7328 26th St · Lubbock, TX 79407

$104,000

3 bd · 2.0 ba · 1,445 sqft · SingleFamily public records · 152 Days on market

Built 1935 7,622 sqft lot ↓ 3% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You won't want to miss this 3 bedroom 1 bath in West Lubbock! Featuring a large backyard, dining room, and a gorgeous kitchen, this place is perfect for your new home. This place is definitely a fixer upper, but it's a wonderful opportunity in a desirable location, near Reese Center, the Medical District, and Texas Tech University.

Key facts

• Large backyard
• Gorgeous kitchen
• Desirable location

Tags

• LARGE BACKYARD
• DINING ROOM
• GORGEOUS KITCHEN
• DESIRABLE LOCATION
• NEAR TEXAS TECH UNIVERSITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $92k (12.0% 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: Rents soft (-0.1%/yr); 610 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• This rent runs 32% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $719 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.59% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.37%
• DSCR: 2.08
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.28×
• Total profit: $8,107
• Equity at exit: $15,507

10-year hold

• IRR: 13.6%
• Equity multiple: 1.93×
• Total profit: $27,015
• Equity at exit: $8,992

Cash invested: $29,120 (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 79407

• Home prices YoY: -16.3%
• Rents YoY: -0.1%
• Active inventory: 610
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$545
• Tax from tax record: −$123 /mo · $1,470/yr
• Insurance: −$43
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $466

Break-even live

Break-even rent $1,059

Max offer price $104,000

Occupancy floor 67%

Sensitivity live

Price	-10% $525	-5% $496	+0% $466	+5% $437	+10% $407
Rent	-10% $336	-5% $401	+0% $466	+5% $531	+10% $597
Rate	-1.0pp $519	-0.5pp $493	base $466	+0.5pp $439	+1.0pp $412

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7324 26th St Lubbock, TX	2.0	1.0	936	$850	$0.91	44d	1	0.02mi
7216 24th St Lubbock, TX	3.0	2.0	1732	$1,700	$0.98	44d	1	0.24mi
2911 Urbana Pl Lubbock, TX	3.0	2.0	1452	$1,800	$1.24	22d	1	0.26mi
2801 Trenton Ave Unit LO Lubbock, TX	3.0	2.0	1722	$1,799	$1.04	22d	1	0.33mi
2612 Tiffin Ave Lubbock, TX	3.0	2.0	1600	$1,775	$1.11	14d	1	0.33mi
2625 Tiffin Ave Lubbock, TX	3.0	2.0	1552	$1,800	$1.16	44d	1	0.38mi
7420 35th St Lubbock, TX	3.0	2.0	1247	$1,500	$1.20	44d	1	0.58mi
7413 35th St Lubbock, TX	3.0	2.0	1247	$1,475	$1.18	22d	1	0.59mi
6927 20th St Lubbock, TX	3.0	2.0	1611	$1,599	$0.99	22d	1	0.63mi
7535 32nd St Lubbock, TX	3.0	2.0	1120	$1,395	$1.25	44d	1	0.66mi
7222 35th St Lubbock, TX	3.0	2.0	1450	$1,935	$1.33	44d	1	0.66mi
3414 Tiffin Ave Lubbock, TX	3.0	2.0	1550	$1,799	$1.16	14d	1	0.68mi
7541 33rd St Lubbock, TX	3.0	2.0	1296	$1,500	$1.16	22d	1	0.71mi
3518 Turner Ave Lubbock, TX	3.0	2.0	1450	$2,199	$1.52	44d	1	0.73mi
6801 19th St Unit 179 Lubbock, TX	3.0	2.0	1008	$1,100	$1.09	44d	1	0.84mi
7105 14th St Lubbock, TX	4.0	2.0	1600	$1,950	$1.22	22d	1	0.89mi
7024 40th St Unit A Lubbock, TX	3.0	2.0	1500	$1,600	$1.07	44d	1	0.93mi
7022 40th St Unit A Lubbock, TX	3.0	2.0	1500	$1,600	$1.07	44d	1	0.94mi
7036 41st St Lubbock, TX	3.0	2.0	1608	$1,895	$1.18	22d	1	1.01mi
1409 Quincy Ave Lubbock, TX	3.0	2.0	1553	$2,800	$1.80	22d	1	1.01mi
6509 21st St Unit B Lubbock, TX	2.0	1.5	1044	$925	$0.89	44d	1	1.12mi
7324 9th St Lubbock, TX	4.0	2.0	1778	$1,950	$1.10	22d	1	1.15mi
7452 8th St Lubbock, TX	4.0	2.0	1727	$2,075	$1.20	14d	1	1.24mi
6333 29th St Lubbock, TX	3.0	2.0	1051	$1,350	$1.28	14d	1	1.24mi
2104 La Salle Ave Lubbock, TX	1.0–2.0	1.0–2.0	741	$1,250	$1.69	44d	1	1.29mi
7403 5th St Lubbock, TX	3.0	2.0	1306	$1,349	$1.03	44d	1	1.36mi
6306 28th St Lubbock, TX	3.0	1.0	1325	$1,200	$0.91	44d	1	1.37mi
7415 5th St Unit 2 Lubbock, TX	3.0	2.0	1300	$1,450	$1.12	44d	1	1.37mi
1003 Oshkosh Ave Lubbock, TX	3.0	2.0	1835	$2,000	$1.09	14d	1	1.39mi
7410 5th St Unit 1 Lubbock, TX	3.0	2.0	1271	$1,400	$1.10	44d	1	1.41mi
6813 7th St Lubbock, TX	3.0	2.0	1452	$1,550	$1.07	22d	1	1.41mi
6223 24th St Unit Labs Lubbock, TX	2.0	1.0	884	$1,150	$1.30	44d	1	1.41mi

