2012 Yellowhouse Ave · Wolfforth, TX 79382

$197,740

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 92 Days on market

Built 2026 Good condition

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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 +10.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

The 1,100 square-foot Susana floor plan is a smart, efficient layout with open living spaces that just make sense. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaKitchen islandGranite or quartz countertopsStainless steel appliancesPrivate primary suite with walk-in closet

Key facts

• Open-concept kitchen
• Kitchen island
• Parking

Tags

• BRICK AND VINYL EXTERIOR
• COVERED FRONT ENTRYWAY
• LUXURY VINYL PLANK FLOORING
• OPEN-CONCEPT KITCHEN
• KITCHEN ISLAND
• GRANITE OR QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (18.8% below list).
• Recommended offer: $161k (18.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#43 in TX, #1,872 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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: 472 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $160,621 (18.8% 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 92 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.81% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 10.3

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: 22.8%
• Equity multiple: 2.83×
• Total profit: $101,501
• Equity at exit: $178,140

10-year hold

• IRR: 20.4%
• Equity multiple: 6.49×
• Total profit: $303,840
• Equity at exit: $384,165

Cash invested: $55,367 (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 79382

• Active inventory: 472
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$1,037
• Tax est. 1.5%: −$247 /mo · $2,966/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-98

Break-even live

Break-even rent $1,730

Max offer price $183,613

Occupancy floor —

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: $49,435
• Closing costs: $5,932
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2008 Cottonwood Ave Wolfforth, TX	3.0	2.0	1450	$1,810	$1.25	43d	1	0.68mi
2304 Corpus Ave Wolfforth, TX	3.0	2.0	1316	$1,425	$1.08	43d	1	0.72mi
2006 Corpus Ave Unit A Wolfforth, TX	3.0	2.0	1223	$1,425	$1.17	13d	1	0.72mi
1712 Corpus Ave Wolfforth, TX	2.0	2.0	1335	$1,375	$1.03	43d	1	0.74mi
2001 Corpus Ave Unit B Wolfforth, TX	3.0	2.0	1316	$1,500	$1.14	13d	1	0.75mi
2001 Corpus Ave Unit 2001 B Corpus Wolfforth, TX	3.0	2.0	1350	$1,500	$1.11	21d	1	0.75mi
1817 Corpus Ave Wolfforth, TX	3.0	2.0	1405	$1,600	$1.14	13d	1	0.76mi
2008 Bryan Ave Unit Harvest-2008 A Bryan Wolfforth, TX	3.0	2.0	1223	$1,400	$1.14	43d	1	0.78mi
611 E 14th St Wolfforth, TX	3.0	2.0	1299	$1,725	$1.33	43d	1	0.79mi
2011 Bryan Ave Wolfforth, TX	3.0	2.0	1350	$1,450	$1.07	43d	1	0.81mi
2001 Bryan Ave Unit B Wolfforth, TX	3.0	2.0	1360	$1,400	$1.03	43d	1	0.81mi
407 E 21st St Wolfforth, TX	3.0	2.0	1360	$1,399	$1.03	21d	1	0.82mi
2418 Aberdeen Ave Wolfforth, TX	3.0	2.0	1450	$1,799	$1.24	43d	1	0.83mi
7449 104th St Lubbock, TX	3.0	2.0	1481	$1,625	$1.10	21d	1	0.85mi
7456 104th St Lubbock, TX	3.0	2.0	1460	$1,700	$1.16	43d	1	0.87mi
304 E 19th St Wolfforth, TX	3.0	2.0	1114	$1,150	$1.03	13d	1	0.96mi
7350 100th St Lubbock, TX	3.0	2.0	1400	$1,650	$1.18	43d	1	1.17mi
127 Brooke Blvd Wolfforth, TX	3.0	2.5	1714	$1,757	$1.03	13d	2	1.37mi

