4802 39th St · Lubbock, TX 79414

$130,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 28 Days on market

Built 1954 7,022 sqft lot

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Why this score? — see what drove the C- 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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4802 39th Street presents a rare opportunity to own two homes on one property in a convenient central Lubbock location. Near Tech, Medical, and Coronado High School. The front house features 3 bedrooms and 2 bathrooms and is rent-ready, making it ideal for immediate occupancy or income potential. The back house is a 1 bedroom, 1 bathroom unit with great potential for additional rental income, guest quarters, or a home office setup once improvements are completed. Sold AS-IS

Key facts

• Guest quarters
• Home office setup
• 7,022 sq ft lot

Tags

• TWO HOMES ON ONE PROPERTY
• GUEST QUARTERS
• HOME OFFICE SETUP

Property features AI

Finance

• HOA & community: Street lights; Sidewalks

Exterior

• Parking: On-street parking; Parking pad
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence (attached; shares 1 common wall); Residential property; Multi-family zoning
• Construction: Masonite construction; Composition roof; Slab foundation; Built area above grade: 1,500
• Exterior features: Patio; Wood fencing; Corner lot with a backyard; City lot; Other exterior structures

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans throughout; Blinds on windows; Disposal; Dishwasher; Gas water heater
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (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-, 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: Stewart El (math 37% / reading 27%, grade F, #2,268 of 4,322 statewide, top 55%, 405 students, 87% FRL); Coronado H S (math 34% / reading 38%, grade F, #930 of 1,632 statewide, top 57%, 1,960 students, 66% FRL) — zoned schools average 76% FRL vs 60% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 89 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); 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• This rent runs 34% of the median local income ($49k/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 $899 of loan paydown is wiped out by about $4k 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 28 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.56% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-10,922
• Equity at exit: $19,383

10-year hold

• IRR: -2.4%
• Equity multiple: 0.86×
• Total profit: $-5,238
• Equity at exit: $11,240

Cash invested: $36,400 (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 79414

• Home prices YoY: -27.8%
• Rents YoY: 0.6%
• Active inventory: 89
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$682
• Tax from tax record: −$166 /mo · $1,993/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $212

Break-even live

Break-even rent $1,142

Max offer price $130,000

Occupancy floor 80%

Sensitivity live

Price	-10% $286	-5% $249	+0% $212	+5% $175	+10% $138
Rent	-10% $101	-5% $156	+0% $212	+5% $268	+10% $323
Rate	-1.0pp $277	-0.5pp $245	base $212	+0.5pp $178	+1.0pp $144

