2310 Avenue T · Lubbock, TX 79411

$225,000

2 bd · 2.0 ba · 1,668 sqft · MultiFamily public records · 153 Days on market

Built 1955 0.31 ac lot

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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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• 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: 3 units. confirmed

Listing remarks MLS

2 duplexes plus a rear unit, all are 2-bedroom 1-bath units

Key facts

• 0.31 acre lot
• Built 1955
• Listed 153 days

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative. Per door: $-62/mo.
• To cash-flow at today's rent, offer at most $192k (14.6% below list).
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $192k (14.6% 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-, schools D+, 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.
• Market conditions: Rents rising (+1.9%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $2,323/mo this rent would consume 59% of the median local household income ($48k/yr) (locally 777% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 153 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $225k implies a 246% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $192,049 (14.6% 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 153 days. Have you received any prior offers? Is the seller open to a 15% 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 1955 — 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: 1.03% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.87% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.20×
• Total profit: $-50,630
• Equity at exit: $33,548

10-year hold

• IRR: -22.9%
• Equity multiple: -0.09×
• Total profit: $-68,554
• Equity at exit: $19,454

Cash invested: $63,000 (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 79411

• Home prices YoY: -10.5%
• Rents YoY: 1.9%
• Active inventory: 96
• Price-to-rent: 24.2×

Monthly cashflow live

• Estimated rent: $2,323 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$321 /mo · $3,858/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-187

Break-even live

Break-even rent $2,559

Max offer price $192,049

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,322
Total (3 units)			$2,323

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2009 23rd St Lubbock, TX	3.0	1.0	1615	$1,249	$0.77	43d	1	0.06mi
1904 24th St Lubbock, TX	3.0	1.0	1172	$1,100	$0.94	43d	1	0.12mi
2118 24th St Lubbock, TX	3.0	1.0	1435	$1,000	$0.70	21d	1	0.14mi
2119 25th St Lubbock, TX	3.0	1.5	1184	$1,200	$1.01	43d	1	0.17mi
2113 22nd St Lubbock, TX	2.0	1.0	1404	$850	$0.61	21d	1	0.17mi
1915 26th St Lubbock, TX	3.0	1.0	1221	$1,100	$0.90	43d	1	0.17mi
1920 27th St Unit 1 Lubbock, TX	3.0	3.0	1366	$1,500	$1.10	43d	1	0.19mi
1901 26th St Lubbock, TX	2.0	1.0	1142	$950	$0.83	21d	1	0.20mi
1912 21st St Lubbock, TX	3.0	2.0	1473	$1,025	$0.70	43d	1	0.24mi
2115 27th St Unit A Lubbock, TX	2.0	1.0	1148	$875	$0.76	21d	1	0.25mi
2109 20th St Lubbock, TX	3.0	2.0	1391	$1,200	$0.86	43d	1	0.27mi
1912 20th St Unit A Lubbock, TX	3.0	2.0	1590	$1,000	$0.63	21d	1	0.30mi
2124 20th St Lubbock, TX	3.0	2.0	1481	$1,150	$0.78	13d	1	0.32mi
2201 28th St Lubbock, TX	3.0	1.0	1246	$995	$0.80	21d	1	0.34mi
1610 28th St Unit A Lubbock, TX	2.0	2.0	1060	$750	$0.71	13d	1	0.42mi
1922 18th St Lubbock, TX	3.0	1.0	1136	$1,050	$0.92	21d	1	0.42mi
2220 29th St Lubbock, TX	3.0	2.0	2032	$1,300	$0.64	43d	1	0.43mi
2403 22nd Pl Lubbock, TX	2.0	1.0	1066	$900	$0.84	21d	1	0.44mi
2404 25th St Lubbock, TX	3.0	2.0	1292	$1,395	$1.08	21d	1	0.45mi
1517 25th St Lubbock, TX	3.0	2.0	1514	$1,095	$0.72	21d	1	0.45mi
2123 18th St Lubbock, TX	3.0	2.0	1328	$949	$0.71	13d	1	0.46mi
2402 21st St Lubbock, TX	3.0	1.0	1453	$1,500	$1.03	43d	1	0.47mi
2106 32nd St Lubbock, TX	3.0	1.0	1398	$925	$0.66	43d	1	0.52mi
2106 32nd St Lubbock, TX	3.0	1.0	1398	$695	$0.50	21d	1	0.52mi
2003 32nd St Unit A Lubbock, TX	2.0	2.0	1228	$1,150	$0.94	43d	1	0.55mi
2119 32nd St Lubbock, TX	2.0	1.0	1055	$950	$0.90	43d	1	0.56mi
2122 16th St Lubbock, TX	2.0	2.0	1295	$1,025	$0.79	43d	1	0.60mi
2119 15th St Lubbock, TX	3.0	2.0	1600	$1,400	$0.88	43d	1	0.62mi
2103 33rd St Lubbock, TX	2.0	1.0	1075	$700	$0.65	13d	1	0.62mi
2416 30th St Lubbock, TX	3.0	2.0	1746	$1,425	$0.82	21d	1	0.64mi
2220 16th St Lubbock, TX	3.0	2.0	1414	$1,300	$0.92	21d	1	0.64mi
2420 30th St Lubbock, TX	2.0	1.0	1092	$1,100	$1.01	21d	1	0.65mi
2211 33rd St Unit A Lubbock, TX	3.0	1.5	1293	$1,200	$0.93	43d	1	0.66mi
2511 23rd St Lubbock, TX	2.0	2.0	1428	$1,500	$1.05	21d	1	0.67mi
1626 Avenue Y Unit 3 Lubbock, TX	2.0	1.0	1280	$850	$0.66	43d	1	0.68mi
2516 21st St Lubbock, TX	2.0	1.0	1052	$1,125	$1.07	43d	1	0.71mi
1919 34th St Lubbock, TX	2.0	2.0	1463	$1,100	$0.75	13d	1	0.72mi
2430 31st St Lubbock, TX	3.0	2.0	1592	$1,450	$0.91	43d	1	0.74mi
2606 26th St Lubbock, TX	2.0	1.0	1162	$1,395	$1.20	43d	1	0.76mi
2620 25th St Lubbock, TX	3.0	1.0	1282	$1,600	$1.25	43d	1	0.82mi