Listing history 21 events

1. 2026-06-18
   days on market $197,740 Active 92 DOM
2. 2026-06-17
   days on market $197,740 Active 91 DOM
3. 2026-06-16
   days on market $197,740 Active 90 DOM
4. 2026-06-15
   days on market $197,740 Active 89 DOM
5. 2026-06-13
   days on market $197,740 Active 86 DOM
6. 2026-06-10
   days on market $197,740 Active 84 DOM
7. 2026-06-09
   days on market $197,740 Active 83 DOM
8. 2026-06-08
   days on market $197,740 Active 82 DOM
9. 2026-06-07
   days on market $197,740 Active 81 DOM
10. 2026-06-05
    days on market $197,740 Active 78 DOM
11. 2026-06-03
    days on market $197,740 Active 77 DOM
12. 2026-06-02
    days on market $197,740 Active 76 DOM
13. 2026-06-01
    days on market $197,740 Active 75 DOM
14. 2026-05-31
    days on market $197,740 Active 74 DOM
15. 2026-05-30
    days on market $197,740 Active 73 DOM
16. 2026-05-04
    status Active 354-char remark

    Show marketing remark (354 chars)

    The 1,100 square-foot Susana floor plan is a smart, efficient layout with open living spaces that just make sense. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaKitchen islandGranite or quartz countertopsStainless steel appliancesPrivate primary suite with walk-in closet

17. 2026-04-29
    historical 354-char remark

    Show marketing remark (354 chars)

    The 1,100 square-foot Susana floor plan is a smart, efficient layout with open living spaces that just make sense. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaKitchen islandGranite or quartz countertopsStainless steel appliancesPrivate primary suite with walk-in closet

18. 2026-04-16
    status Active 354-char remark

    Show marketing remark (354 chars)

    The 1,100 square-foot Susana floor plan is a smart, efficient layout with open living spaces that just make sense. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaKitchen islandGranite or quartz countertopsStainless steel appliancesPrivate primary suite with walk-in closet

19. 2026-04-16
    historical 354-char remark

    Show marketing remark (354 chars)

    The 1,100 square-foot Susana floor plan is a smart, efficient layout with open living spaces that just make sense. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaKitchen islandGranite or quartz countertopsStainless steel appliancesPrivate primary suite with walk-in closet

20. 2026-04-13
    price $197,740 354-char remark

    Show marketing remark (354 chars)

    The 1,100 square-foot Susana floor plan is a smart, efficient layout with open living spaces that just make sense. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaKitchen islandGranite or quartz countertopsStainless steel appliancesPrivate primary suite with walk-in closet

21. 2026-03-12
    listed $191,740 Active 354-char remark

    Show marketing remark (354 chars)

    The 1,100 square-foot Susana floor plan is a smart, efficient layout with open living spaces that just make sense. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaKitchen islandGranite or quartz countertopsStainless steel appliancesPrivate primary suite with walk-in closet

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,275
• − Mortgage interest: −$11,077
• − Property taxes: −$2,966
• − Insurance: −$989
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$5,752
• Taxable loss: −$4,593
• Est. tax savings @ 24.0%: +$1,102
• After-tax cash flow: $-69/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 · 6 photos

Good 80/100 Cosmetic rehab

This 2012 single-family home in Wolfforth, TX, is in good condition with a good condition score of 80. It has a good exterior, open-concept kitchen, and modern bathrooms. The home is move-in ready and has potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the kitchen backsplash — A modern backsplash can improve the kitchen's appearance and functionality.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.
• Both Upgrading the flooring in the bathrooms — High-quality flooring in bathrooms can enhance the home's overall appearance and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the kitchen backsplash — A modern backsplash can improve the kitchen's appearance and functionality. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑
• Both Upgrading the flooring in the bathrooms — High-quality flooring in bathrooms can enhance the home's overall appearance and functionality. ↑

ⓘ 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 — Wolfforth

• Score: 80/100
• State rank: #43
• US rank: #1872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolfforth, TX
• County: Lubbock County · 293,542 people
• City population: 10,512
• Metro: Lubbock, TX
• Population (ZIP): 10,512
• Household income: $84,457
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 135.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 31% Two or more races 18% Black 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 85% English-only · Spanish 14%

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: ▲ 166.08%
• Current HPI: 561.4491
• Rent YoY: —
• 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

+3.1% since first listed

6 events — show timeline

• 2026-05-04 Relisted — Zillow
• 2026-04-29 Delisted — Zillow
• 2026-04-16 Relisted — Zillow
• 2026-04-16 Delisted — Zillow
• 2026-04-13 Price Changed $197,740 Zillow
• 2026-03-12 Listed $191,740 Zillow