1137 N 7th St · Wolfforth, TX 79382

$199,000

2 bd · 2.0 ba · 1,191 sqft · Townhouse · 4 Days on market

Built 2026 2,750 sqft lot $25/mo HOA · 2% of rent

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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 +10.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks

New townhome with amazing location! Walk to restaurants, shopping and Frenship schools. Super cute townhome with granite countertops, tile flooring, artificial turf and so much more!

Key facts

• Walk to restaurants
• Tile flooring
• Walk to shopping

Tags

• GRANITE COUNTERTOPS
• TILE FLOORING
• ARTIFICIAL TURF
• WALK TO RESTAURANTS
• WALK TO SHOPPING
• WALK TO FRENSHIP SCHOOLS

Property features AI

Finance

• HOA & community: Homeowners association with $300 annual fee (about $25/month)

Exterior

• Parking: Attached garage (1 car)
• Home design: Residential townhouse; Property is attached with one common wall; New construction
• Construction: Aluminum siding and brick exterior; Slab foundation; Composition roof; Built as new construction
• Exterior features: Private yard; Fenced backyard

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Granite countertops; Pantry; Walk-in closets
• Laundry & utility: Separate laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (30.6% below list).
• Recommended offer: $138k (30.6% 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.
• Zoned schools: Bennett El (math 62% / reading 64%, grade B, #300 of 4,322 statewide, top 7%, 876 students, 43% FRL); Frenship Middle (math 46% / reading 50%, grade C-, #400 of 1,662 statewide, top 24%, 833 students, 47% FRL); Frenship H S (math 44% / reading 65%, grade C-, #379 of 1,632 statewide, top 26%, 3,247 students, 46% FRL).
• Market conditions: 474 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $138,107 (30.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 12.0

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: 22.7%
• Equity multiple: 2.83×
• Total profit: $101,727
• Equity at exit: $179,275

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $304,550
• Equity at exit: $386,613

Cash invested: $55,720 (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: 474
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,381 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$43 /mo · $511/yr
• Insurance: −$83
• HOA: −$25
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-103

Break-even live

Break-even rent $1,512

Max offer price $180,796

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-47	+0% $-103	+5% $-159	+10% $-216
Rent	-10% $-212	-5% $-158	+0% $-103	+5% $-48	+10% $6
Rate	-1.0pp $-3	-0.5pp $-52	base $-103	+0.5pp $-155	+1.0pp $-207

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 Preston TRL Unit A Wolfforth, TX	3.0	2.0	1420	$1,500	$1.06	23d	1	0.17mi
1216 Donald Preston Dr Unit B Wolfforth, TX	3.0	2.0	1450	$1,400	$0.97	45d	1	0.44mi
1224 Donald Preston Dr Unit B Wolfforth, TX	3.0	2.0	1400	$1,550	$1.11	45d	1	0.44mi
1210 Donald Preston Dr Unit B1 Wolfforth, TX	1.0	1.0	1400	$945	$0.68	23d	1	0.44mi
1210 Donald Preston Dr Unit B2 Wolfforth, TX	1.0	1.0	1400	$795	$0.57	45d	1	0.44mi
1019 Donald Preston Dr Unit A Wolfforth, TX	3.0	2.0	1400	$1,275	$0.91	45d	1	0.48mi
1019 Donald Preston Dr Unit A Wolfforth, TX	3.0	2.0	1400	$1,275	$0.91	23d	1	0.48mi
6313 Volney Ave Lubbock, TX	2.0	2.0	1006	$1,495	$1.49	23d	1	1.04mi
5865 Virginia Ave Lubbock, TX	3.0	2.0	1500	$1,749	$1.17	45d	1	1.20mi
5805 Virginia Ave Lubbock, TX	3.0	2.0	1377	$1,800	$1.31	45d	1	1.35mi
127 Brooke Blvd Wolfforth, TX	3.0	2.5	1714	$1,757	$1.03	15d	2	1.48mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 3 events

1. 2026-06-22
   days on market $199,000 Active 4 DOM
2. 2026-06-18
   remarks 182-char remark
3. 2026-06-18
   listed $199,000 Active 1 DOM

ⓘ 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: $511 · $43/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$3,130/yr (+$261/mo · 612.4%)

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

Taxation est. · year 1

• Rental income: $16,573
• − Mortgage interest: −$11,147
• − Property taxes: −$511
• − Insurance: −$995
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − HOA: −$300
• − Depreciation: −$5,789
• Taxable loss: −$4,821
• Est. tax savings @ 24.0%: +$1,157
• After-tax cash flow: $-80/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: 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

1 event — show timeline

• 2026-06-17 Listed $199,000 LARMLS