4806 8th St · Lubbock, TX 79416

$155,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records

Built 1967 9,375 sqft lot

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great remodeled home for investors or first time home buyers.

Key facts

• 9,375 sq ft lot
• Garage
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).

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 (+2.2%/yr); 464 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); 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 $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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• 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 $155,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.21% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.65×
• Total profit: $-15,385
• Equity at exit: $23,111

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-4,227
• Equity at exit: $13,402

Cash invested: $43,400 (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 79416

• Home prices YoY: -20.0%
• Rents YoY: 2.2%
• Active inventory: 464
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$813
• Tax from tax record: −$208 /mo · $2,491/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $172

Break-even live

Break-even rent $1,373

Max offer price $155,000

Occupancy floor 84%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4803 8th St Lubbock, TX	3.0	2.0	1750	$1,600	$0.91	21d	1	0.05mi
4914 11th St Lubbock, TX	3.0	2.0	1542	$1,650	$1.07	21d	1	0.34mi
4940 7th St Lubbock, TX	3.0	2.0	1350	$1,200	$0.89	43d	1	0.42mi
4814 16th St Lubbock, TX	3.0	2.0	1636	$1,795	$1.10	13d	1	0.49mi
4903 17th St Lubbock, TX	3.0	2.0	1907	$1,900	$1.00	13d	1	0.61mi
4802 Amherst St Lubbock, TX	3.0	2.0	1824	$2,300	$1.26	43d	1	0.64mi
5414 6th St Lubbock, TX	3.0	2.0	1215	$1,299	$1.07	43d	1	0.68mi
5209 15th St Lubbock, TX	4.0	2.0	2193	$1,849	$0.84	21d	1	0.69mi
5216 15th St Lubbock, TX	3.0	2.0	1848	$1,695	$0.92	43d	1	0.69mi
5230 14th St Lubbock, TX	3.0	2.0	1458	$1,350	$0.93	13d	1	0.73mi
5424 6th St Lubbock, TX	3.0	2.0	1215	$1,150	$0.95	43d	1	0.74mi
5221 16th St Lubbock, TX	3.0	2.0	1480	$1,450	$0.98	13d	1	0.78mi
5435 6th St Lubbock, TX	3.0	2.0	1201	$1,400	$1.17	21d	1	0.80mi
5442 6th St Lubbock, TX	3.0	2.0	1280	$1,349	$1.05	13d	1	0.84mi
601 Chicago Ave Lubbock, TX	4.0	2.0	1570	$1,400	$0.89	21d	1	0.92mi
5501 9th St Lubbock, TX	4.0	2.0	1867	$1,800	$0.96	21d	1	0.95mi
5503 10th St Lubbock, TX	3.0	2.0	1311	$1,500	$1.14	21d	1	0.97mi
5417 17th St Lubbock, TX	3.0	2.0	2198	$1,600	$0.73	43d	1	1.04mi
4108 18th St Unit Lo Lubbock, TX	2.0	2.0	1171	$1,249	$1.07	13d	1	1.06mi
4109 18th St Lubbock, TX	4.0	2.0	1516	$1,799	$1.19	43d	1	1.08mi
5522 13th St Unit A Lubbock, TX	3.0	2.0	1200	$1,250	$1.04	13d	1	1.08mi
5518 16th Pl Lubbock, TX	3.0	2.0	1637	$1,700	$1.04	13d	1	1.16mi
5603 15th St Lubbock, TX	3.0	2.0	1564	$2,000	$1.28	13d	1	1.16mi
5402 22nd St Lubbock, TX	2.0	1.0	1234	$1,050	$0.85	43d	1	1.24mi
2409 Utica Ave Lubbock, TX	3.0	1.5	1693	$1,400	$0.83	21d	1	1.25mi
5519 18th St Lubbock, TX	3.0	2.0	1258	$1,200	$0.95	43d	1	1.27mi
5519 18th St Lubbock, TX	3.0	1.0	1258	$1,200	$0.95	21d	1	1.27mi
310 N Brentwood Ave Unit B Lubbock, TX	3.0	3.0	1400	$1,250	$0.89	43d	1	1.27mi
305 N Chicago Ave Unit B Lubbock, TX	3.0	3.0	1294	$1,200	$0.93	43d	1	1.31mi
4634 Fordham St Lubbock, TX	4.0	2.0	1995	$1,850	$0.93	13d	1	1.32mi
503 N Brentwood Ave Unit B Lubbock, TX	3.0	3.0	1370	$1,200	$0.88	43d	1	1.33mi
5540 18th St Lubbock, TX	3.0	2.0	1249	$1,350	$1.08	21d	1	1.36mi
4615 Grinnell St Lubbock, TX	3.0	1.5	1446	$1,700	$1.18	13d	1	1.36mi
4615 Grinnell St Lubbock, TX	3.0	1.5	1446	$1,474	$1.02	43d	1	1.36mi
5539 Auburn St Lubbock, TX	3.0	2.0	1107	$1,325	$1.20	43d	1	1.37mi
307 N Clinton Ave Lubbock, TX	3.0	3.0	1435	$1,225	$0.85	43d	1	1.37mi
505 N Chicago Ave Unit B Lubbock, TX	3.0	3.0	1435	$1,325	$0.92	43d	1	1.38mi
505 N Chicago Ave Lubbock, TX	3.0	3.0	1435	$1,425	$0.99	43d	1	1.38mi
5407 24th St Lubbock, TX	3.0	2.0	1208	$1,150	$0.95	13d	1	1.40mi
516 N Chicago Ave Unit B Lubbock, TX	3.0	3.0	1370	$1,200	$0.88	43d	1	1.40mi

Listing history 10 events

1. 2026-02-27
   historical
2. 2026-02-06
   listed $155,000
3. 2020-10-15
   soldstatus
4. 2020-09-29
   soldstatus 61-char remark

   Show marketing remark (61 chars)

   Great remodeled home for investors or first time home buyers.

5. 2020-05-05
   listed $129,000 61-char remark

   Show marketing remark (61 chars)

   Great remodeled home for investors or first time home buyers.

6. 2019-03-13
   soldstatus
7. 2010-11-30
   soldstatus
8. 2006-04-24
   soldstatus
9. 1991-05-01
   soldstatus
10. 1986-01-01
    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: $2,491 · $208/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$346/yr (+$29/mo · 13.9%)

ⓘ 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: $19,093
• − Mortgage interest: −$8,682
• − Property taxes: −$2,491
• − Insurance: −$775
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$4,509
• Taxable loss: −$419
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $2,164/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): 36,442
• Household income: $63,896
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2214.0

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 0.62)
• Race & ethnicity: White 49% Hispanic / Latino 35% Two or more races 14% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Chinese 1% Tagalog/Filipino 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: ▼ -56.94%
• Current HPI: 227.7841
• Rent YoY: ▲ 2.21%
• 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

+20.2% since first listed

10 events — show timeline

• 2026-02-27 Delisted — LARMLS
• 2026-02-06 Listed $155,000 LARMLS
• 2020-10-15 Sold (Public Records) — Public Records
• 2020-09-29 Sold (MLS) — LARMLS
• 2020-05-05 Listed $129,000 LARMLS
• 2019-03-13 Sold (Public Records) — Public Records
• 2010-11-30 Sold (Public Records) — Public Records
• 2006-04-24 Sold (Public Records) — Public Records
• 1991-05-01 Sold (Public Records) — Public Records
• 1986-01-01 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,491 · +2.1% YoY. Source: county tax records.