2734 66th St · Lubbock, TX 79413

$115,000

2 bd · 1.0 ba · 1,041 sqft · SingleFamily public records · 17 Days on market

Built 1959 7,992 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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 Bedroom Home! Step into this freshly updated 3-bedroom, 1-bath home featuring brand-new carpet and interior paint that give the space a bright, welcoming feel. The large backyard offers plenty of room for outdoor living, pets, or future projects. Major upgrades are already taken care of — the roof and air conditioner are only 2 years old, giving you peace of mind for years ahead. A solid, move-in-ready home with great potential inside and out.

Key facts

• Mature shade tree
• Huge backyard
• Outdoor space

Tags

• HUGE BACKYARD
• MATURE SHADE TREE
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Attached garage with 1 garage space; Off-street paved parking pad
• Utilities: Public water
• Home design: Single-family residence; Single story; Slab foundation
• Construction: Brick construction; Composition and metal roof; Built on slab foundation; Built in 1 story
• Exterior features: Covered front porch; Other exterior features; Chain link and wood fencing in front and back yard; Paved road frontage on a public, city-maintained street

Interior

• Kitchen: Range
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Pantry
• Laundry & utility: Washer and dryer (in kitchen)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $112k (2.8% below list).
• Recommended offer: $112k (2.8% 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: Parsons El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 396 students, 84% FRL); Atkins Middle (math 24% / reading 33%, grade F, #1,122 of 1,662 statewide, top 69%, 542 students, 87% FRL); Monterey H S (math 28% / reading 37%, grade F, #1,029 of 1,632 statewide, top 64%, 2,114 students, 72% FRL) — zoned schools average 81% FRL vs 60% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $795 of loan paydown is wiped out by about $3k 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 17 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $111,749 (2.8% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.97% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 8.6

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-12,515
• Equity at exit: $17,147

10-year hold

• IRR: -3.0%
• Equity multiple: 0.81×
• Total profit: $-6,236
• Equity at exit: $9,943

Cash invested: $32,200 (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: 187
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$603
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $115

Break-even live

Break-even rent $972

Max offer price $115,000

Occupancy floor 85%

Sensitivity live

Price	-10% $180	-5% $147	+0% $115	+5% $82	+10% $49
Rent	-10% $26	-5% $70	+0% $115	+5% $159	+10% $203
Rate	-1.0pp $173	-0.5pp $144	base $115	+0.5pp $85	+1.0pp $54

