2413 46th St · Lubbock, TX 79412

$79,900

4 bd · 2.0 ba · 1,409 sqft · SingleFamily public records · 79 Days on market

Built 1954 8,125 sqft lot $57/sqft · 24% below area Est $105k · 24% under ↓ 31% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located near parks, schools, shopping and restaurants - this is a 3 bedroom 2 bath brick home with a carport and is ready for you. The house had the beginnings of a remodel, therefore a good amount of the work was completed. This home would look really sharp with updated paint and flooring. The kitchen looks good. There is an isolated master bedroom and bathroom. The BIG backyard is ready for family get-togethers. This one is priced for you. This can be purchased with financing and cash. No seller financing and no sub-to offers.

Key facts

• Big backyard
• Carport
• Brick home

Tags

• BRICK HOME
• CARPORT
• ISOLATED MASTER BEDROOM
• BIG BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% 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.
• 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 (+3.9%/yr); 110 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 33% 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 $552 of loan paydown is wiped out by about $2k 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 + 3.9% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1954 — 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.67% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.94%
• DSCR: 2.02
• GRM: 5.0

CMA / ARV

• ARV (median comp): $105,062
• List price: $79,900
• Delta: -23.95%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2619 44th St	0.31mi	3/2.0 (-1)	1,460 (+4%)	13mo	$199,000	$136	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.87% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.69×
• Total profit: $15,542
• Equity at exit: $11,913

10-year hold

• IRR: 26.2%
• Equity multiple: 3.41×
• Total profit: $53,809
• Equity at exit: $6,908

Cash invested: $22,372 (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 79412

• Home prices YoY: -15.3%
• Rents YoY: 3.9%
• Active inventory: 110
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$419
• Tax from tax record: −$175 /mo · $2,099/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $428

Break-even live

Break-even rent $794

Max offer price $79,900

Occupancy floor 63%

Sensitivity live

Price	-10% $473	-5% $450	+0% $428	+5% $405	+10% $383
Rent	-10% $322	-5% $375	+0% $428	+5% $481	+10% $533
Rate	-1.0pp $468	-0.5pp $448	base $428	+0.5pp $407	+1.0pp $386

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2316 47th St Lubbock, TX	3.0	2.0	1285	$1,400	$1.09	21d	1	0.14mi
2400 44th St Lubbock, TX	1.0–3.0	1.0–2.0	1015	$1,225	$1.21	14d	23	0.15mi
2315 48th St Lubbock, TX	3.0	1.0	1014	$1,350	$1.33	21d	1	0.17mi
2611 44th St Lubbock, TX	3.0	1.0	1200	$1,395	$1.16	44d	1	0.26mi
2701 44th St Lubbock, TX	1.0–3.0	1.0–1.5	657	$1,075	$1.64	14d	25	0.31mi
2514 42nd St Lubbock, TX	3.0	1.0	943	$950	$1.01	14d	1	0.31mi
2609 41st St Lubbock, TX	3.0	2.0	1469	$1,550	$1.06	21d	1	0.39mi
2403 38th St Lubbock, TX	3.0	1.5	1786	$1,700	$0.95	44d	1	0.52mi
3006 47th St Lubbock, TX	3.0	1.0	1016	$1,150	$1.13	21d	1	0.56mi
2506 37th St Lubbock, TX	3.0	1.0	1053	$1,550	$1.47	21d	1	0.61mi
2508 37th St Lubbock, TX	3.0	2.5	1495	$1,700	$1.14	44d	1	0.61mi
1920 45th St Lubbock, TX	3.0	1.0	1200	$1,200	$1.00	21d	1	0.62mi
1920 44th St Lubbock, TX	4.0	2.0	1391	$795	$0.57	21d	1	0.63mi
3019 47th St Lubbock, TX	3.0	2.0	1298	$1,400	$1.08	21d	1	0.64mi
2217 36th St Lubbock, TX	3.0	1.0	1284	$1,109	$0.86	14d	1	0.68mi
2215 36th St Lubbock, TX	3.0	2.0	1578	$1,450	$0.92	44d	1	0.69mi
2712 37th St Lubbock, TX	3.0	1.0	1136	$1,300	$1.14	44d	1	0.69mi
3019 42nd St Lubbock, TX	3.0	1.0	1053	$1,250	$1.19	21d	1	0.69mi
2108 38th St Lubbock, TX	3.0	2.0	1124	$900	$0.80	44d	1	0.70mi
3105 44th St Lubbock, TX	3.0	2.0	1348	$1,375	$1.02	21d	1	0.70mi
2823 54th St Lubbock, TX	3.0	2.0	1725	$1,825	$1.06	44d	1	0.70mi
2801 36th St Lubbock, TX	3.0	2.0	1446	$2,700	$1.87	44d	1	0.76mi
1718 43rd St Lubbock, TX	4.0	2.0	1870	$1,075	$0.57	21d	1	0.78mi
1712 42nd St Unit B Lubbock, TX	3.0	1.0	899	$695	$0.77	21d	1	0.81mi
3108 39th St Lubbock, TX	3.0	2.0	1504	$1,295	$0.86	21d	1	0.85mi
3114 40th St Lubbock, TX	3.0	2.0	1488	$1,375	$0.92	44d	1	0.86mi
2211 33rd St Unit A Lubbock, TX	3.0	1.5	1293	$1,200	$0.93	44d	1	0.89mi
3114 37th St Lubbock, TX	3.0	1.0	988	$1,095	$1.11	44d	1	0.95mi
2411 31st St Lubbock, TX	3.0	1.0	1003	$1,000	$1.00	21d	1	0.97mi
2823 33rd St Lubbock, TX	3.0	1.0	1105	$950	$0.86	44d	1	0.97mi
2430 31st St Lubbock, TX	3.0	2.0	1592	$1,450	$0.91	44d	1	1.00mi
2614 31st St Lubbock, TX	3.0	2.0	1549	$1,650	$1.07	44d	1	1.02mi
3019 33rd St Lubbock, TX	3.0	1.5	1573	$1,500	$0.95	14d	1	1.05mi
2106 32nd St Lubbock, TX	3.0	1.0	1398	$695	$0.50	21d	1	1.05mi
2106 32nd St Lubbock, TX	3.0	1.0	1398	$925	$0.66	44d	1	1.06mi
2613 30th St Lubbock, TX	3.0	2.0	1472	$1,500	$1.02	44d	1	1.06mi
3101 33rd St Lubbock, TX	3.0	3.0	1250	$999	$0.80	44d	1	1.06mi
2821 61st St Lubbock, TX	3.0	1.0	1230	$1,100	$0.89	44d	1	1.06mi
2416 30th St Lubbock, TX	3.0	2.0	1746	$1,425	$0.82	21d	1	1.07mi
3007 32nd St Lubbock, TX	3.0	1.0	1353	$1,325	$0.98	21d	1	1.07mi

