5510 Lehigh St · Lubbock, TX 79416

$169,995

2 bd · 2.0 ba · 1,363 sqft · Townhouse public records · 52 Days on market

Built 2020 Good condition 2,835 sqft lot

---

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 +11.2/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.3/10.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Price reduced plus $10,000 buyer incentive--perfect for buying down the interest rate, cover closing costs or lower monthly payment. Doesn't get better than this. Interior has bright open-concept designed for comfortable living. The open area flows seamlessly from living to kitchen area making entertaining very easy. Artificial turf in front yard and small backyard area so low maintenance. . Priced below market and a generous incentive--win-win for investor or owner occupant. Don't miss this great opportunity to own your own space or to use as a rental. .

Key facts

• Open concept
• Artificial turf
• Low maintenance

Tags

• OPEN CONCEPT
• ARTIFICIAL TURF
• LOW MAINTENANCE

Property features AI

Finance

• HOA & community: Homeowners association

Exterior

• Parking: Attached garage; Driveway parking; Off-street parking; Garage faces front; 1 garage space
• Utilities: Public water; Public sewer; Natural gas available and connected; Electricity connected; Cable available and connected; Phone available; Water connected; Sewer connected
• Home design: Townhouse (attached, 2+ common walls); Single-story; Entry faces front
• Construction: Brick construction; Composition roof; Slab foundation; Built as residential townhouse
• Exterior features: Patio; Fenced backyard

Interior

• Kitchen: Cooktop; Electric cooktop; Electric oven; Oven; Dishwasher
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Private entrance; Other
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-66 ($-787/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (14.4% below list).
• Recommended offer: $146k (14.4% 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-, 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.
• Zoned schools: Centennial El (math 38% / reading 36%, grade F, #1,769 of 4,322 statewide, top 44%, 618 students, 84% FRL); Coronado H S (math 34% / reading 38%, grade F, #930 of 1,632 statewide, top 57%, 1,960 students, 66% FRL).
• Market conditions: Rents rising (+2.2%/yr); 464 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); 72% 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 $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 52 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,566 (14.4% 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 52 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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: 0.86% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.21% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.31×
• Total profit: $-32,826
• Equity at exit: $25,347

10-year hold

• IRR: -14.6%
• Equity multiple: 0.19×
• Total profit: $-38,411
• Equity at exit: $14,698

Cash invested: $47,599 (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 79416

• Home prices YoY: -20.0%
• Rents YoY: 2.2%
• Active inventory: 464
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$891
• Tax from tax record: −$253 /mo · $3,039/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-66

Break-even live

Break-even rent $1,539

Max offer price $158,405

Occupancy floor 100%

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: $42,499
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1303 N Clinton Ave Unit A Lubbock, TX	3.0	2.0	1375	$1,495	$1.09	43d	1	0.05mi
1217 N Chicago Ave Unit A Lubbock, TX	3.0	2.0	1375	$1,400	$1.02	43d	1	0.07mi
5515 Kemper St Unit A Lubbock, TX	3.0	2.0	1350	$1,425	$1.06	43d	1	0.08mi
1303 N Colton Ave Unit B Lubbock, TX	3.0	2.0	1445	$1,275	$0.88	43d	1	0.09mi
5420 Kemper St Lubbock, TX	3.0	3.0	1381	$1,175	$0.85	43d	1	0.10mi
5549 Lehigh St Lubbock, TX	2.0	2.0	1500	$1,550	$1.03	21d	1	0.11mi
5516 Jarvis St Unit B Lubbock, TX	3.0	2.0	1831	$1,375	$0.75	43d	1	0.11mi
1309 N Chicago Ave Lubbock, TX	3.0	2.0	1450	$1,745	$1.20	13d	1	0.13mi
5501 Jarvis St Unit A Lubbock, TX	3.0	2.0	1445	$1,450	$1.00	21d	1	0.13mi
5524 Jarvis St Unit B Lubbock, TX	3.0	2.0	1445	$1,400	$0.97	43d	1	0.15mi
5506 Itasca St Unit A Lubbock, TX	3.0	3.0	1445	$1,500	$1.04	43d	1	0.15mi
5504 Itasca St Unit B Lubbock, TX	3.0	3.0	1445	$1,500	$1.04	43d	1	0.15mi
1315 N Chicago Ave Lubbock, TX	3.0	2.0	1450	$1,745	$1.20	21d	1	0.15mi
5610 Lehigh St Lubbock, TX	3.0	3.0	1296	$1,600	$1.23	43d	1	0.15mi
5612 Lehigh St Lubbock, TX	3.0	3.0	1296	$1,600	$1.23	21d	1	0.16mi
5516 Itasca St Lubbock, TX	3.0	3.0	1360	$1,500	$1.10	43d	1	0.16mi
5612 Kemper St Lubbock, TX	2.0	2.0	1468	$1,500	$1.02	13d	1	0.16mi
5513 Itasca St Lubbock, TX	3.0	3.0	1368	$1,500	$1.10	43d	1	0.18mi
5524 Itasca St Lubbock, TX	3.0	3.0	1360	$1,500	$1.10	21d	1	0.18mi
5524 Itasca St Lubbock, TX	3.0	3.0	1527	$1,500	$0.98	43d	1	0.18mi
5526 Itasca St Unit A Lubbock, TX	3.0	3.0	1527	$1,500	$0.98	43d	1	0.19mi
5609 Kemper St Unit A Lubbock, TX	3.0	2.0	1515	$1,350	$0.89	43d	1	0.19mi
5531 Itasca St Unit A Lubbock, TX	3.0	3.0	1527	$1,500	$0.98	43d	1	0.20mi
5609 Jarvis St Unit B Lubbock, TX	3.0	2.0	1515	$1,500	$0.99	43d	1	0.22mi
5609 Jarvis St Unit B Lubbock, TX	3.0	2.0	1515	$1,500	$0.99	13d	1	0.22mi
5537 Itasca St Unit B Lubbock, TX	3.0	3.0	1527	$1,500	$0.98	43d	1	0.22mi
5534 Itasca St Unit B Lubbock, TX	3.0	3.0	1540	$1,500	$0.97	43d	1	0.23mi
1107 N Englewood Ave Unit 2 Lubbock, TX	3.0	2.0	1445	$1,325	$0.92	43d	1	0.26mi
1107 N Englewood Ave Unit B Lubbock, TX	3.0	2.0	1445	$1,325	$0.92	21d	1	0.26mi
908 N Belmont Ave Unit A Lubbock, TX	3.0	3.0	1366	$1,175	$0.86	43d	1	0.27mi
5708 Kemper St Unit 1 Lubbock, TX	3.0	3.0	1500	$1,450	$0.97	43d	1	0.27mi
906 N Belmont Ave Lubbock, TX	3.0	3.0	1366	$1,225	$0.90	43d	1	0.27mi
5549 Itasca St Unit B Lubbock, TX	3.0	3.0	1600	$1,400	$0.88	43d	1	0.27mi
5703 Kemper St Unit 2 Lubbock, TX	3.0	3.0	1527	$1,550	$1.02	43d	1	0.29mi
5705 Kemper St Unit B Lubbock, TX	3.0	3.0	1527	$1,500	$0.98	43d	1	0.30mi
5707 Kemper St Unit A Lubbock, TX	3.0	3.0	1527	$1,500	$0.98	43d	1	0.30mi
1207 N Essex Ave Lubbock, TX	3.0	2.0	1842	$1,475	$0.80	13d	1	0.31mi
1201 N Essex Ave Lubbock, TX	3.0	2.0	1450	$1,395	$0.96	21d	1	0.31mi
5508 Itasca St Unit A Lubbock, TX	3.0	3.0	1445	$1,500	$1.04	43d	1	0.31mi
5711 Kemper St Unit B Lubbock, TX	3.0	3.0	1527	$1,500	$0.98	43d	1	0.32mi

