6901 Pr Kimber · Lubbock, TX 79363

$219,900

5 bd · 2.0 ba · 2,176 sqft · Manufactured public records · 72 Days on market

Built 2021 Fair condition 1.05 ac lot ↓ 12% since listing

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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 +16.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.5/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

PRICE REDUCTION and offering 5,000 in seller concessions! Being used as an Airbnb and has been successful at generating income making it perfect for an investor or growing family. Seller also providing a one year home warranty up to $600. Buyer chooses home warranty company. Discover the perfect blend of comfort, space, and convenience in this beautifully maintained 5 bedroom, 3 bath home set on 1 acre in Frenship school district. Indoors provides a spacious layout with an abundance of natural light. House comes fully furnished with all major appliances and security system included, allowing you to settle in from day one. Outside, enjoy the spacious lot with fencing, gated access, storage buildings, garage and carport. Plenty of room for family and guests inside and out. So much to offer at a great price. Don't pass up viewing this fully furnished home with everything you need.

Key facts

• Security system
• Fencing
• Major appliances

Tags

• ONE YEAR HOME WARRANTY
• FULLY FURNISHED
• MAJOR APPLIANCES
• SECURITY SYSTEM
• SPACIOUS LOT
• FENCING

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $220k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (5.1% below list).
• Recommended offer: $207k (6.0% 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-, schools D+, 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.
• Market conditions: 116 active listings in the ZIP; 7 units permitted in Hockley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Hockley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $206,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 0.95% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.84%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.10×
• Total profit: $129,054
• Equity at exit: $198,103

10-year hold

• IRR: 23.1%
• Equity multiple: 7.05×
• Total profit: $372,796
• Equity at exit: $427,217

Cash invested: $61,572 (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 79363

• Home prices YoY: 7.3%
• Active inventory: 116
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$259 /mo · $3,105/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $146

Break-even live

Break-even rent $1,903

Max offer price $219,900

Occupancy floor 88%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-15
   status Pending 892-char remark

   Show marketing remark (892 chars)

   PRICE REDUCTION and offering 5,000 in seller concessions! Being used as an Airbnb and has been successful at generating income making it perfect for an investor or growing family. Seller also providing a one year home warranty up to $600. Buyer chooses home warranty company. Discover the perfect blend of comfort, space, and convenience in this beautifully maintained 5 bedroom, 3 bath home set on 1 acre in Frenship school district. Indoors provides a spacious layout with an abundance of natural light. House comes fully furnished with all major appliances and security system included, allowing you to settle in from day one. Outside, enjoy the spacious lot with fencing, gated access, storage buildings, garage and carport. Plenty of room for family and guests inside and out. So much to offer at a great price. Don't pass up viewing this fully furnished home with everything you need.

2. 2026-04-10
   price $219,900 892-char remark

   Show marketing remark (892 chars)

   PRICE REDUCTION and offering 5,000 in seller concessions! Being used as an Airbnb and has been successful at generating income making it perfect for an investor or growing family. Seller also providing a one year home warranty up to $600. Buyer chooses home warranty company. Discover the perfect blend of comfort, space, and convenience in this beautifully maintained 5 bedroom, 3 bath home set on 1 acre in Frenship school district. Indoors provides a spacious layout with an abundance of natural light. House comes fully furnished with all major appliances and security system included, allowing you to settle in from day one. Outside, enjoy the spacious lot with fencing, gated access, storage buildings, garage and carport. Plenty of room for family and guests inside and out. So much to offer at a great price. Don't pass up viewing this fully furnished home with everything you need.

3. 2026-03-03
   listed $225,000 Active 892-char remark

   Show marketing remark (892 chars)

   PRICE REDUCTION and offering 5,000 in seller concessions! Being used as an Airbnb and has been successful at generating income making it perfect for an investor or growing family. Seller also providing a one year home warranty up to $600. Buyer chooses home warranty company. Discover the perfect blend of comfort, space, and convenience in this beautifully maintained 5 bedroom, 3 bath home set on 1 acre in Frenship school district. Indoors provides a spacious layout with an abundance of natural light. House comes fully furnished with all major appliances and security system included, allowing you to settle in from day one. Outside, enjoy the spacious lot with fencing, gated access, storage buildings, garage and carport. Plenty of room for family and guests inside and out. So much to offer at a great price. Don't pass up viewing this fully furnished home with everything you need.

4. 2026-02-17
   price $230,000
5. 2026-01-24
   price $235,000
6. 2026-01-02
   listed $245,000 Active
7. 2025-12-10
   price $250,000

ⓘ 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: $3,105 · $259/mo
• Projected year-2 tax: $4,024 · $335/mo
• Expected delta: +$919/yr (+$77/mo · 29.6%)

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

Taxation est. · year 1

• Rental income: $25,050
• − Mortgage interest: −$12,318
• − Property taxes: −$3,105
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$6,397
• Taxable loss: −$1,878
• Est. tax savings @ 24.0%: +$451
• After-tax cash flow: $2,197/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 · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations, focusing on exterior siding and landscaping, to improve its resale and rental value.

Repairs flagged

• Major Exterior siding — Weathered and in need of replacement
• Major Landscaping — Sparse and needs improvement

Value-add opportunities

• Both Landscaping and exterior improvements — Enhances curb appeal and rental value
• Both Paint interior walls/paint — Improves interior appearance and rental value
• Rental Replace HVAC filters — Maintains air quality and tenant satisfaction

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of replacement	Major	$15,000–50,000
Landscaping · Sparse and needs improvement	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and exterior improvements — Enhances curb appeal and rental value ↑
• Both Paint interior walls/paint — Improves interior appearance and rental value ↑
• Rental Replace HVAC filters — Maintains air quality and tenant satisfaction ↑

ⓘ 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

• City population: 283,030
• Population (ZIP): 5,831

Population outlook (Hockley County) Hauer SSP2

• Today (2025): 25,295 people
• By 2030: 26,230 · +3.7%
• By 2040: 28,268 · +11.8%
• By 2050: 30,536 · +20.7%
• By 2075: 36,867 · +45.7%
• By 2100: 40,662 · +60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 27% Two or more races 20%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 5% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 84% English-only · Spanish 16%

Political lean MEDSL · Hockley

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -52.3pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+62.4 2016: R+62.3 2012: R+57.0 2008: R+52.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.76%
• Current HPI: 289.7445
• 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

-12.0% since first listed

7 events — show timeline

• 2026-05-15 Pending — LARMLS
• 2026-04-10 Price Changed $219,900 LARMLS
• 2026-03-03 Listed $225,000 LARMLS
• 2026-02-17 Price Changed $230,000 LARMLS
• 2026-01-24 Price Changed $235,000 LARMLS
• 2026-01-02 Listed $245,000 LARMLS
• 2025-12-10 Price Changed $250,000 LARMLS

Property tax history

+1.8%/yr

Latest (2025): $3,105 · +1.8% YoY. Source: county tax records.