Listing history 23 events

1. 2026-06-18
   days on market $79,900 Active 79 DOM
2. 2026-06-17
   days on market $79,900 Active 78 DOM
3. 2026-06-16
   days on market $79,900 Active 77 DOM
4. 2026-06-15
   days on market $79,900 Active 76 DOM
5. 2026-06-14
   days on market $79,900 Active 74 DOM
6. 2026-06-13
   days on market $79,900 Active 73 DOM
7. 2026-06-10
   days on market $79,900 Active 71 DOM
8. 2026-06-09
   days on market $79,900 Active 70 DOM
9. 2026-06-08
   days on market $79,900 Active 69 DOM
10. 2026-06-07
    pricedays on market $79,900 Active 68 DOM
11. 2026-06-05
    days on market $89,900 Active 65 DOM
12. 2026-06-03
    days on market $89,900 Active 64 DOM
13. 2026-06-02
    days on market $89,900 Active 63 DOM
14. 2026-06-01
    days on market $89,900 Active 62 DOM
15. 2026-05-31
    days on market $89,900 Active 61 DOM
16. 2026-05-30
    days on market $89,900 Active 60 DOM
17. 2026-05-06
    price $89,900 534-char remark

    Show marketing remark (534 chars)

    Located near parks, schools, shopping and restaurants - this is a 3 bedroom 2 bath brick home with a carport and is ready for you. The house had the beginnings of a remodel, therefore a good amount of the work was completed. This home would look really sharp with updated paint and flooring. The kitchen looks good. There is an isolated master bedroom and bathroom. The BIG backyard is ready for family get-togethers. This one is priced for you. This can be purchased with financing and cash. No seller financing and no sub-to offers.

18. 2026-03-30
    listed $99,900 Active 534-char remark

    Show marketing remark (534 chars)

    Located near parks, schools, shopping and restaurants - this is a 3 bedroom 2 bath brick home with a carport and is ready for you. The house had the beginnings of a remodel, therefore a good amount of the work was completed. This home would look really sharp with updated paint and flooring. The kitchen looks good. There is an isolated master bedroom and bathroom. The BIG backyard is ready for family get-togethers. This one is priced for you. This can be purchased with financing and cash. No seller financing and no sub-to offers.

19. 2025-02-23
    price $118,500
20. 2024-12-12
    price $130,000
21. 2022-11-15
    historical
22. 2021-08-18
    soldstatus
23. 2021-08-18
    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: $2,099 · $175/mo
• Projected year-2 tax: $2,099 · $175/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: $16,024
• − Mortgage interest: −$4,476
• − Property taxes: −$2,099
• − Insurance: −$400
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,324
• Taxable income: $4,162
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $4,134/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): 15,018
• Household income: $48,878
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 676.0

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: Hispanic / Latino 61% Two or more races 25% White 25% Black 10%
• Hispanic origin (detail): Mexican 51% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Serbian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 67% English-only · Spanish 32% Arabic 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: ▼ -33.95%
• Current HPI: 188.4033
• Rent YoY: ▲ 3.87%
• 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

-30.8% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $89,900 LARMLS
• 2026-03-30 Listed $99,900 LARMLS
• 2025-02-23 Price Changed $118,500 LARMLS
• 2024-12-12 Price Changed $130,000 LARMLS
• 2022-11-15 Rental Removed — RENT.
• 2021-08-18 Sold (Public Records) — Public Records
• 2021-08-18 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,099 · -2.6% YoY. Source: county tax records.