13804 Fremont Ave · Lubbock, TX 79423

$207,880

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 25 Days on market

Built 2026

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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 +10.2/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The 1,100 square-foot Aspen floor plan is a smart, efficient layout with open living spaces that just make sense. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaKitchen islandGranite or quartz countertopsStainless steel appliancesPrivate primary suite with walk-in closet

Key facts

• Open living spaces
• Covered entry
• Kitchen island

Tags

• OPEN LIVING SPACES
• COVERED ENTRY
• KITCHEN ISLAND
• GRANITE OR QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• Other: Address: 13804 Fremont Ave, Lubbock TX 79423; Listing status: Active; List price provided (internal data)

Exterior

• Parking: 1 parking space
• Utilities: Has heating; Has cooling
• Home design: Spec home (Aspen plan)
• Exterior features: Living area approximately 1100

Interior

• Kitchen: Includes dishwasher, disposal, microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Disposal; Microwave; Central ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (19.8% below list).
• Recommended offer: $167k (19.8% 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-, schools D+, crime F.
• Lubbock-Cooper ISD (rural): math 54% / reading 52% proficiency, ranked #98 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.1%/yr); 669 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• It's been on market 25 days — a 2% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Recommended offer $166,706 (19.8% 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: 0.80% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.13% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.27×
• Total profit: $-42,727
• Equity at exit: $30,996

10-year hold

• IRR: -17.1%
• Equity multiple: 0.09×
• Total profit: $-52,749
• Equity at exit: $17,974

Cash invested: $58,206 (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 79423

• Rents YoY: 2.1%
• Active inventory: 669
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$1,090
• Tax est. 1.5%: −$260 /mo · $3,118/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-120

Break-even live

Break-even rent $1,818

Max offer price $190,569

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-48	+0% $-120	+5% $-191	+10% $-263
Rent	-10% $-251	-5% $-185	+0% $-120	+5% $-54	+10% $12
Rate	-1.0pp $-15	-0.5pp $-67	base $-120	+0.5pp $-174	+1.0pp $-228

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: $51,970
• Closing costs: $6,236
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3016 140th St Lubbock, TX	3.0	2.0	1350	$2,000	$1.48	22d	1	0.12mi
2745 137th St Lubbock, TX	3.0	2.0	1410	$1,550	$1.10	22d	1	0.39mi
2739 137th St Lubbock, TX	3.0	2.0	1418	$1,600	$1.13	45d	1	0.41mi
13510 Indiana Ave Lubbock, TX	1.0–2.0	1.5–2.5	895	$1,275	$1.42	15d	8	0.42mi
2540 138th St Lubbock, TX	2.0	2.0	1328	$1,425	$1.07	15d	1	0.57mi
2626 136th St Lubbock, TX	2.0	2.0	1238	$1,400	$1.13	45d	1	0.57mi
2529 138th St Lubbock, TX	2.0	2.5	1249	$1,400	$1.12	22d	1	0.59mi
2613 136th St Lubbock, TX	3.0	2.0	1251	$1,599	$1.28	22d	1	0.59mi
2611 136th St Lubbock, TX	2.0	2.0	1251	$1,599	$1.28	22d	1	0.60mi
2415 144th St Unit 1-2 Lubbock, TX	3.0	2.5	1350	$1,500	$1.11	15d	1	0.78mi
2410 144th St Unit A Lubbock, TX	3.0	2.0	1350	$1,500	$1.11	45d	1	0.81mi
2410 144th St Unit 1-2 Lubbock, TX	3.0	2.0	1350	$1,399	$1.04	45d	1	0.81mi
2309 134th St Lubbock, TX	3.0	2.0	1455	$1,799	$1.24	15d	1	0.82mi
2404 144th St Unit 1-2 Lubbock, TX	3.0	2.0	1350	$1,399	$1.04	45d	1	0.84mi
14408 Avenue X Unit 1-2 Lubbock, TX	3.0	2.5	1350	$1,500	$1.11	15d	1	0.85mi
14413 Avenue X Unit B Lubbock, TX	3.0	2.0	1350	$1,450	$1.07	45d	1	0.89mi
14102 Avenue V Lubbock, TX	3.0	2.0	1450	$1,500	$1.03	22d	1	1.04mi
13808 Sherman Ave Lubbock, TX	3.0	2.0	1450	$1,650	$1.14	45d	1	1.33mi
13212 Avenue S Lubbock, TX	3.0	2.0	1450	$1,699	$1.17	22d	1	1.43mi
13212 Avenue R Lubbock, TX	3.0	2.0	1450	$1,625	$1.12	15d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $207,880 Active 25 DOM
2. 2026-06-18
   days on market $207,880 Active 22 DOM
3. 2026-06-17
   days on market $207,880 Active 21 DOM
4. 2026-06-16
   days on market $207,880 Active 20 DOM
5. 2026-06-15
   days on market $207,880 Active 19 DOM
6. 2026-06-14
   days on market $207,880 Active 17 DOM
7. 2026-06-13
   days on market $207,880 Active 16 DOM
8. 2026-06-10
   days on market $207,880 Active 14 DOM
9. 2026-06-09
   days on market $207,880 Active 13 DOM
10. 2026-06-08
    days on market $207,880 Active 12 DOM
11. 2026-06-07
    days on market $207,880 Active 11 DOM
12. 2026-06-05
    days on market $207,880 Active 8 DOM
13. 2026-06-03
    days on market $207,880 Active 7 DOM
14. 2026-06-02
    days on market $207,880 Active 6 DOM
15. 2026-06-01
    days on market $207,880 Active 5 DOM
16. 2026-05-31
    days on market $207,880 Active 4 DOM
17. 2026-05-30
    days on market $207,880 Active 3 DOM

ⓘ 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: $20,005
• − Mortgage interest: −$11,645
• − Property taxes: −$3,118
• − Insurance: −$1,039
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$6,047
• Taxable loss: −$5,046
• Est. tax savings @ 24.0%: +$1,211
• After-tax cash flow: $-225/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-Cooper ISD
• NCES district ID: 4815180
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $77,347
• Composite: 47.9/100
• National rank: #2214
• State rank: #98 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): 46,998
• Household income: $84,933
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 1385.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 31% Two or more races 15% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 84% English-only · Spanish 13% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -155.00%
• Current HPI: 213.6491
• Rent YoY: ▲ 2.13%
• 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