2106 35th St · Lubbock, TX 79412

$49,900

2 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 34 Days on market

Built 1943 6,000 sqft lot $41/sqft · 24% below area Est $66k · 24% under ↓ 37% 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

This 3 bedroom 1 bath home is located near parks, schools, restaurants and shopping. This is a great opportunity for your personal touches with fresh paint and to shine the wood floors. Located on a big lot, this would also be a good addition to your portfolio. This house can be bought with cash or a conventional bank loan and will not accept owner financing or a sub-to offer.

Key facts

• Near schools
• Big lot
• Fresh paint

Tags

• NEAR PARKS
• NEAR SCHOOLS
• NEAR RESTAURANTS
• NEAR SHOPPING
• BIG LOT
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $50k).
• Recommended offer: $48k (3.0% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.90% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.73%
• DSCR: 2.46
• GRM: 4.4

CMA / ARV

• ARV (median comp): $65,639
• List price: $49,900
• Delta: -23.98%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.9%
• Equity multiple: 2.22×
• Total profit: $17,055
• Equity at exit: $7,440

10-year hold

• IRR: 36.8%
• Equity multiple: 4.56×
• Total profit: $49,730
• Equity at exit: $4,314

Cash invested: $13,972 (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: 4.4×

Monthly cashflow live

• Estimated rent: $950 high
• Mortgage (P&I): −$262
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $381

Break-even live

Break-even rent $468

Max offer price $49,900

Occupancy floor 55%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2107 35th St Unit A Lubbock, TX	2.0	1.0	1025	$800	$0.78	44d	1	0.07mi
2103 33rd St Lubbock, TX	2.0	1.0	1075	$700	$0.65	14d	1	0.08mi
2011 35th St Lubbock, TX	2.0	1.0	810	$800	$0.99	44d	1	0.10mi
1919 34th St Lubbock, TX	2.0	2.0	1463	$1,100	$0.75	14d	1	0.14mi
2211 33rd St Unit A Lubbock, TX	3.0	1.5	1293	$1,200	$0.93	44d	1	0.14mi
2119 32nd St Lubbock, TX	2.0	1.0	1055	$950	$0.90	44d	1	0.15mi
2208 35th St Unit B Lubbock, TX	2.0	1.0	767	$750	$0.98	44d	1	0.15mi
2106 32nd St Lubbock, TX	3.0	1.0	1398	$695	$0.50	21d	1	0.17mi
2106 32nd St Lubbock, TX	3.0	1.0	1398	$925	$0.66	44d	1	0.18mi
2003 32nd St Unit A Lubbock, TX	2.0	2.0	1228	$1,150	$0.94	44d	1	0.18mi
2108 38th St Lubbock, TX	3.0	2.0	1124	$900	$0.80	44d	1	0.21mi
2217 36th St Lubbock, TX	3.0	1.0	1284	$1,109	$0.86	14d	1	0.24mi
2315 32nd St Lubbock, TX	2.0	1.0	900	$995	$1.11	21d	1	0.31mi
2304 39th St Lubbock, TX	2.0	1.0	830	$1,150	$1.39	21d	1	0.38mi
2408 35th St Lubbock, TX	2.0	1.0	1072	$995	$0.93	21d	1	0.41mi
2201 28th St Lubbock, TX	3.0	1.0	1246	$995	$0.80	21d	1	0.41mi
2302 40th St Lubbock, TX	2.0	1.0	793	$749	$0.94	21d	1	0.42mi
2411 31st St Lubbock, TX	3.0	1.0	1003	$1,000	$1.00	21d	1	0.43mi
2420 33rd St Lubbock, TX	2.0	1.0	800	$799	$1.00	21d	1	0.43mi
2419 31st St Apt B Lubbock, TX	2.0	1.0	878	$795	$0.91	14d	1	0.47mi
2115 27th St Unit A Lubbock, TX	2.0	1.0	1148	$875	$0.76	21d	1	0.48mi
2007 27th St Lubbock, TX	2.0	1.0	1044	$1,250	$1.20	44d	1	0.49mi
2420 30th St Lubbock, TX	2.0	1.0	1092	$1,100	$1.01	21d	1	0.51mi
1920 27th St Unit 1 Lubbock, TX	3.0	3.0	1366	$1,500	$1.10	44d	1	0.53mi
1712 42nd St Unit B Lubbock, TX	3.0	1.0	899	$695	$0.77	21d	1	0.54mi
2506 37th St Lubbock, TX	3.0	1.0	1053	$1,550	$1.47	21d	1	0.54mi
2508 37th St Lubbock, TX	3.0	2.5	1495	$1,700	$1.14	44d	1	0.55mi
1915 26th St Lubbock, TX	3.0	1.0	1221	$1,100	$0.90	44d	1	0.57mi
1724 27th St Lubbock, TX	2.0	1.0	850	$925	$1.09	44d	1	0.57mi
1901 26th St Lubbock, TX	2.0	1.0	1142	$950	$0.83	21d	1	0.60mi
2123 25th St Unit rear Lubbock, TX	3.0	1.0	1000	$950	$0.95	44d	1	0.61mi
2119 25th St Lubbock, TX	3.0	1.5	1184	$1,200	$1.01	44d	1	0.61mi
1610 28th St Unit A Lubbock, TX	2.0	2.0	1060	$750	$0.71	14d	1	0.63mi
2424 27th St Lubbock, TX	2.0	1.0	873	$1,050	$1.20	21d	1	0.64mi
3104 Avenue N Lubbock, TX	2.0	1.0	750	$785	$1.05	21d	1	0.65mi
1609 27th St Lubbock, TX	2.0	1.0	862	$900	$1.04	44d	1	0.66mi
1920 45th St Lubbock, TX	3.0	1.0	1200	$1,200	$1.00	21d	1	0.67mi
2404 Avenue U Lubbock, TX	2.0	1.0	948	$699	$0.74	44d	1	0.67mi
2404 Avenue U Unit U Lubbock, TX	2.0	1.0	948	$925	$0.98	44d	1	0.67mi
2404 25th St Lubbock, TX	3.0	2.0	1292	$1,395	$1.08	21d	1	0.68mi

