13804 Fremont Ave

Lubbock, TX 79423

$207,880D-

3 bd · 2.0 ba · 1,100 sqft · Built 2026 · SingleFamily · Active · 25 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,667/mo
• Mortgage (P&I): −$1,090
• Tax + insurance: −$346
• HOA: −$0
• Vac / Maint / Mgmt: −$350
• Net cashflow: $-120/mo
• Annual: $-1,436/yr
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• 1% rule: 0.80%
• Cash to close: $58,206

Investor read

• This is a 3-bed/2.0-bath single-family listed at $208k.
• 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).
• It's been on market 25 days — a 2% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $167k (19.8% below list) — sets the bar for 1% rule.
• 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.
• 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-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.
• Zoned schools: Lubbock-Cooper South El (math 52% / reading 55%, grade C, #686 of 4,322 statewide, top 16%, 739 students, 41% FRL); Lubbock-Cooper Middle (math 46% / reading 45%, grade D+, #470 of 1,662 statewide, top 29%, 914 students, 37% FRL); Lubbock-Cooper H S (math 67% / reading 65%, grade B, #189 of 1,632 statewide, top 12%, 2,117 students, 31% FRL) — zoned schools at 36% FRL track the district average.
• 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 23d 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).
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?
• 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.
• 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.
• 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.