Listing history 19 events

1. 2026-06-18
   days on market $225,000 Active 153 DOM
2. 2026-06-17
   days on market $225,000 Active 152 DOM
3. 2026-06-16
   days on market $225,000 Active 151 DOM
4. 2026-06-15
   days on market $225,000 Active 150 DOM
5. 2026-06-14
   days on market $225,000 Active 148 DOM
6. 2026-06-13
   days on market $225,000 Active 147 DOM
7. 2026-06-10
   days on market $225,000 Active 145 DOM
8. 2026-06-09
   days on market $225,000 Active 144 DOM
9. 2026-06-08
   days on market $225,000 Active 143 DOM
10. 2026-06-07
    days on market $225,000 Active 142 DOM
11. 2026-06-05
    days on market $225,000 Active 139 DOM
12. 2026-06-03
    days on market $225,000 Active 138 DOM
13. 2026-06-02
    days on market $225,000 Active 137 DOM
14. 2026-06-01
    days on market $225,000 Active 136 DOM
15. 2026-05-31
    days on market $225,000 Active 135 DOM
16. 2026-05-30
    days on market $225,000 Active 134 DOM
17. 2026-01-16
    listed $225,000 Active 59-char remark

    Show marketing remark (59 chars)

    2 duplexes plus a rear unit, all are 2-bedroom 1-bath units

18. 2024-04-08
    soldstatus $65,000
19. 1986-02-01
    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: $3,858 · $321/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$260/yr (+$22/mo · 6.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $27,876
• − Mortgage interest: −$12,603
• − Property taxes: −$3,858
• − Insurance: −$6,244
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − Depreciation: −$6,545
• Taxable loss: −$5,834
• Est. tax savings @ 24.0%: +$1,400
• After-tax cash flow: $-838/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): 6,865
• Household income: $47,634
• Rent vs Own: 72.5% rent · 27.5% own
• Severe rent burden: 777.0

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: Hispanic / Latino 50% White 39% Two or more races 10% Black 9% Native American 2%
• Hispanic origin (detail): Mexican 37% Cuban 2%
• Common ancestry: Slovak 3% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada
• Languages at home: 64% English-only · Spanish 35%

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: ▼ -24.58%
• Current HPI: 210.495
• Rent YoY: ▲ 1.87%
• 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

+246.2% since first listed

3 events — show timeline

• 2026-01-16 Listed $225,000 LARMLS
• 2024-04-08 Sold (Public Records) $65,000 Public Records
• 1986-02-01 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $3,858 · -14.2% YoY. Source: county tax records.