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2707 63rd St Lubbock, TX	3.0	1.0	1080	$1,050	$0.97	15d	1	0.12mi
2827 66th St Lubbock, TX	3.0	1.0	1190	$1,200	$1.01	22d	1	0.18mi
2817 63rd St Lubbock, TX	3.0	1.0	1125	$1,250	$1.11	22d	1	0.21mi
2821 61st St Lubbock, TX	3.0	1.0	1230	$1,100	$0.89	45d	1	0.30mi
2304 62nd St Unit A Lubbock, TX	2.0	1.0	838	$800	$0.95	15d	1	0.54mi
6914 Fremont Ave Unit A Lubbock, TX	2.0	1.0	1020	$995	$0.98	45d	1	0.55mi
6911 Gary Ave Unit A Lubbock, TX	3.0	2.0	1154	$1,125	$0.97	45d	1	0.56mi
6711 Hartford Ave Unit A Lubbock, TX	2.0	1.5	1165	$975	$0.84	45d	1	0.62mi
7414 Elgin Ave Lubbock, TX	1.0–2.0	1.0	708	$995	$1.41	15d	16	0.63mi
7402 Avenue X Unit C Lubbock, TX	2.0	1.0	762	$699	$0.92	45d	1	0.72mi
2401 73rd St Unit 14 Lubbock, TX	2.0	2.0	950	$800	$0.84	15d	1	0.72mi
7304 Avenue W Lubbock, TX	3.0	2.0	1500	$999	$0.67	15d	1	0.74mi
7402 Waco Ave Lubbock, TX	2.0	1.0	784	$649	$0.83	22d	1	0.75mi
7404 W Avenue Unit A Lubbock, TX	2.0	1.0	950	$825	$0.87	45d	1	0.77mi
3107 75th St Unit B Lubbock, TX	2.0	2.0	1400	$1,250	$0.89	22d	1	0.78mi
2128 74th St Lubbock, TX	3.0	2.5	1132	$1,350	$1.19	22d	1	0.79mi
2035 63rd St Lubbock, TX	2.0	1.0	810	$795	$0.98	45d	1	0.80mi
2035 63rd St Lubbock, TX	2.0	1.0	810	$695	$0.86	22d	1	0.80mi
7407 Waco Ave Unit C Lubbock, TX	2.0	1.0	775	$695	$0.90	45d	1	0.81mi
2113 South Loop 289 Unit B Lubbock, TX	2.0	1.0	950	$900	$0.95	15d	1	0.82mi
2113 S Loop 289 Lubbock, TX	2.0	1.0	1000	$849	$0.85	45d	1	0.82mi
2105 South Loop 289 Unit A Lubbock, TX	2.0	1.0	962	$950	$0.99	15d	1	0.85mi
2612 81st St Unit B Lubbock, TX	2.0	2.0	1150	$1,100	$0.96	45d	1	0.97mi
1921 S Loop 289 Lubbock, TX	3.0	2.0	1121	$1,100	$0.98	45d	1	1.04mi
5005 Avenue W Lubbock, TX	2.0	1.0	759	$749	$0.99	46d	1	1.05mi
5005 Avenue W Lubbock, TX	2.0	1.0	759	$699	$0.92	15d	1	1.05mi
5005 Avenue W Lubbock, TX	2.0	1.0	759	$799	$1.05	22d	1	1.05mi
6518 Avenue S Lubbock, TX	2.0	1.0	990	$700	$0.71	22d	1	1.06mi
4613 Belton Ave Unit A Lubbock, TX	2.0	1.0	734	$750	$1.02	45d	1	1.07mi
4609 Belton Ave Unit A Lubbock, TX	2.0	1.0	751	$800	$1.07	45d	1	1.11mi
3311 79th St Lubbock, TX	2.0	1.0	1391	$1,249	$0.90	45d	1	1.12mi
2315 48th St Lubbock, TX	3.0	1.0	1014	$1,350	$1.33	22d	1	1.14mi
2101 51st St Lubbock, TX	2.0	1.5	1100	$900	$0.82	22d	1	1.14mi
3019 47th St Lubbock, TX	3.0	2.0	1298	$1,400	$1.08	22d	1	1.18mi
8216 Elkridge Ave Lubbock, TX	3.0	2.0	1412	$1,550	$1.10	22d	1	1.18mi
3006 47th St Lubbock, TX	3.0	1.0	1016	$1,150	$1.13	22d	1	1.19mi
8219 Elkridge Ave Lubbock, TX	3.0	2.0	1405	$1,475	$1.05	45d	1	1.20mi
2316 47th St Lubbock, TX	3.0	2.0	1285	$1,400	$1.09	22d	1	1.23mi
3006 46th St Lubbock, TX	2.0	1.0	1047	$995	$0.95	22d	1	1.25mi
1618 58th St Unit B Lubbock, TX	2.0	1.0	952	$950	$1.00	45d	1	1.25mi

Listing history 15 events

1. 2026-06-22
   days on market $115,000 Active 17 DOM
2. 2026-06-19
   remarks 460-char remark
3. 2026-06-18
   days on market $115,000 Active 14 DOM
4. 2026-06-17
   price $115,000 Active 13 DOM
5. 2026-06-17
   days on market $128,000 Active 13 DOM
6. 2026-06-16
   days on market $128,000 Active 12 DOM
7. 2026-06-15
   days on market $128,000 Active 11 DOM
8. 2026-06-14
   days on market $128,000 Active 9 DOM
9. 2026-06-13
   days on market $128,000 Active 8 DOM
10. 2026-06-10
    days on market $128,000 Active 6 DOM
11. 2026-06-09
    days on market $128,000 Active 5 DOM
12. 2026-06-08
    days on market $128,000 Active 4 DOM
13. 2026-06-07
    days on market $128,000 Active 3 DOM
14. 2026-06-05
    remarks 374-char remark
15. 2026-06-05
    listed $128,000 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: $1,407 · $117/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$698/yr (+$58/mo · 49.6%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 5% 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: $13,410
• − Mortgage interest: −$6,442
• − Property taxes: −$1,407
• − Insurance: −$575
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$3,345
• Taxable loss: −$505
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $1,496/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

3 events — show timeline

• 2026-06-05 Listed $128,000 LARMLS
• 2006-04-26 Sold (Public Records) — Public Records
• 1987-12-01 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,407 · +3.9% YoY. Source: county tax records.