3803 60th St · Lubbock, TX 79413

$149,500

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 1 Days on market

Built 1960 6,780 sqft 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 +12.8/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner is licensed sales agent. Excellent home for first time buyers. Located near elementary & middle schools. Freshly painted, inside & out. New water heater. Large utility room with built in storage & space for an extra freezer. Seller does not have a survey

Key facts

• Well maintained home
• Spacious living area
• Functional layout

Tags

• WELL MAINTAINED HOME
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• AMPLE CABINET STORAGE
• GENEROUSLY SIZED BACKYARD
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-14 ($-169/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (11.2% below list).
• Recommended offer: $133k (11.2% below list) — sets the bar for 1% rule.

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); 183 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); 52% 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 $1k of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $132,776 (11.2% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.2%
• Equity multiple: 0.37×
• Total profit: $-26,487
• Equity at exit: $22,291

10-year hold

• IRR: -12.6%
• Equity multiple: 0.29×
• Total profit: $-29,694
• Equity at exit: $12,926

Cash invested: $41,860 (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: 183
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$784
• Tax from tax record: −$217 /mo · $2,601/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-14

Break-even live

Break-even rent $1,346

Max offer price $147,008

Occupancy floor 96%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3806 58th St Unit B Lubbock, TX	2.0	1.0	1150	$900	$0.78	14d	1	0.13mi
3631 54th St Lubbock, TX	2.0	1.5	1145	$1,099	$0.96	44d	1	0.35mi
4303 58th St Unit a Lubbock, TX	2.0	1.5	1170	$1,050	$0.90	44d	1	0.38mi
6027 Orlando Ave Lubbock, TX	3.0	2.0	1114	$1,400	$1.26	21d	1	0.38mi
4313 58th St Lubbock, TX	2.0	1.5	1165	$1,099	$0.94	44d	1	0.44mi
5324 Kenosha Ave Lubbock, TX	2.0	1.5	1300	$950	$0.73	14d	1	0.45mi
4213 54th St Lubbock, TX	3.0	2.0	1680	$1,550	$0.92	14d	1	0.46mi
5330 Kenosha Ave Lubbock, TX	2.0	1.5	1300	$1,050	$0.81	44d	1	0.46mi
5302 Kenosha Ave Unit 5330 Lubbock, TX	2.0	1.5	1300	$1,050	$0.81	44d	1	0.47mi
5302 Kenosha Ave Unit 5324 Kenosha Lubbock, TX	2.0	1.5	1300	$950	$0.73	14d	1	0.47mi
5202 Kenosha Ave Lubbock, TX	2.0	1.0–1.5	1082	$1,022	$0.94	21d	1	0.51mi
5018 Kenosha Ave Lubbock, TX	2.0	1.5	1245	$1,275	$1.02	14d	1	0.57mi
4210 52nd St Lubbock, TX	3.0	2.0	1715	$1,575	$0.92	14d	1	0.57mi
4313 53rd St Unit B Lubbock, TX	2.0	1.5	1368	$1,200	$0.88	44d	1	0.58mi
4314 52nd St Unit A Lubbock, TX	3.0	2.0	1863	$1,400	$0.75	21d	1	0.65mi
4320 52nd St Unit B Lubbock, TX	2.0	1.5	1200	$1,395	$1.16	44d	1	0.67mi
3236 63rd St Lubbock, TX	3.0	2.5	1818	$1,524	$0.84	14d	1	0.67mi
4608 60th St Lubbock, TX	3.0	2.0	1769	$1,650	$0.93	21d	1	0.76mi
7201 Memphis Ave Unit b Lubbock, TX	3.0	2.5	1627	$1,250	$0.77	44d	1	0.77mi
3415 49th St Unit B Lubbock, TX	3.0	2.0	1410	$1,350	$0.96	44d	1	0.80mi
3712 47th St Lubbock, TX	3.0	2.0	1767	$1,400	$0.79	21d	1	0.81mi
6711 Hartford Ave Unit A Lubbock, TX	2.0	1.5	1165	$975	$0.84	44d	1	0.87mi
4602 54th St Lubbock, TX	1.0–2.0	1.0–2.0	764	$975	$1.28	14d	11	0.88mi
3417 47th St Lubbock, TX	3.0	2.0	1450	$1,550	$1.07	44d	1	0.89mi
4711 58th St Unit A Lubbock, TX	3.0	1.5	1100	$1,025	$0.93	21d	1	0.91mi
3505 46th St Lubbock, TX	2.0	2.0	1686	$1,550	$0.92	44d	1	0.92mi
4806 60th St Lubbock, TX	3.0	2.0	1423	$1,375	$0.97	14d	1	1.00mi
3612 44th St Lubbock, TX	3.0	2.0	1675	$1,850	$1.10	44d	1	1.00mi
6911 Gary Ave Unit A Lubbock, TX	3.0	2.0	1154	$1,125	$0.97	44d	1	1.04mi
4602 50th St Lubbock, TX	1.0–3.0	1.0–2.5	1080	$1,368	$1.27	14d	9	1.06mi
6914 Fremont Ave Unit A Lubbock, TX	2.0	1.0	1020	$995	$0.98	44d	1	1.07mi
2821 61st St Lubbock, TX	3.0	1.0	1230	$1,100	$0.89	44d	1	1.08mi
2823 54th St Lubbock, TX	3.0	2.0	1725	$1,825	$1.06	44d	1	1.11mi
4501 71st St Lubbock, TX	1.0–2.0	1.0–2.0	845	$1,095	$1.30	44d	9	1.11mi
2817 63rd St Lubbock, TX	3.0	1.0	1125	$1,250	$1.11	21d	1	1.12mi
4818 66th St Unit B Lubbock, TX	3.0	2.0	1334	$975	$0.73	44d	1	1.13mi
7001 Utica Ave Lubbock, TX	1.0–2.0	1.0–2.0	944	$1,100	$1.16	44d	13	1.13mi
2827 66th St Lubbock, TX	3.0	1.0	1190	$1,200	$1.01	21d	1	1.18mi
4310 42nd St Lubbock, TX	3.0	2.0	1754	$1,700	$0.97	44d	1	1.19mi
3019 47th St Lubbock, TX	3.0	2.0	1298	$1,400	$1.08	21d	1	1.21mi

