804 E 79th St · Lubbock, TX 79404

$115,000

3 bd · 2.0 ba · 1,168 sqft · SingleFamily public records · 3 Days on market

Built 1984 6,600 sqft lot $98/sqft · 9% above area Est $151k · 24% under

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Why this score? — see what drove the A- 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +6.6/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Awesome home, 3 Bedroom 2 Bathroom 1 car Garage, New flooring, fresh paint, gorgeous backyard , Close to shoppings and retail centers, Owner Finance available

Key facts

• Spacious backyard
• 6,600 sq ft lot
• Built 1984

Tags

• SPACIOUS BACKYARD
• INVESTMENT OPPORTUNITY
• ELM MEADOWS NEIGHBORHOOD

Property features AI

Exterior

• Parking: Concrete parking
• Security: Smoke detectors
• Home design: Single-family residence; Single-story; Updated / Remodeled
• Construction: Brick construction; Composition roof; Slab foundation; Built on a 0.15-acre lot
• Exterior features: Private yard; Storage; Fenced backyard with wood fencing; Asphalt-paved road access

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).

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: Hodges El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 255 students, 98% FRL, charter); Dunbar College Preparatory Academy (math 16% / reading 20%, grade F, #1,491 of 1,662 statewide, top 91%, 430 students, 97% FRL, charter); Estacado H S (math 26% / reading 29%, grade F, #1,183 of 1,632 statewide, top 73%, 897 students, 90% FRL) — zoned schools average 95% FRL vs 60% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 38% district-wide (-13 pts) — the specific schools serving this property underperform the Lubbock ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 93 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 35% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($795 loan paydown + $4k appreciation (3.2% local appreciation)).
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $115,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.54%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

• ARV (median comp): $151,122
• List price: $115,000
• Delta: -23.90%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

3.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.25×
• Total profit: $40,108
• Equity at exit: $53,162

10-year hold

• IRR: 22.5%
• Equity multiple: 4.30×
• Total profit: $106,332
• Equity at exit: $83,076

Cash invested: $32,200 (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 79404

• Home prices YoY: 2.0%
• Active inventory: 93
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$603
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $390

Break-even live

Break-even rent $1,027

Max offer price $115,000

Occupancy floor 69%

Sensitivity live

Price	-10% $455	-5% $423	+0% $390	+5% $358	+10% $325
Rent	-10% $270	-5% $330	+0% $390	+5% $450	+10% $510
Rate	-1.0pp $448	-0.5pp $420	base $390	+0.5pp $360	+1.0pp $330

