8326 25th St · Lubbock, TX 79407

$209,630

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 5 Days on market

Built 2026 Excellent condition 4,250 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 +11.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Buy NOW and get up to $7,000 Use-It-Your-Way Cash + a 4.99% interest rate with our designated preferred lender if you close before August 17, 2026! This is only available for FHA and VA loans with no down payment assistance. Welcome home to this beautiful 3-bedroom, 2-bath residence with a 1-car garage, featuring a brick and vinyl exterior and a covered front entry. Inside, enjoy an open-concept layout with luxury vinyl plank flooring in the main areas. The kitchen offers granite or quartz countertops, a large island with bar seating, stainless steel appliances, and an enclosed pantry. Premium plumbing and lighting fixtures add a modern touch throughout. The secluded master suite includes a

Key facts

• Covered front entry
• Open-concept layout
• 4,250 sq ft lot

Tags

• BRICK AND VINYL EXTERIOR
• COVERED FRONT ENTRY
• OPEN-CONCEPT LAYOUT
• LUXURY VINYL PLANK FLOORING
• GRANITE OR QUARTZ COUNTERTOPS
• LARGE ISLAND WITH BAR SEATING

Property features AI

Exterior

• Parking: Attached garage; Driveway; 1 garage space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone service available
• Home design: Single-family residence; New construction; Single-story
• Construction: Brick construction; Composition roof; Slab foundation; Built as new construction
• Exterior features: Private yard; Rear porch; Fenced backyard with wood fencing; Paved city street access; Front yard; Subdivided lot

Interior

• Kitchen: Range; Free-standing range; Dishwasher; Microwave; Garbage disposal
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fan(s)
• Interior features: Ceiling fans; Kitchen island; Open floor plan; Pantry; Walk-in closets; 5 total rooms
• Laundry & utility: Indoor laundry

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-80 ($-962/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (17.4% below list).
• Recommended offer: $173k (17.4% 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.
• 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.
• Zoned schools: Willow Bend El (math 34% / reading 41%, grade F, #1,744 of 4,322 statewide, top 41%, 730 students, 74% FRL); Frenship H S (math 44% / reading 65%, grade C-, #379 of 1,632 statewide, top 26%, 3,247 students, 46% FRL) — zoned schools average 60% FRL vs 36% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 610 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 34% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $173,229 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 10.1

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-44,127
• Equity at exit: $31,257

10-year hold

• IRR: -26.6%
• Equity multiple: -0.10×
• Total profit: $-64,516
• Equity at exit: $18,125

Cash invested: $58,696 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$1,099
• Tax est. 1.5%: −$262 /mo · $3,144/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-80

Break-even live

Break-even rent $1,834

Max offer price $198,025

Occupancy floor 100%

Sensitivity live

Price	-10% $65	-5% $-8	+0% $-80	+5% $-153	+10% $-225
Rent	-10% $-217	-5% $-149	+0% $-80	+5% $-12	+10% $57
Rate	-1.0pp $25	-0.5pp $-27	base $-80	+0.5pp $-135	+1.0pp $-190