Listing history 6 events

1. 2026-04-17
   status Pending
2. 2026-04-10
   listed $149,500 Active
3. 2022-01-31
   soldstatus
4. 2022-01-25
   soldstatus 279-char remark

   Show marketing remark (279 chars)

   Owner is licensed sales agent. Excellent home for first time buyers. Located near elementary & middle schools. Freshly painted, inside & out. New water heater. Large utility room with built in storage & space for an extra freezer. Seller does not have a survey

5. 2021-12-13
   listed $129,900 279-char remark

   Show marketing remark (279 chars)

   Owner is licensed sales agent. Excellent home for first time buyers. Located near elementary & middle schools. Freshly painted, inside & out. New water heater. Large utility room with built in storage & space for an extra freezer. Seller does not have a survey

6. 2002-01-17
   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: $2,601 · $217/mo
• Projected year-2 tax: $2,736 · $228/mo
• Expected delta: +$135/yr (+$11/mo · 5.2%)

ⓘ 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 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: $15,933
• − Mortgage interest: −$8,374
• − Property taxes: −$2,601
• − Insurance: −$748
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$4,349
• Taxable loss: −$2,688
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $476/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

+15.1% since first listed

6 events — show timeline

• 2026-04-17 Pending — LARMLS
• 2026-04-10 Listed $149,500 LARMLS
• 2022-01-31 Sold (Public Records) — Public Records
• 2022-01-25 Sold (MLS) — LARMLS
• 2021-12-13 Listed $129,900 LARMLS
• 2002-01-17 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,601 · +11.6% YoY. Source: county tax records.