4425 31st St · Lubbock, TX 79410

$179,000

4 bd · 2.0 ba · 2,003 sqft · MultiFamily public records · 33 Days on market

Built 1960 9,425 sqft lot

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great turn-key investment property! New vinyl plank floors, updated kitchen and bathroom, new roof within the last two years. This duplex has also been under professional property management the last three years. Prime location for Texas Tech students and medical professionals.

Key facts

• Modern flooring
• Brick duplex
• Central location

Tags

• 2 UNIT INCOME PROPERTY
• BRICK DUPLEX
• MODERN FLOORING
• CENTRAL LOCATION

Property features AI

Finance

• Other: Lot is approximately 0.22 acres
• Financial info: $2,891 annual tax

Exterior

• Parking: Carport (1 space); Off-street parking
• Utilities: City water (implied); Public sewer (implied); Electric service; Natural gas
• Home design: Duplex (residential income); Single-story; Entry on city street (paved, public maintained road)
• Construction: Brick construction; Composition roof; Slab foundation; Built as residential income duplex
• Exterior features: Awning-covered front porch; Fenced yard; Other exterior features

Interior

• Kitchen: Dishwasher; Other kitchen appliance(s)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning; Ceiling fan(s)
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $179k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive. Per door: $265/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (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: Overton El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 277 students, 84% FRL); Mackenzie Middle (math 19% / reading 27%, grade F, #1,327 of 1,662 statewide, top 81%, 515 students, 88% FRL); Coronado H S (math 34% / reading 38%, grade F, #930 of 1,632 statewide, top 57%, 1,960 students, 66% FRL) — zoned schools average 79% FRL vs 60% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/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); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• At $2,259/mo this rent would consume 61% of the median local household income ($45k/yr) (locally 1068% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 5.4% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

• 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 $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.70%
• DSCR: 1.56
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.4% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.21×
• Total profit: $10,404
• Equity at exit: $26,689

10-year hold

• IRR: 16.8%
• Equity multiple: 2.53×
• Total profit: $76,812
• Equity at exit: $15,477

Cash invested: $50,120 (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 79410

• Home prices YoY: -20.8%
• Rents YoY: 5.4%
• Active inventory: 110
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,259 high
• Mortgage (P&I): −$939
• Tax from tax record: −$241 /mo · $2,892/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $530

Break-even live

Break-even rent $1,588

Max offer price $179,000

Occupancy floor 72%

Sensitivity live

Price	-10% $632	-5% $581	+0% $530	+5% $480	+10% $429
Rent	-10% $352	-5% $441	+0% $530	+5% $620	+10% $709
Rate	-1.0pp $621	-0.5pp $576	base $530	+0.5pp $484	+1.0pp $437

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,258
Total (2 units)			$2,259

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4428 33rd St Lubbock, TX	3.0	1.5	1685	$1,375	$0.82	44d	1	0.11mi
4430 33rd St Lubbock, TX	3.0	2.0	1402	$1,100	$0.78	44d	1	0.11mi
4702 31st St Lubbock, TX	3.0	2.0	1600	$1,450	$0.91	44d	1	0.21mi
4606 35th St Lubbock, TX	4.0	2.0	1684	$1,800	$1.07	44d	1	0.26mi
4801 36th St Lubbock, TX	3.0	2.0	1424	$1,275	$0.90	22d	1	0.47mi
2409 Utica Ave Lubbock, TX	3.0	1.5	1693	$1,400	$0.83	22d	1	0.49mi
3812 36th St Unit A Lubbock, TX	3.0	2.0	1458	$1,500	$1.03	22d	1	0.65mi
5003 35th St Lubbock, TX	3.0	2.0	1501	$1,550	$1.03	14d	1	0.66mi
4315 41st St Lubbock, TX	3.0	2.0	1558	$1,450	$0.93	22d	1	0.68mi
3807 26th St Lubbock, TX	3.0	2.0	1410	$1,500	$1.06	14d	1	0.69mi
3813 25th St Lubbock, TX	4.0	2.0	1467	$1,400	$0.95	14d	1	0.70mi
4310 42nd St Lubbock, TX	3.0	2.0	1754	$1,700	$0.97	44d	1	0.71mi
4211 41st St Lubbock, TX	4.0	2.0	1960	$1,599	$0.82	44d	1	0.72mi
4619 43rd St Lubbock, TX	3.0	1.0	1404	$1,500	$1.07	44d	1	0.79mi
3712 37th St Lubbock, TX	4.0	2.0	1672	$2,100	$1.26	44d	1	0.79mi
4803 43rd St Lubbock, TX	3.0	2.0	1412	$1,200	$0.85	22d	1	0.84mi
4819 44th St Lubbock, TX	3.0	2.0	1412	$1,300	$0.92	44d	1	0.94mi
4109 18th St Lubbock, TX	4.0	2.0	1516	$1,799	$1.19	44d	1	0.99mi
3604 24th St Lubbock, TX	4.0	3.0	2038	$2,300	$1.13	22d	1	0.99mi
4602 50th St Lubbock, TX	1.0–3.0	1.0–2.5	1080	$1,368	$1.27	14d	9	1.08mi
5220 41st St Lubbock, TX	3.0	2.0	1536	$1,400	$0.91	22d	1	1.13mi
5318 39th St Lubbock, TX	3.0	2.0	1736	$1,375	$0.79	14d	1	1.13mi
3612 44th St Lubbock, TX	3.0	2.0	1675	$1,850	$1.10	44d	1	1.16mi
3708 46th St Lubbock, TX	3.0	2.0	2378	$1,750	$0.74	14d	1	1.18mi
5017 46th St Lubbock, TX	3.0	2.0	1753	$1,600	$0.91	44d	1	1.18mi
4903 17th St Lubbock, TX	3.0	2.0	1907	$1,900	$1.00	14d	1	1.18mi
4814 16th St Lubbock, TX	3.0	2.0	1636	$1,795	$1.10	14d	1	1.18mi
4803 15th St Lubbock, TX	4.0	2.0	2369	$2,500	$1.06	44d	1	1.19mi
3408 38th St Lubbock, TX	3.0	2.0	1927	$1,895	$0.98	44d	1	1.19mi
3404 25th St #3 Lubbock, TX	4.0	4.5	2234	$2,400	$1.07	22d	1	1.20mi
3712 47th St Lubbock, TX	3.0	2.0	1767	$1,400	$0.79	22d	1	1.22mi
3319 26th St Lubbock, TX	3.0	2.0	1520	$1,500	$0.99	44d	1	1.22mi
5406 36th St Lubbock, TX	3.0	2.0	1400	$695	$0.50	44d	1	1.28mi
3302 28th St Lubbock, TX	3.0	2.5	1660	$1,725	$1.04	22d	1	1.30mi
4314 52nd St Unit A Lubbock, TX	3.0	2.0	1863	$1,400	$0.75	22d	1	1.31mi
3404 42nd St Lubbock, TX	3.0	2.0	1475	$1,500	$1.02	44d	1	1.32mi
4210 52nd St Lubbock, TX	3.0	2.0	1715	$1,575	$0.92	14d	1	1.34mi
5211 17th St Lubbock, TX	4.0	2.0	2316	$2,000	$0.86	44d	1	1.36mi
4821 13th St Lubbock, TX	4.0	2.0	2679	$2,200	$0.82	44d	1	1.37mi
5415 42nd St Lubbock, TX	3.0	2.0	1417	$1,450	$1.02	22d	1	1.37mi

