8012 Englewood Ave · Lubbock, TX 79424

$178,000

3 bd · 2.0 ba · 1,828 sqft · SingleFamily public records · 27 Days on market

Built 1978

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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 +17.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• DSCR +5.5/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully updated home is centrally located and ready for a new owner! You will be wowed by the HUGE living room that has a stunning beamed, cathedral ceiling and brick fireplace. The kitchen has many incredible features like newer granite countertops, a tin backsplash, double ovens, and oil bronzed faucets. The master suite is large and isolated from the other two bedrooms. Each room has great walk in closets with built ins. Both of the bathrooms have been updated with beautiful tile in the tub/shower. The backyard is the absolute best. It has mature landscaping, two covered porches and a workshop with electricity and lots of natural light to be able to use for any number of purposes! Check out this home TODAY - and see all that it has to offer.

Key facts

• Built 1978
• Listed 27 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $175k (1.5% 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.
• 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.
• Market conditions: Rents rising (+2.8%/yr); 705 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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

• 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 27 days — a 2% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,330 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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: 1.05% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-20,294
• Equity at exit: $26,540

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-7,711
• Equity at exit: $15,390

Cash invested: $49,840 (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 79424

• Rents YoY: 2.8%
• Active inventory: 705
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$933
• Tax from tax record: −$332 /mo · $3,987/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $140

Break-even live

Break-even rent $1,696

Max offer price $178,000

Occupancy floor 88%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5703 80th St Lubbock, TX	3.0	2.0	2133	$2,295	$1.08	44d	1	0.14mi
5806 78th St Lubbock, TX	3.0	2.0	1985	$1,800	$0.91	43d	1	0.28mi
5706 87th Pl Lubbock, TX	3.0	2.0	1544	$1,550	$1.00	13d	1	0.40mi
5309 77th St Lubbock, TX	4.0	2.5	2336	$2,500	$1.07	43d	1	0.58mi
5731 90th St Lubbock, TX	3.0	2.0	1504	$1,650	$1.10	21d	1	0.60mi
5415 73rd St Lubbock, TX	3.0	2.0	1725	$1,849	$1.07	21d	1	0.65mi
7911 Albany Ave Unit A Lubbock, TX	3.0	2.0	1441	$1,350	$0.94	21d	1	0.67mi
7911 Albany Ave Unit B Lubbock, TX	2.0	2.0	1441	$1,350	$0.94	13d	1	0.67mi
6024 74th St Lubbock, TX	4.0	2.0	1997	$1,999	$1.00	43d	1	0.69mi
5560 93rd St Lubbock, TX	3.0	2.0	1370	$1,395	$1.02	21d	1	0.74mi
5545 93rd St Lubbock, TX	3.0	2.0	1370	$1,450	$1.06	43d	1	0.79mi
5715 69th St Lubbock, TX	3.0	2.0	1796	$1,725	$0.96	43d	1	0.79mi
6904 Freeport Ave Lubbock, TX	3.0	2.0	1820	$2,150	$1.18	43d	1	0.79mi
5513 95th St Lubbock, TX	3.0	2.0	1785	$1,575	$0.88	21d	1	0.92mi
5732 67th St Lubbock, TX	3.0	2.0	1700	$1,575	$0.93	13d	1	0.93mi
6603 Elkhart Ave Unit A Lubbock, TX	2.0	1.5	1334	$1,300	$0.97	43d	1	0.97mi
5216 94th St Lubbock, TX	3.0	2.0	1557	$1,900	$1.22	21d	1	1.11mi
9806 Genoa Ave Lubbock, TX	4.0	2.0	1763	$2,050	$1.16	43d	1	1.11mi
5405 66th St Lubbock, TX	1.0–3.0	1.0–2.0	874	$1,280	$1.46	21d	19	1.15mi
9701 Abbeville Ave Lubbock, TX	3.0	2.0	1817	$1,750	$0.96	21d	1	1.22mi
5523 101st St Lubbock, TX	3.0	2.0	1901	$2,100	$1.10	21d	1	1.25mi
6140 71st St Lubbock, TX	3.0	2.5	1350	$1,550	$1.15	13d	1	1.25mi
9616 Kline Ave Lubbock, TX	3.0	2.0	2198	$2,150	$0.98	44d	1	1.35mi
6550 85th St Lubbock, TX	3.0	2.0	1711	$1,700	$0.99	21d	1	1.36mi
4822 73rd St Lubbock, TX	3.0	2.0	1527	$1,500	$0.98	13d	1	1.37mi
4715 French Quarter Ct Lubbock, TX	3.0	2.0	2386	$2,400	$1.01	43d	1	1.40mi
4804 76th St Unit A Lubbock, TX	2.0	2.0	1333	$1,350	$1.01	43d	1	1.42mi
7616 Utica Ave Lubbock, TX	3.0	2.5	1913	$2,100	$1.10	43d	1	1.42mi
6553 89th St Lubbock, TX	3.0	2.0	1564	$1,575	$1.01	21d	1	1.44mi

