10504 E Highway 62-82 · Idalou, TX 79329

$36,000

3 bd · 2.0 ba · 1,104 sqft · Other public records · 24 Days on market

Built 1925 1.04 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sitting on 1 acre in Idalou, this property is ready for its next chapter. The home needs substantial repairs, but offers plenty of opportunity for the right buyer to step in, put in the work, and create value. With space to expand, improve, or reimagine the property, this could be a solid fit for an investor, renovator, or buyer looking for a project with upside. Bring your vision and make the most of this 1-acre setting just outside Lubbock.

Key facts

• Space to expand
• 1 acre
• 1.04 acre lot

Tags

• 1 ACRE
• SPACE TO EXPAND
• SETTING JUST OUTSIDE LUBBOCK

Property features AI

Exterior

• Parking: Circular driveway
• Home design: Single-family residence; Residential property; Fixer condition
• Construction: Stucco construction; Pillar/post/pier foundation; Built (year not provided)
• Exterior features: Metal roof; Dirt road access; Unimproved road frontage; Approximately 1.04-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $36k.

Deal economics

• At list price, monthly cash flow is $980 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $36k).
• Recommended offer: $35k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#183 in TX, #4,739 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Idalou ISD (rural): math 62% / reading 54% proficiency, ranked #74 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Idalou El (math 62% / reading 57%, grade B-, #409 of 4,322 statewide, top 10%, 410 students, 41% FRL); Idalou Middle (math 59% / reading 46%, grade C+, #293 of 1,662 statewide, top 18%, 300 students, 32% FRL); Idalou H S (math 77% / reading 77%, grade A-, #60 of 1,632 statewide, top 4%, 278 students, 25% FRL).
• Market conditions: 42 active listings in the ZIP; 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 $249 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $35,460 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 4.41% ✓
• Cap rate: 38.97%
• Cash-on-cash: 116.69%
• DSCR: 6.19
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.62×
• Total profit: $56,637
• Equity at exit: $5,368

10-year hold

• IRR: —
• Equity multiple: 13.88×
• Total profit: $129,869
• Equity at exit: $3,113

Cash invested: $10,080 (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 79329

• Home prices YoY: -3.7%
• Active inventory: 42
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,588 medium
• Mortgage (P&I): −$189
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $980

Break-even live

Break-even rent $347

Max offer price $36,000

Occupancy floor 33%

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $36,000 Active 24 DOM
2. 2026-06-17
   days on market $36,000 Active 23 DOM
3. 2026-06-16
   days on market $36,000 Active 22 DOM
4. 2026-06-15
   days on market $36,000 Active 21 DOM
5. 2026-06-14
   days on market $36,000 Active 19 DOM
6. 2026-06-10
   pricedays on market $36,000 Active 16 DOM
7. 2026-06-09
   days on market $47,000 Active 15 DOM
8. 2026-06-08
   days on market $47,000 Active 14 DOM
9. 2026-06-07
   days on market $47,000 Active 13 DOM
10. 2026-06-03
    days on market $47,000 Active 9 DOM
11. 2026-06-02
    days on market $47,000 Active 8 DOM
12. 2026-06-01
    days on market $47,000 Active 7 DOM
13. 2026-05-31
    days on market $47,000 Active 6 DOM
14. 2026-05-30
    days on market $47,000 Active 5 DOM
15. 2026-05-25
    listed $47,000 Active
16. 2026-01-20
    soldstatus
17. 2023-12-29
    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: $844 · $70/mo
• Projected year-2 tax: $844 · $70/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 ≥100°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,053
• − Mortgage interest: −$2,017
• − Property taxes: −$844
• − Insurance: −$180
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$1,047
• Taxable income: $11,917
• Est. tax owed @ 24.0%: −$2,860
• After-tax cash flow: $8,903/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: Idalou ISD
• NCES district ID: 4824120
• Math proficiency: 62% ▼ -4.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $60,003
• Composite: 50.42/100
• National rank: #1870
• State rank: #74 of 826 in TX

Livability — Idalou

• Score: 74/100
• State rank: #183
• US rank: #4739

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,549

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: Majority White (54%)
• Race & ethnicity: White 54% Hispanic / Latino 43% Two or more races 19%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 74% English-only · Spanish 24% German/W. Germanic 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: ▼ -11.80%
• Current HPI: 304.0784
• Rent YoY: —
• Metro: —
• 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 events — show timeline

• 2026-05-25 Listed $47,000 LARMLS
• 2026-01-20 Sold (Public Records) — Public Records
• 2023-12-29 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $844 · +19.3% YoY. Source: county tax records.