219 Redbud Ave · Lubbock, TX 79403

$50,000

3 bd · 2.0 ba · 1,206 sqft · SingleFamily public records · 1 Days on market

Built 1960 6,540 sqft lot $41/sqft · at area comps Est $52k · at est. ↓ 22% since listing

---

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 +9.2/15.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bath home with 1-car garage and room to make it your own. Ideal for a family wanting to customize or an investor looking for value-add potential. Selling As-Is. All square footage figures are approximate and taken from public records or other sources. Broker and seller make no representations as to accuracy. Buyer should obtain independent measurements if square footage is a material consideration.

Key facts

• 6,540 sq ft lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

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 (+1.5%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $346 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 + 1.5% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1960 — 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: 2.08% ✓
• Cap rate: 17.08%
• Cash-on-cash: 38.51%
• DSCR: 2.71
• GRM: 4.0

CMA / ARV

• ARV (median comp): $52,002
• List price: $50,000
• Delta: 38.46%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.52% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.36×
• Total profit: $19,020
• Equity at exit: $7,455

10-year hold

• IRR: 39.1%
• Equity multiple: 4.39×
• Total profit: $47,460
• Equity at exit: $4,323

Cash invested: $14,000 (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 79403

• Home prices YoY: -9.0%
• Rents YoY: 1.5%
• Active inventory: 165
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,040 high
• Mortgage (P&I): −$262
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $449

Break-even live

Break-even rent $472

Max offer price $50,000

Occupancy floor 52%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 E 2nd St Lubbock, TX	4.0	1.0	1096	$875	$0.80	43d	1	0.09mi
1802 E 2nd St Lubbock, TX	4.0	1.0	1096	$695	$0.63	21d	1	0.09mi
1809 E 2nd St Lubbock, TX	4.0	2.0	1203	$1,000	$0.83	43d	1	0.12mi
1828 E 1st St Lubbock, TX	3.0	1.0	1011	$695	$0.69	21d	1	0.23mi
1711 E 1st St Lubbock, TX	3.0	2.0	1124	$900	$0.80	21d	1	0.26mi
1808 E Auburn St Lubbock, TX	3.0	2.0	1172	$1,100	$0.94	21d	1	0.31mi
602 Walnut Ave Lubbock, TX	3.0	2.0	1172	$1,100	$0.94	43d	1	0.36mi
2721 E 3rd St Lubbock, TX	3.0	2.0	1172	$1,050	$0.90	13d	1	0.42mi
2726 E 2nd St Lubbock, TX	3.0	1.0	816	$695	$0.85	21d	1	0.44mi
2612 E Auburn St Lubbock, TX	4.0	2.0	1196	$1,095	$0.92	21d	1	0.46mi
808 Vanda Ave Lubbock, TX	3.0	1.0	832	$695	$0.84	21d	1	0.48mi
312 Beech Ave Lubbock, TX	3.0	1.0	816	$695	$0.85	21d	1	0.49mi
312 Beech Ave Lubbock, TX	3.0	1.0	816	$800	$0.98	43d	1	0.49mi
1516 E 8th St Lubbock, TX	3.0	2.0	1172	$1,050	$0.90	21d	1	0.51mi
1730 E Dartmouth St Unit A Lubbock, TX	3.0	1.0	1015	$695	$0.68	43d	1	0.54mi
1726 E Dartmouth St Unit A Lubbock, TX	3.0	1.0	1100	$1,000	$0.91	21d	1	0.54mi
306 Zenith Ave Lubbock, TX	3.0	2.0	1298	$1,165	$0.90	21d	1	0.54mi
1726 E Dartmouth St Unit B Lubbock, TX	3.0	1.0	1100	$1,000	$0.91	43d	1	0.54mi
2815 E 2nd St Apt 2 Lubbock, TX	3.0	1.0	750	$625	$0.83	13d	1	0.55mi
310 Zenith Ave Lubbock, TX	3.0	2.0	1298	$1,164	$0.90	13d	1	0.56mi
824 Vanda Ave Lubbock, TX	3.0	1.0	832	$750	$0.90	43d	1	0.56mi
1918 E Cornell St Lubbock, TX	3.0	2.0	1028	$1,080	$1.05	21d	1	0.56mi
1702 E Dartmouth St Lubbock, TX	3.0	2.0	1172	$1,100	$0.94	21d	1	0.57mi
1933 E Colgate St Lubbock, TX	4.0	1.0	1310	$795	$0.61	21d	1	0.58mi
2608 E Colgate St Lubbock, TX	3.0	1.0	990	$900	$0.91	43d	1	0.60mi
2211 E Main St Lubbock, TX	3.0	2.0	1172	$1,100	$0.94	43d	1	0.61mi
2206 E Main St Lubbock, TX	3.0	2.0	1152	$975	$0.85	44d	1	0.63mi
2226 E Main St Lubbock, TX	3.0	2.0	1100	$1,150	$1.05	43d	1	0.65mi
2117 E Broadway Unit 1 Lubbock, TX	3.0	1.0	963	$950	$0.99	43d	1	0.67mi
2123 E Broadway Unit 2 Lubbock, TX	3.0	1.0	963	$950	$0.99	21d	1	0.67mi
411 David Ave Lubbock, TX	3.0	2.0	1204	$1,200	$1.00	13d	1	0.68mi
3016 E 3rd St Lubbock, TX	3.0	1.0	978	$695	$0.71	21d	1	0.70mi
2624 E Cornell St Lubbock, TX	3.0	2.0	1298	$1,330	$1.02	13d	1	0.71mi
2912 E Baylor St Lubbock, TX	3.0	2.0	1176	$695	$0.59	21d	1	0.76mi
2912 E Baylor St Lubbock, TX	3.0	2.0	1176	$900	$0.77	43d	1	0.76mi
924 E Emory St Lubbock, TX	1.0–2.0	1.0–2.0	865	$1,008	$1.17	13d	8	0.79mi
2924 E Cornell St Lubbock, TX	3.0	2.0	1247	$1,150	$0.92	21d	1	0.86mi
804 David Ave Lubbock, TX	3.0	2.0	1028	$1,049	$1.02	13d	1	0.87mi
1014 David Ave Lubbock, TX	3.0	2.0	1028	$1,030	$1.00	13d	1	0.87mi
1903 E 15th St Unit B Lubbock, TX	2.0	2.0	950	$1,075	$1.13	13d	1	0.89mi