Listing history 16 events

1. 2026-06-15
   days on market $104,000 Active 152 DOM
2. 2026-06-13
   days on market $104,000 Active 149 DOM
3. 2026-06-10
   days on market $104,000 Active 147 DOM
4. 2026-06-09
   days on market $104,000 Active 146 DOM
5. 2026-06-08
   days on market $104,000 Active 145 DOM
6. 2026-06-07
   days on market $104,000 Active 144 DOM
7. 2026-06-05
   days on market $104,000 Active 141 DOM
8. 2026-06-03
   days on market $104,000 Active 140 DOM
9. 2026-06-02
   days on market $104,000 Active 139 DOM
10. 2026-06-01
    days on market $104,000 Active 138 DOM
11. 2026-05-31
    days on market $104,000 Active 137 DOM
12. 2026-05-30
    days on market $104,000 Active 136 DOM
13. 2026-02-05
    price $104,000 333-char remark

    Show marketing remark (333 chars)

    You won't want to miss this 3 bedroom 1 bath in West Lubbock! Featuring a large backyard, dining room, and a gorgeous kitchen, this place is perfect for your new home. This place is definitely a fixer upper, but it's a wonderful opportunity in a desirable location, near Reese Center, the Medical District, and Texas Tech University.

14. 2026-01-09
    listed $107,500 Active 333-char remark

    Show marketing remark (333 chars)

    You won't want to miss this 3 bedroom 1 bath in West Lubbock! Featuring a large backyard, dining room, and a gorgeous kitchen, this place is perfect for your new home. This place is definitely a fixer upper, but it's a wonderful opportunity in a desirable location, near Reese Center, the Medical District, and Texas Tech University.

15. 2022-01-14
    soldstatus
16. 2003-12-01
    soldstatus

ⓘ 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: $1,470 · $123/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$433/yr (+$36/mo · 29.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone A · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $19,788
• − Mortgage interest: −$5,826
• − Property taxes: −$1,470
• − Insurance: −$2,022
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$3,025
• Taxable income: $4,278
• Est. tax owed @ 24.0%: −$1,027
• After-tax cash flow: $4,568/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 — 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): 24,000
• Household income: $61,509
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1914.0

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 0.56)
• Race & ethnicity: White 58% Hispanic / Latino 31% Two or more races 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada, South Korea, China
• Languages at home: 83% English-only · Spanish 13% Other Asian/Pacific 1% 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: ▼ -44.87%
• Current HPI: 229.9895
• Rent YoY: ▼ -0.07%
• 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

-3.3% since first listed

4 events — show timeline

• 2026-02-05 Price Changed $104,000 LARMLS
• 2026-01-09 Listed $107,500 LARMLS
• 2022-01-14 Sold (Public Records) — Public Records
• 2003-12-01 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,470 · -6.0% YoY. Source: county tax records.