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: $52,408
• Closing costs: $6,289
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2603 Harmony Ave Lubbock, TX	3.0	2.0	1450	$1,749	$1.21	14d	1	0.23mi
2603 Harmony Ave Lubbock, TX	3.0	2.0	1450	$1,749	$1.21	22d	1	0.23mi
8607 29th St Lubbock, TX	3.0	2.0	1350	$1,749	$1.30	44d	1	0.25mi
2511 Kenwood Ave Lubbock, TX	3.0	2.0	1450	$2,099	$1.45	22d	1	0.62mi
2509 Kenwood Ave Lubbock, TX	3.0	2.0	1450	$1,699	$1.17	22d	1	0.62mi
2055 Kenwood Ave Lubbock, TX	3.0	2.0	1450	$1,649	$1.14	14d	1	0.63mi
2154 Kokomo Ave Lubbock, TX	3.0	2.0	1450	$1,799	$1.24	22d	1	0.66mi
2028 Kenwood Ave Lubbock, TX	3.0	2.0	1450	$1,650	$1.14	14d	1	0.69mi
2168 Langford Ave Lubbock, TX	3.0	2.0	1450	$1,699	$1.17	44d	1	0.69mi
2125 Kirksey Ave Lubbock, TX	3.0	2.0	1450	$1,650	$1.14	14d	1	0.70mi
2162 Langford Ave Lubbock, TX	3.0	2.0	1450	$1,699	$1.17	44d	1	0.72mi
2131 Kokomo Ave Unit A Lubbock, TX	3.0	2.0	1360	$1,500	$1.10	22d	1	0.73mi
2147 Langford Ave Lubbock, TX	3.0	2.0	1450	$1,699	$1.17	22d	1	0.73mi
2140 Kokomo Ave Lubbock, TX	4.0	2.0	1450	$1,999	$1.38	44d	1	0.74mi
2143 Langford Ave Lubbock, TX	3.0	2.0	1450	$1,750	$1.21	44d	1	0.75mi
2130 Kokomo Ave Lubbock, TX	4.0	2.0	1450	$2,199	$1.52	22d	1	0.77mi
2152 Langford Ave Unit Labs Lubbock, TX	3.0	2.0	1450	$1,660	$1.14	22d	1	0.77mi
2139 Langford Ave Lubbock, TX	3.0	2.0	1450	$1,899	$1.31	22d	1	0.77mi
2137 Langford Ave Lubbock, TX	3.0	2.0	1450	$1,700	$1.17	22d	1	0.78mi
2148 Langford Ave Lubbock, TX	3.0	2.0	1450	$1,699	$1.17	44d	1	0.78mi
2123 Langford Ave Lubbock, TX	3.0	2.0	1450	$1,799	$1.24	22d	1	0.80mi
2138 Langford Ave Lubbock, TX	3.0	2.0	1450	$1,699	$1.17	44d	1	0.81mi
2132 Langford Ave Lubbock, TX	3.0	2.0	1450	$1,699	$1.17	14d	1	0.82mi
2128 Langford Ave Lubbock, TX	3.0	2.0	1450	$1,699	$1.17	14d	1	0.82mi
2122 Langford Ave Lubbock, TX	3.0	2.0	1450	$1,699	$1.17	14d	1	0.83mi
2101 Langford Ave Lubbock, TX	3.0	2.0	1500	$1,400	$0.93	44d	1	0.83mi
1919 Langford Ave Unit A Lubbock, TX	3.0	2.0	1500	$1,399	$0.93	44d	1	0.85mi
1919 Langford Ave Lubbock, TX	3.0	2.0	1500	$1,350	$0.90	44d	1	0.85mi
1918 Langford Ave Unit B Lubbock, TX	3.0	2.0	1500	$1,399	$0.93	14d	1	0.88mi
1903 Langford Ave Unit A Lubbock, TX	3.0	2.0	1500	$1,575	$1.05	44d	1	0.89mi
1903 Langford Ave Unit A Lubbock, TX	3.0	2.0	1500	$1,575	$1.05	14d	1	0.89mi
1903 Langford Ave Unit B Lubbock, TX	3.0	2.0	1500	$1,300	$0.87	44d	1	0.89mi
7541 33rd St Lubbock, TX	3.0	2.0	1296	$1,500	$1.16	22d	1	1.08mi
7535 32nd St Lubbock, TX	3.0	2.0	1120	$1,395	$1.25	44d	1	1.08mi
8704 10th St Lubbock, TX	3.0	2.0	1423	$1,450	$1.02	44d	1	1.16mi
7420 35th St Lubbock, TX	3.0	2.0	1247	$1,500	$1.20	44d	1	1.45mi
7413 35th St Lubbock, TX	3.0	2.0	1247	$1,475	$1.18	22d	1	1.49mi

Listing history 14 events

1. 2026-06-03
   statusdays on market $209,630 Pending 5 DOM
2. 2026-06-02
   days on market $209,630 Active 4 DOM
3. 2026-06-01
   days on market $209,630 Active 3 DOM
4. 2026-05-31
   days on market $209,630 Active 2 DOM
5. 2026-05-30
   remarks 699-char remark
6. 2026-05-30
   pricedays on marketlisting id $209,630 Active 1 DOM
7. 2026-05-19
   price $207,000 380-char remark
8. 2026-05-14
   status Active 380-char remark
9. 2026-05-10
   historical 380-char remark
10. 2026-05-04
    status Active 380-char remark
11. 2026-04-26
    historical 380-char remark
12. 2026-04-13
    price $209,630 380-char remark
13. 2026-02-12
    price $203,630 380-char remark
14. 2026-01-06
    listed $199,630 Active 380-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,787
• − Mortgage interest: −$11,743
• − Property taxes: −$3,144
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$6,098
• Taxable loss: −$4,572
• Est. tax savings @ 24.0%: +$1,097
• After-tax cash flow: $135/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from minor aesthetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Replace any worn-out appliances — Improves functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Replace any worn-out appliances — Improves functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-06-03 Pending — LARMLS
• 2026-05-29 Listed $209,630 LARMLS