Listing history 25 events

1. 2026-06-18
   days on market $178,000 Active 27 DOM
2. 2026-06-17
   days on market $178,000 Active 26 DOM
3. 2026-06-16
   days on market $178,000 Active 25 DOM
4. 2026-06-15
   days on market $178,000 Active 24 DOM
5. 2026-06-14
   days on market $178,000 Active 22 DOM
6. 2026-06-13
   days on market $178,000 Active 21 DOM
7. 2026-06-10
   days on market $178,000 Active 19 DOM
8. 2026-06-09
   days on market $178,000 Active 18 DOM
9. 2026-06-08
   days on market $178,000 Active 17 DOM
10. 2026-06-07
    days on market $178,000 Active 16 DOM
11. 2026-06-05
    days on market $178,000 Active 13 DOM
12. 2026-06-03
    days on market $178,000 Active 12 DOM
13. 2026-06-02
    days on market $178,000 Active 11 DOM
14. 2026-06-01
    days on market $178,000 Active 10 DOM
15. 2026-05-31
    days on market $178,000 Active 9 DOM
16. 2026-05-30
    days on market $178,000 Active 8 DOM
17. 2026-05-23
    listed $178,000 Active
18. 2020-02-24
    soldstatus
19. 2020-02-18
    soldstatus 764-char remark

    Show marketing remark (764 chars)

    This beautifully updated home is centrally located and ready for a new owner! You will be wowed by the HUGE living room that has a stunning beamed, cathedral ceiling and brick fireplace. The kitchen has many incredible features like newer granite countertops, a tin backsplash, double ovens, and oil bronzed faucets. The master suite is large and isolated from the other two bedrooms. Each room has great walk in closets with built ins. Both of the bathrooms have been updated with beautiful tile in the tub/shower. The backyard is the absolute best. It has mature landscaping, two covered porches and a workshop with electricity and lots of natural light to be able to use for any number of purposes! Check out this home TODAY - and see all that it has to offer.

20. 2020-01-06
    listed $169,900 764-char remark

    Show marketing remark (764 chars)

    This beautifully updated home is centrally located and ready for a new owner! You will be wowed by the HUGE living room that has a stunning beamed, cathedral ceiling and brick fireplace. The kitchen has many incredible features like newer granite countertops, a tin backsplash, double ovens, and oil bronzed faucets. The master suite is large and isolated from the other two bedrooms. Each room has great walk in closets with built ins. Both of the bathrooms have been updated with beautiful tile in the tub/shower. The backyard is the absolute best. It has mature landscaping, two covered porches and a workshop with electricity and lots of natural light to be able to use for any number of purposes! Check out this home TODAY - and see all that it has to offer.

21. 2016-03-10
    soldstatus
22. 2014-04-11
    soldstatus
23. 2006-10-24
    soldstatus
24. 1993-04-01
    soldstatus
25. 1987-02-01
    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: $3,987 · $332/mo
• Projected year-2 tax: $3,987 · $332/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $22,481
• − Mortgage interest: −$9,971
• − Property taxes: −$3,987
• − Insurance: −$890
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$5,178
• Taxable loss: −$1,142
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $1,955/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): 53,478
• Household income: $97,231
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 1958.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 12% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 8% 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: ▼ -146.64%
• Current HPI: 213.2155
• Rent YoY: ▲ 2.75%
• 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

+4.8% since first listed

9 events — show timeline

• 2026-05-23 Listed $178,000 FSBO.com
• 2020-02-24 Sold (Public Records) — Public Records
• 2020-02-18 Sold (MLS) — LARMLS
• 2020-01-06 Listed $169,900 LARMLS
• 2016-03-10 Sold (Public Records) — Public Records
• 2014-04-11 Sold (Public Records) — Public Records
• 2006-10-24 Sold (Public Records) — Public Records
• 1993-04-01 Sold (Public Records) — Public Records
• 1987-02-01 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,987 · +9.8% YoY. Source: county tax records.