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7704 Elm Ave Lubbock, TX	3.0	2.0	1310	$1,599	$1.22	15d	1	0.23mi
7702 Elm Ave Lubbock, TX	3.0	2.0	1470	$1,600	$1.09	15d	1	0.23mi
7723 Date Ave Lubbock, TX	3.0	2.0	1310	$1,599	$1.22	22d	1	0.24mi
7717 Date Ave Lubbock, TX	3.0	2.0	1430	$1,899	$1.33	15d	1	0.24mi
7715 Date Ave Lubbock, TX	3.0	2.0	1430	$1,599	$1.12	22d	1	0.24mi
8011 Date Ave Lubbock, TX	3.0	2.0	1310	$1,599	$1.22	22d	1	0.27mi
312 E 77th St Lubbock, TX	3.0	2.0	1310	$1,619	$1.24	45d	1	0.28mi
320 E 76th St Lubbock, TX	3.0	2.0	1310	$1,599	$1.22	15d	1	0.28mi
8015 Date Ave Lubbock, TX	3.0	2.0	1310	$1,599	$1.22	22d	1	0.28mi
8017 Date Ave Lubbock, TX	3.0	2.0	1382	$1,599	$1.16	15d	1	0.28mi
8030 Elm Ave Lubbock, TX	3.0	2.0	1310	$1,599	$1.22	15d	1	0.29mi
312 E 76th St Lubbock, TX	3.0	2.0	1430	$1,599	$1.12	15d	1	0.31mi
110 E 82nd St Unit 2 Lubbock, TX	3.0	2.0	1113	$1,150	$1.03	45d	1	0.55mi
914 82nd St Unit B Lubbock, TX	2.0	1.0	932	$900	$0.97	45d	1	1.06mi
1106 82nd St Unit B Lubbock, TX	3.0	2.0	1243	$950	$0.76	45d	1	1.12mi
1108 82nd St Unit A Lubbock, TX	3.0	2.0	1243	$950	$0.76	45d	1	1.13mi
1112 82nd St Unit B Lubbock, TX	3.0	2.0	1243	$950	$0.76	45d	1	1.15mi
1116 82nd St Unit B Lubbock, TX	3.0	2.0	1243	$950	$0.76	45d	1	1.17mi
1113 80th St Unit A Lubbock, TX	3.0	2.0	1443	$1,250	$0.87	45d	1	1.17mi
1118 82nd St Unit A Lubbock, TX	3.0	2.0	1243	$950	$0.76	45d	1	1.19mi
1115 80th St Unit A Lubbock, TX	3.0	2.0	1443	$1,250	$0.87	45d	1	1.19mi
1508 82nd St Unit A Lubbock, TX	2.0	1.0	960	$750	$0.78	45d	1	1.37mi
1512 82nd St Unit B Lubbock, TX	2.0	1.0	900	$750	$0.83	22d	1	1.39mi
5614 Avenue A Unit A Lubbock, TX	3.0	1.0	1129	$695	$0.62	22d	1	1.47mi
1303 65th St Lubbock, TX	2.0	1.0	850	$595	$0.70	22d	1	1.48mi

Listing history 8 events

1. 2026-05-04
   status Pending 272-char remark
2. 2026-04-21
   listed $115,000 Active 272-char remark
3. 2022-04-21
   soldstatus
4. 2018-10-04
   soldstatus
5. 2018-10-02
   soldstatus 158-char remark

   Show marketing remark (158 chars)

   Awesome home, 3 Bedroom 2 Bathroom 1 car Garage, New flooring, fresh paint, gorgeous backyard , Close to shoppings and retail centers, Owner Finance available

6. 2018-05-18
   listed $99,900 158-char remark

   Show marketing remark (158 chars)

   Awesome home, 3 Bedroom 2 Bathroom 1 car Garage, New flooring, fresh paint, gorgeous backyard , Close to shoppings and retail centers, Owner Finance available

7. 2018-04-27
   soldstatus
8. 1992-09-01
   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: $1,924 · $160/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$181/yr (+$15/mo · 9.4%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,252
• − Mortgage interest: −$6,442
• − Property taxes: −$1,924
• − Insurance: −$575
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$3,345
• Taxable income: $3,045
• Est. tax owed @ 24.0%: −$731
• After-tax cash flow: $3,952/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): 8,529
• Household income: $51,630
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 366.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 55% Black 22% White 20% Two or more races 17% Native American 2%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 1% Lithuanian 0%
• Foreign-born: 5% · Canada
• Languages at home: 64% English-only · Spanish 36%

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: ▲ 3.22%
• Current HPI: 163.854
• Rent YoY: —
• 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

+15.1% since first listed

9 events — show timeline

• 2026-06-02 Sold (MLS) — LARMLS
• 2026-05-04 Pending — LARMLS
• 2026-04-21 Listed $115,000 LARMLS
• 2022-04-21 Sold (Public Records) — Public Records
• 2018-10-04 Sold (Public Records) — Public Records
• 2018-10-02 Sold (MLS) — LARMLS
• 2018-05-18 Listed $99,900 LARMLS
• 2018-04-27 Sold (Public Records) — Public Records
• 1992-09-01 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,924 · +7.2% YoY. Source: county tax records.