2005 61st St · Lubbock, TX 79412

$80,000

2 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 44 Days on market

Built 1950 7,830 sqft lot $67/sqft · 39% below area Est $130k · 39% under

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Why this score? — see what drove the C+ 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• 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

Welcome to 2005 61st St — a great opportunity whether you're looking for your next home or a strong addition to your investment portfolio. This property has been recently updated by the seller and is currently finishing up a make-ready, putting it in a position to be rent-ready or move-in ready very soon. With a projected market rent of approximately $1,100/month, it offers solid income potential in an area with consistent demand. What truly makes this property stand out is the pricing—offered at approximately 31% below its market value, giving buyers the chance to step into immediate equity and long-term upside. For investors, this is a clean, low-hassle opportunity to place a

Key facts

• 7,830 sq ft lot
• Built 1950
• Listed 44 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Paved road access (public maintained); City street frontage
• Home design: Single family residence; Residential property
• Construction: Composition roof; Slab foundation; Construction materials: Unknown; Built above grade (finished area noted)
• Exterior features: None listed; Other exterior features

Interior

• Kitchen: No listed appliances
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Other interior features

🏷️ Possibly a rental listed for sale. The $80,000 price doesn't fit this home's estimated sale value (~$130,151) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $80k).
• Recommended offer: $78k (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-, 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.
• Zoned schools: Bayless El (math 47% / reading 33%, grade F, #1,514 of 4,322 statewide, top 36%, 518 students, 94% FRL); Atkins Middle (math 24% / reading 33%, grade F, #1,122 of 1,662 statewide, top 69%, 542 students, 87% FRL); Monterey H S (math 28% / reading 37%, grade F, #1,029 of 1,632 statewide, top 64%, 2,114 students, 72% FRL) — zoned schools average 84% FRL vs 60% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $553 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1950 — 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: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $130,151
• List price: $80,000
• Delta: -38.53%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-4,044
• Equity at exit: $11,928

10-year hold

• IRR: 5.9%
• Equity multiple: 1.46×
• Total profit: $10,194
• Equity at exit: $6,917

Cash invested: $22,400 (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: 7.7×

Monthly cashflow live

• Estimated rent: $860 high
• Mortgage (P&I): −$420
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $128