Listing history 25 events

1. 2026-06-18
   days on market $169,995 Active 52 DOM
2. 2026-06-17
   days on market $169,995 Active 51 DOM
3. 2026-06-16
   days on market $169,995 Active 50 DOM
4. 2026-06-15
   days on market $169,995 Active 49 DOM
5. 2026-06-14
   days on market $169,995 Active 47 DOM
6. 2026-06-13
   days on market $169,995 Active 46 DOM
7. 2026-06-10
   days on market $169,995 Active 44 DOM
8. 2026-06-09
   days on market $169,995 Active 43 DOM
9. 2026-06-08
   days on market $169,995 Active 42 DOM
10. 2026-06-07
    remarks 561-char remark
11. 2026-06-07
    pricedays on market $169,995 Active 41 DOM
12. 2026-06-05
    days on market $175,000 Active 38 DOM
13. 2026-06-03
    days on market $175,000 Active 37 DOM
14. 2026-06-02
    days on market $175,000 Active 36 DOM
15. 2026-06-01
    days on market $175,000 Active 35 DOM
16. 2026-05-31
    days on market $175,000 Active 34 DOM
17. 2026-05-30
    days on market $175,000 Active 33 DOM
18. 2026-04-27
    listed $175,000 Active 512-char remark
19. 2025-08-25
    historical $1,300
20. 2025-08-23
    listed $1,300
21. 2025-08-23
    historical $1,300
22. 2025-08-14
    listed $1,300
23. 2023-10-09
    price $178,500
24. 2021-06-04
    soldstatus
25. 2020-11-05
    listed $159,900

ⓘ 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: $3,039 · $253/mo
• Projected year-2 tax: $3,111 · $259/mo
• Expected delta: +$72/yr (+$6/mo · 2.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 22 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: $17,468
• − Mortgage interest: −$9,522
• − Property taxes: −$3,039
• − Insurance: −$850
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$4,945
• Taxable loss: −$3,684
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $97/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 townhouse is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor maintenance items such as painting exterior trim and cleaning gutters. The highest-ROI updates that would raise its resale or rental value are painting exterior trim and replacing carpet in bedrooms.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and property value
• Resale Clean gutters — Improves property value and reduces maintenance costs
• Rental Replace carpet in bedrooms — Fresh carpet improves tenant satisfaction and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and property value ↑
• Resale Clean gutters — Improves property value and reduces maintenance costs ↑
• Rental Replace carpet in bedrooms — Fresh carpet improves tenant satisfaction and reduces maintenance costs ↑

ⓘ 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: 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): 36,442
• Household income: $63,896
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2214.0

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 0.62)
• Race & ethnicity: White 49% Hispanic / Latino 35% Two or more races 14% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Chinese 1% Tagalog/Filipino 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: ▼ -56.94%
• Current HPI: 227.7841
• Rent YoY: ▲ 2.21%
• 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

+6.3% since first listed

9 events — show timeline

• 2026-06-05 Price Changed $169,995 LARMLS
• 2026-04-27 Listed $175,000 LARMLS
• 2025-08-25 Rental Removed $1,300 LARMLS
• 2025-08-23 Listed for Rent $1,300 LARMLS
• 2025-08-23 Rental Removed $1,300 TENANTTURNER2
• 2025-08-14 Listed for Rent $1,300 TENANTTURNER2
• 2023-10-09 Price Changed $178,500 LARMLS
• 2021-06-04 Sold (Public Records) — Public Records
• 2020-11-05 Listed $159,900 LARMLS

Property tax history

+48.2%/yr

Latest (2025): $3,039 · -8.1% YoY. Source: county tax records.