Active 100 DOM
2. 2026-06-02
   days on market $173,900 Active 99 DOM
3. 2026-06-01
   days on market $173,900 Active 98 DOM
4. 2026-05-31
   days on market $173,900 Active 97 DOM
5. 2026-05-30
   days on market $173,900 Active 96 DOM
6. 2026-02-23
   listed $173,900 Active 399-char remark

   Show marketing remark (399 chars)

   This 3-bedroom, 2-bathroom Betenbough home in Frenship ISD offers an open layout with a spacious living and dining area. The kitchen features granite countertops and ample storage. The isolated master suite includes a private bath and walk-in closet, with two additional bedrooms and a full bath. A one-car garage provides added convenience, all in a location close to schools, shopping, and dining.

7. 2023-08-24
   status Pending 401-char remark

   Show marketing remark (401 chars)

   Adorable. Affordable. This 2 year old 3/2 in Frenship School District is just right for the buyer looking for an almost new, energy efficient home with a smart floor plan that doesn't waste an inch of space or a dime of your hard earned money. With little extras like granite countertops, blinds, budget friendly SPEC electricity and a large cul-de-sac lot, you'll fall in love with this lil' darlin'.

8. 2023-08-09
   historical 401-char remark

   Show marketing remark (401 chars)

   Adorable. Affordable. This 2 year old 3/2 in Frenship School District is just right for the buyer looking for an almost new, energy efficient home with a smart floor plan that doesn't waste an inch of space or a dime of your hard earned money. With little extras like granite countertops, blinds, budget friendly SPEC electricity and a large cul-de-sac lot, you'll fall in love with this lil' darlin'.

9. 2023-08-08
   soldstatus
10. 2023-08-08
    soldstatus
11. 2023-08-07
    soldstatus Closed 401-char remark

    Show marketing remark (401 chars)

    Adorable. Affordable. This 2 year old 3/2 in Frenship School District is just right for the buyer looking for an almost new, energy efficient home with a smart floor plan that doesn't waste an inch of space or a dime of your hard earned money. With little extras like granite countertops, blinds, budget friendly SPEC electricity and a large cul-de-sac lot, you'll fall in love with this lil' darlin'.

12. 2023-07-10
    status Pending 401-char remark

    Show marketing remark (401 chars)

    Adorable. Affordable. This 2 year old 3/2 in Frenship School District is just right for the buyer looking for an almost new, energy efficient home with a smart floor plan that doesn't waste an inch of space or a dime of your hard earned money. With little extras like granite countertops, blinds, budget friendly SPEC electricity and a large cul-de-sac lot, you'll fall in love with this lil' darlin'.

13. 2023-07-06
    listed $180,000 Active 401-char remark

    Show marketing remark (401 chars)

    Adorable. Affordable. This 2 year old 3/2 in Frenship School District is just right for the buyer looking for an almost new, energy efficient home with a smart floor plan that doesn't waste an inch of space or a dime of your hard earned money. With little extras like granite countertops, blinds, budget friendly SPEC electricity and a large cul-de-sac lot, you'll fall in love with this lil' darlin'.

ⓘ 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: $3,753 · $313/mo
• Projected year-2 tax: $3,753 · $313/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,112
• − Mortgage interest: −$9,741
• − Property taxes: −$3,753
• − Insurance: −$870
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$5,059
• Taxable loss: −$3,368
• Est. tax savings @ 24.0%: +$808
• After-tax cash flow: $341/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 · 12 photos

Good 75/100 Cosmetic rehab

This 3-bedroom, 2-bathroom home in Frenship ISD is in good condition with minimal repairs needed. It offers an open layout and is move-in ready.

Value-add opportunities

• Both paint interior walls — neutral paint can be refreshed to enhance curb appeal and interior aesthetics
• Both replace carpet with hardwood flooring — hardwood flooring is more durable and can increase both resale and rental value
• Both install smart home features — smart home features can increase both resale and rental value by making the home more energy-efficient and convenient

Renovation cost estimate screening

Value-add ROI direction

• Both paint interior walls — neutral paint can be refreshed to enhance curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood flooring — hardwood flooring is more durable and can increase both resale and rental value ↑
• Both install smart home features — smart home features can increase both resale and rental value by making the home more energy-efficient and convenient ↑

ⓘ 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: 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): 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

-3.4% since first listed

8 events — show timeline

• 2026-02-23 Listed $173,900 LARMLS
• 2023-08-24 Pending — LARMLS
• 2023-08-09 Delisted — LARMLS
• 2023-08-08 Sold (Public Records) — Public Records
• 2023-08-08 Sold (Public Records) — Public Records
• 2023-08-07 Sold (MLS) — LARMLS
• 2023-07-10 Pending — LARMLS
• 2023-07-06 Listed $180,000 LARMLS

Property tax history

+53.8%/yr

Latest (2025): $3,753 · +6.3% YoY. Source: county tax records.