Listing history 22 events

1. 2026-06-18
   pricedays on marketlisting id $50,000 Active 1 DOM
2. 2026-06-18
   days on market $72,000 Active 121 DOM
3. 2026-06-17
   days on market $72,000 Active 120 DOM
4. 2026-06-16
   days on market $72,000 Active 119 DOM
5. 2026-06-15
   days on market $72,000 Active 118 DOM
6. 2026-06-14
   days on market $72,000 Active 116 DOM
7. 2026-06-13
   days on market $72,000 Active 115 DOM
8. 2026-06-10
   days on market $72,000 Active 113 DOM
9. 2026-06-09
   days on market $72,000 Active 112 DOM
10. 2026-06-08
    days on market $72,000 Active 111 DOM
11. 2026-06-07
    days on market $72,000 Active 110 DOM
12. 2026-06-05
    days on market $72,000 Active 107 DOM
13. 2026-06-03
    days on market $72,000 Active 106 DOM
14. 2026-06-02
    days on market $72,000 Active 105 DOM
15. 2026-06-01
    days on market $72,000 Active 104 DOM
16. 2026-05-31
    days on market $72,000 Active 103 DOM
17. 2026-05-30
    days on market $72,000 Active 102 DOM
18. 2026-05-04
    price $72,000 414-char remark

    Show marketing remark (414 chars)

    3 bedroom, 2 bath home with 1-car garage and room to make it your own. Ideal for a family wanting to customize or an investor looking for value-add potential. Selling As-Is. All square footage figures are approximate and taken from public records or other sources. Broker and seller make no representations as to accuracy. Buyer should obtain independent measurements if square footage is a material consideration.

19. 2026-04-01
    price $85,000 414-char remark

    Show marketing remark (414 chars)

    3 bedroom, 2 bath home with 1-car garage and room to make it your own. Ideal for a family wanting to customize or an investor looking for value-add potential. Selling As-Is. All square footage figures are approximate and taken from public records or other sources. Broker and seller make no representations as to accuracy. Buyer should obtain independent measurements if square footage is a material consideration.

20. 2026-02-23
    soldstatus
21. 2026-02-17
    listed $92,000 Active 414-char remark

    Show marketing remark (414 chars)

    3 bedroom, 2 bath home with 1-car garage and room to make it your own. Ideal for a family wanting to customize or an investor looking for value-add potential. Selling As-Is. All square footage figures are approximate and taken from public records or other sources. Broker and seller make no representations as to accuracy. Buyer should obtain independent measurements if square footage is a material consideration.

22. 2025-07-21
    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: $1,074 · $90/mo
• Projected year-2 tax: $1,074 · $90/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 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: $12,484
• − Mortgage interest: −$2,801
• − Property taxes: −$1,074
• − Insurance: −$250
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$1,455
• Taxable income: $4,907
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $4,214/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): 16,089
• Household income: $47,907
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 612.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 49% White 26% Black 23% Two or more races 16% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 74% English-only · Spanish 25%

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: ▼ -17.69%
• Current HPI: 178.9297
• Rent YoY: ▲ 1.52%
• 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

-21.7% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $72,000 LARMLS
• 2026-04-01 Price Changed $85,000 LARMLS
• 2026-02-23 Sold (Public Records) — Public Records
• 2026-02-17 Listed $92,000 LARMLS
• 2025-07-21 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,074 · +7.2% YoY. Source: county tax records.