Break-even live

Break-even rent $698

Max offer price $80,000

Occupancy floor 80%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2035 63rd St Lubbock, TX	2.0	1.0	810	$695	$0.86	21d	1	0.22mi
2035 63rd St Lubbock, TX	2.0	1.0	810	$795	$0.98	43d	1	0.22mi
1618 58th St Unit B Lubbock, TX	2.0	1.0	952	$950	$1.00	43d	1	0.27mi
1608 59th St Unit 3 Lubbock, TX	1.0	1.0	800	$575	$0.72	43d	1	0.27mi
1614 58th St Unit A Lubbock, TX	2.0	1.0	952	$950	$1.00	43d	1	0.28mi
1612 58th St Unit B Lubbock, TX	2.0	1.0	952	$950	$1.00	43d	1	0.29mi
1610 58th St Unit B Lubbock, TX	2.0	1.0	952	$950	$1.00	43d	1	0.30mi
6518 Avenue S Lubbock, TX	2.0	1.0	990	$700	$0.71	21d	1	0.32mi
1341 65th Dr Unit C Lubbock, TX	2.0	1.5	1000	$695	$0.69	21d	1	0.42mi
1307 61st St Lubbock, TX	3.0	1.0	1073	$1,150	$1.07	13d	1	0.47mi
2304 62nd St Unit A Lubbock, TX	2.0	1.0	838	$800	$0.95	13d	1	0.49mi
1303 65th St Lubbock, TX	2.0	1.0	850	$595	$0.70	21d	1	0.58mi
2101 51st St Lubbock, TX	2.0	1.5	1100	$900	$0.82	21d	1	0.64mi
1316 53rd St Apt D Lubbock, TX	2.0	1.0	755	$695	$0.92	43d	1	0.68mi
1307 53rd St Unit 1307 C Lubbock, TX	2.0	1.0	755	$695	$0.92	43d	1	0.68mi
1317 52nd St Unit C Lubbock, TX	2.0	1.0	755	$650	$0.86	21d	1	0.69mi
1921 S Loop 289 Lubbock, TX	3.0	2.0	1121	$1,100	$0.98	43d	1	0.70mi
2105 South Loop 289 Unit A Lubbock, TX	2.0	1.0	962	$950	$0.99	13d	1	0.75mi
2113 S Loop 289 Lubbock, TX	2.0	1.0	1000	$849	$0.85	43d	1	0.76mi
2113 South Loop 289 Unit B Lubbock, TX	2.0	1.0	950	$900	$0.95	13d	1	0.76mi
5005 Avenue W Lubbock, TX	2.0	1.0	759	$749	$0.99	44d	1	0.78mi
5005 Avenue W Lubbock, TX	2.0	1.0	759	$799	$1.05	21d	1	0.78mi
5005 Avenue W Lubbock, TX	2.0	1.0	759	$699	$0.92	13d	1	0.78mi
1101 52nd St Apt C Lubbock, TX	2.0	1.0	721	$850	$1.18	21d	1	0.84mi
1717 47th St Unit B Lubbock, TX	3.0	1.0	830	$775	$0.93	21d	1	0.85mi
2128 74th St Lubbock, TX	3.0	2.5	1132	$1,350	$1.19	21d	1	0.87mi
7304 Avenue W Lubbock, TX	3.0	2.0	1500	$999	$0.67	13d	1	0.87mi
5512 Avenue G Unit G Lubbock, TX	3.0	1.0	1117	$1,000	$0.90	43d	1	0.89mi
2401 73rd St Unit 14 Lubbock, TX	2.0	2.0	950	$800	$0.84	13d	1	0.89mi
7404 W Avenue Unit A Lubbock, TX	2.0	1.0	950	$825	$0.87	43d	1	0.91mi
2120 47th St Lubbock, TX	2.0	1.0	793	$795	$1.00	21d	1	0.94mi
2707 63rd St Lubbock, TX	3.0	1.0	1080	$1,050	$0.97	13d	1	0.95mi
2315 48th St Lubbock, TX	3.0	1.0	1014	$1,350	$1.33	21d	1	0.96mi
7402 Waco Ave Lubbock, TX	2.0	1.0	784	$649	$0.83	21d	1	0.97mi
7407 Waco Ave Unit C Lubbock, TX	2.0	1.0	775	$695	$0.90	43d	1	1.00mi
7402 Avenue X Unit C Lubbock, TX	2.0	1.0	762	$699	$0.92	43d	1	1.00mi
5614 Avenue A Unit A Lubbock, TX	3.0	1.0	1129	$695	$0.62	21d	1	1.00mi
1710 45th St Unit A Lubbock, TX	2.0	1.0	714	$595	$0.83	13d	1	1.01mi
1920 45th St Lubbock, TX	3.0	1.0	1200	$1,200	$1.00	21d	1	1.01mi
1604 45th St Lubbock, TX	1.0	1.0	700	$650	$0.93	43d	1	1.04mi

Listing history 20 events

1. 2026-06-18
   days on market $80,000 Active 44 DOM
2. 2026-06-17
   days on market $80,000 Active 43 DOM
3. 2026-06-16
   days on market $80,000 Active 42 DOM
4. 2026-06-15
   days on market $80,000 Active 41 DOM
5. 2026-06-14
   days on market $80,000 Active 39 DOM
6. 2026-06-13
   days on market $80,000 Active 38 DOM
7. 2026-06-10
   days on market $80,000 Active 36 DOM
8. 2026-06-09
   days on market $80,000 Active 35 DOM
9. 2026-06-08
   days on market $80,000 Active 34 DOM
10. 2026-06-07
    days on market $80,000 Active 33 DOM
11. 2026-06-05
    days on market $80,000 Active 30 DOM
12. 2026-06-03
    days on market $80,000 Active 29 DOM
13. 2026-06-02
    days on market $80,000 Active 28 DOM
14. 2026-06-01
    days on market $80,000 Active 27 DOM
15. 2026-05-31
    days on market $80,000 Active 26 DOM
16. 2026-05-30
    days on market $80,000 Active 25 DOM
17. 2026-05-05
    listed $80,000 Active 1016-char remark
18. 2025-11-18
    price $75,998
19. 2011-06-02
    soldstatus
20. 2006-08-18
    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: $1,187 · $99/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$277/yr (+$23/mo · 23.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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: $10,325
• − Mortgage interest: −$4,481
• − Property taxes: −$1,187
• − Insurance: −$400
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$2,327
• Taxable income: $277
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $1,469/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

+5.3% since first listed

4 events — show timeline

• 2026-05-05 Listed $80,000 LARMLS
• 2025-11-18 Price Changed $75,998 LARMLS
• 2011-06-02 Sold (Public Records) — Public Records
• 2006-08-18 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,187 · -3.5% YoY. Source: county tax records.