Listing history 22 events

1. 2026-06-17
   status $179,000 Pending 33 DOM
2. 2026-06-17
   days on market $179,000 Active 33 DOM
3. 2026-06-16
   days on market $179,000 Active 32 DOM
4. 2026-06-15
   days on market $179,000 Active 31 DOM
5. 2026-06-14
   days on market $179,000 Active 29 DOM
6. 2026-06-13
   days on market $179,000 Active 28 DOM
7. 2026-06-10
   days on market $179,000 Active 26 DOM
8. 2026-06-09
   days on market $179,000 Active 25 DOM
9. 2026-06-08
   days on market $179,000 Active 24 DOM
10. 2026-06-07
    days on market $179,000 Active 23 DOM
11. 2026-06-05
    days on market $179,000 Active 20 DOM
12. 2026-06-03
    days on market $179,000 Active 19 DOM
13. 2026-06-02
    days on market $179,000 Active 18 DOM
14. 2026-06-01
    days on market $179,000 Active 17 DOM
15. 2026-05-31
    days on market $179,000 Active 16 DOM
16. 2026-05-30
    days on market $179,000 Active 15 DOM
17. 2026-05-15
    listed $179,000 Active 503-char remark
18. 2026-04-01
    price $179,900
19. 2021-07-01
    soldstatus

    Show marketing remark (278 chars)

    Great turn-key investment property! New vinyl plank floors, updated kitchen and bathroom, new roof within the last two years. This duplex has also been under professional property management the last three years. Prime location for Texas Tech students and medical professionals.

20. 2021-04-13
    listed $165,000

    Show marketing remark (278 chars)

    Great turn-key investment property! New vinyl plank floors, updated kitchen and bathroom, new roof within the last two years. This duplex has also been under professional property management the last three years. Prime location for Texas Tech students and medical professionals.

21. 2001-03-30
    soldstatus
22. 1999-05-17
    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: $2,892 · $241/mo
• Projected year-2 tax: $3,276 · $273/mo
• Expected delta: +$384/yr (+$32/mo · 13.3%)

ⓘ 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: $27,108
• − Mortgage interest: −$10,027
• − Property taxes: −$2,892
• − Insurance: −$895
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$5,207
• Taxable income: $3,750
• Est. tax owed @ 24.0%: −$900
• After-tax cash flow: $5,464/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): 10,137
• Household income: $44,537
• Rent vs Own: 67.7% rent · 32.3% own
• Severe rent burden: 1068.0

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 0.58)
• Race & ethnicity: White 55% Hispanic / Latino 33% Two or more races 15% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 6% · China, Canada, Vietnam
• Languages at home: 80% English-only · Spanish 15% Chinese 2% Vietnamese 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: ▼ -71.78%
• Current HPI: 272.7482
• Rent YoY: ▲ 5.40%
• 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

+8.5% since first listed

7 events — show timeline

• 2026-06-17 Pending — LARMLS
• 2026-05-15 Listed $179,000 LARMLS
• 2026-04-01 Price Changed $179,900 LARMLS
• 2021-07-01 Sold (MLS) — LARMLS
• 2021-04-13 Listed $165,000 LARMLS
• 2001-03-30 Sold (Public Records) — Public Records
• 1999-05-17 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,892 · -2.6% YoY. Source: county tax records.