Listing history 7 events

1. 2026-05-05
   status Pending 379-char remark

   Show marketing remark (379 chars)

   This 3 bedroom 1 bath home is located near parks, schools, restaurants and shopping. This is a great opportunity for your personal touches with fresh paint and to shine the wood floors. Located on a big lot, this would also be a good addition to your portfolio. This house can be bought with cash or a conventional bank loan and will not accept owner financing or a sub-to offer.

2. 2026-04-01
   price $49,900 379-char remark

   Show marketing remark (379 chars)

   This 3 bedroom 1 bath home is located near parks, schools, restaurants and shopping. This is a great opportunity for your personal touches with fresh paint and to shine the wood floors. Located on a big lot, this would also be a good addition to your portfolio. This house can be bought with cash or a conventional bank loan and will not accept owner financing or a sub-to offer.

3. 2026-03-30
   listed $49,000 Active 379-char remark

   Show marketing remark (379 chars)

   This 3 bedroom 1 bath home is located near parks, schools, restaurants and shopping. This is a great opportunity for your personal touches with fresh paint and to shine the wood floors. Located on a big lot, this would also be a good addition to your portfolio. This house can be bought with cash or a conventional bank loan and will not accept owner financing or a sub-to offer.

4. 2025-02-23
   price $65,000
5. 2024-12-12
   price $80,000
6. 2020-04-30
   listed $79,000
7. 2018-09-17
   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: $1,047 · $87/mo
• Projected year-2 tax: $1,047 · $87/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: $11,405
• − Mortgage interest: −$2,795
• − Property taxes: −$1,047
• − Insurance: −$250
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,452
• Taxable income: $4,037
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $3,604/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

-36.8% since first listed

7 events — show timeline

• 2026-05-05 Pending — LARMLS
• 2026-04-01 Price Changed $49,900 LARMLS
• 2026-03-30 Listed $49,000 LARMLS
• 2025-02-23 Price Changed $65,000 LARMLS
• 2024-12-12 Price Changed $80,000 LARMLS
• 2020-04-30 Listed $79,000 LARMLS
• 2018-09-17 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,047 · -2.6% YoY. Source: county tax records.