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4817 40th St Lubbock, TX	3.0	2.0	1254	$1,300	$1.04	15d	1	0.13mi
4801 36th St Lubbock, TX	3.0	2.0	1424	$1,275	$0.90	22d	1	0.16mi
4818 36th St Lubbock, TX	3.0	2.0	1285	$1,400	$1.09	22d	1	0.20mi
4907 41st St Lubbock, TX	3.0	2.0	1196	$1,200	$1.00	45d	1	0.22mi
4707 42nd St Lubbock, TX	3.0	1.0	1053	$1,049	$1.00	15d	1	0.24mi
4708 43rd St Lubbock, TX	3.0	1.5	1249	$1,350	$1.08	45d	1	0.27mi
4803 43rd St Lubbock, TX	3.0	2.0	1412	$1,200	$0.85	22d	1	0.28mi
4815 43rd St Lubbock, TX	3.0	2.0	1282	$1,500	$1.17	22d	1	0.29mi
4619 43rd St Lubbock, TX	3.0	1.0	1404	$1,500	$1.07	45d	1	0.32mi
5003 35th St Lubbock, TX	3.0	2.0	1501	$1,550	$1.03	15d	1	0.34mi
4606 35th St Lubbock, TX	4.0	2.0	1684	$1,800	$1.07	45d	1	0.34mi
4819 44th St Lubbock, TX	3.0	2.0	1412	$1,300	$0.92	45d	1	0.36mi
5024 35th St Lubbock, TX	3.0	2.0	1364	$1,300	$0.95	22d	1	0.43mi
4413 40th St Lubbock, TX	3.0	1.0	1152	$1,350	$1.17	22d	1	0.48mi
4916 46th St Lubbock, TX	3.0	2.0	1377	$1,450	$1.05	15d	1	0.48mi
4430 33rd St Lubbock, TX	3.0	2.0	1402	$1,100	$0.78	45d	1	0.50mi
5002 46th St Lubbock, TX	3.0	2.0	1369	$1,450	$1.06	45d	1	0.50mi
4428 33rd St Lubbock, TX	3.0	1.5	1685	$1,375	$0.82	45d	1	0.51mi
5101 44th St Lubbock, TX	3.0	2.0	1160	$1,350	$1.16	22d	1	0.51mi
4702 31st St Lubbock, TX	3.0	2.0	1600	$1,450	$0.91	45d	1	0.52mi
4315 41st St Lubbock, TX	3.0	2.0	1558	$1,450	$0.93	22d	1	0.58mi
5017 46th St Lubbock, TX	3.0	2.0	1753	$1,600	$0.91	45d	1	0.58mi
4926 48th St Lubbock, TX	3.0	2.0	1354	$1,500	$1.11	22d	1	0.59mi
4602 50th St Lubbock, TX	1.0–3.0	1.0–2.5	1080	$1,368	$1.27	15d	9	0.62mi
5220 41st St Lubbock, TX	3.0	2.0	1536	$1,400	$0.91	22d	1	0.62mi
4310 42nd St Lubbock, TX	3.0	2.0	1754	$1,700	$0.97	45d	1	0.63mi
5318 39th St Lubbock, TX	3.0	2.0	1736	$1,375	$0.79	15d	1	0.68mi
4211 41st St Lubbock, TX	4.0	2.0	1960	$1,599	$0.82	45d	1	0.71mi
4304 32nd St Lubbock, TX	3.0	2.0	1174	$1,395	$1.19	15d	1	0.75mi
4423 27th St Lubbock, TX	3.0	2.0	1268	$1,600	$1.26	22d	1	0.81mi
2409 Utica Ave Lubbock, TX	3.0	1.5	1693	$1,400	$0.83	22d	1	0.82mi
5302 48th St Lubbock, TX	3.0	2.0	1368	$1,450	$1.06	22d	1	0.82mi
5415 42nd St Lubbock, TX	3.0	2.0	1417	$1,450	$1.02	22d	1	0.86mi
5204 50th St Lubbock, TX	2.0–3.0	2.0	1050	$1,150	$1.10	15d	2	0.88mi
5011 52nd St Lubbock, TX	3.0	2.0	1292	$1,500	$1.16	22d	1	0.90mi
4103 30th St Lubbock, TX	3.0	1.0	1323	$1,250	$0.94	45d	1	0.91mi
5406 36th St Lubbock, TX	3.0	2.0	1400	$695	$0.50	45d	1	0.93mi
3812 36th St Unit A Lubbock, TX	3.0	2.0	1458	$1,500	$1.03	22d	1	0.95mi
4320 52nd St Unit B Lubbock, TX	2.0	1.5	1200	$1,395	$1.16	45d	1	0.97mi
4314 52nd St Unit A Lubbock, TX	3.0	2.0	1863	$1,400	$0.75	22d	1	0.99mi

Listing history 19 events

1. 2026-06-18
   days on market $130,000 Active 28 DOM
2. 2026-06-17
   days on market $130,000 Active 27 DOM
3. 2026-06-16
   days on market $130,000 Active 26 DOM
4. 2026-06-15
   days on market $130,000 Active 25 DOM
5. 2026-06-14
   days on market $130,000 Active 23 DOM
6. 2026-06-13
   days on market $130,000 Active 22 DOM
7. 2026-06-10
   days on market $130,000 Active 20 DOM
8. 2026-06-09
   days on market $130,000 Active 19 DOM
9. 2026-06-08
   days on market $130,000 Active 18 DOM
10. 2026-06-07
    pricedays on market $130,000 Active 17 DOM
11. 2026-06-05
    days on market $145,000 Active 14 DOM
12. 2026-06-03
    days on market $145,000 Active 13 DOM
13. 2026-06-02
    days on market $145,000 Active 12 DOM
14. 2026-06-01
    days on market $145,000 Active 11 DOM
15. 2026-05-31
    days on market $145,000 Active 10 DOM
16. 2026-05-30
    days on market $145,000 Active 9 DOM
17. 2026-05-21
    listed $145,000 Active
18. 2024-04-04
    historical $1,150
19. 2024-01-30
    listed $1,150

ⓘ 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: $1,993 · $166/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$386/yr (+$32/mo · 19.4%)

ⓘ 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 · 22 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: $16,920
• − Mortgage interest: −$7,282
• − Property taxes: −$1,993
• − Insurance: −$650
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$3,782
• Taxable income: $506
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $2,422/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): 17,596
• Household income: $49,057
• Rent vs Own: 65.4% rent · 34.6% own
• Severe rent burden: 1330.0

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 0.62)
• Race & ethnicity: White 47% Hispanic / Latino 39% Two or more races 21% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 82% English-only · Spanish 16%

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: ▼ -95.31%
• Current HPI: 247.7963
• Rent YoY: ▲ 0.56%
• 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

+12508.7% since first listed

3 events — show timeline

• 2026-05-21 Listed $145,000 LARMLS
• 2024-04-04 Rental Removed $1,150 LARMLS
• 2024-01-30 Listed for Rent $1,150 LARMLS

Property tax history

+0.6%/yr

Latest (2025): $1,993 · -17.4% YoY. Source: county tax records.