709 81st St · Lubbock, TX 79404

$100,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 66 Days on market

Built 1948 0.36 ac lot $105/sqft · at area comps Est $102k · at est.

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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 +21.7/30.0
• ARV discount +8.2/15.0
• DSCR +6.9/10.0
• Appreciation +6.6/10.0
• 1% rule +5.1/10.0
• 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

Investor Special - Prime Opportunity Calling all investors, flippers, and visionaries—this is the project you've been waiting for. 709 81st is a full rehab opportunity with serious upside potential in a well-established area. This property is currently uninhabitable and will require a complete renovation, making it ideal for those looking to customize from the ground up. Whether you're planning a fix-and-flip, rental portfolio addition, or long-term hold, the possibilities here are wide open. Situated on a generous lot, this home offers a solid footprint and the chance to reimagine the space into something truly special. With the right vision and updates, this property could deliver strong returns. Property Highlights: Investor-only opportunity Full renovation required Uninhabitable condition - enter at your own risk Sold as-is, where-is Cash or hard money only Opportunities like this don't come around often—bring your contractor and your creativity.

Key facts

• Generous lot
• Complete renovation
• Solid footprint

Tags

• FULL REHAB OPPORTUNITY
• COMPLETE RENOVATION
• GENEROUS LOT
• SOLID FOOTPRINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% 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: 91 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (median comp): $101,615
• List price: $100,000
• Delta: -1.59%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.2%
• Equity multiple: 1.82×
• Total profit: $22,962
• Equity at exit: $46,228

10-year hold

• IRR: 15.8%
• Equity multiple: 3.38×
• Total profit: $66,631
• Equity at exit: $72,240

Cash invested: $28,000 (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: 91
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,011 high
• Mortgage (P&I): −$524
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $153

Break-even live

Break-even rent $817

Max offer price $100,000

Occupancy floor 80%

Sensitivity live

Price	-10% $210	-5% $181	+0% $153	+5% $125	+10% $96
Rent	-10% $73	-5% $113	+0% $153	+5% $193	+10% $233
Rate	-1.0pp $203	-0.5pp $178	base $153	+0.5pp $127	+1.0pp $101

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 82nd St Unit B Lubbock, TX	2.0	1.0	932	$900	$0.97	44d	1	0.19mi
110 E 82nd St Unit 2 Lubbock, TX	3.0	2.0	1113	$1,150	$1.03	44d	1	0.36mi
1508 82nd St Unit A Lubbock, TX	2.0	1.0	960	$750	$0.78	44d	1	0.50mi
1512 82nd St Unit B Lubbock, TX	2.0	1.0	900	$750	$0.83	21d	1	0.52mi
1606 82nd St Lubbock, TX	1.0–2.0	1.0–2.0	843	$1,580	$1.87	14d	16	0.71mi
8217 Avenue U Lubbock, TX	1.0–2.0	1.0–2.0	873	$1,570	$1.80	14d	28	1.01mi
1303 65th St Lubbock, TX	2.0	1.0	850	$595	$0.70	21d	1	1.03mi
1921 S Loop 289 Lubbock, TX	3.0	2.0	1121	$1,100	$0.98	44d	1	1.05mi
2101 82nd St Lubbock, TX	2.0	2.0	855	$875	$1.02	14d	2	1.12mi
1341 65th Dr Unit C Lubbock, TX	2.0	1.5	1000	$695	$0.69	21d	1	1.14mi
6518 Avenue S Lubbock, TX	2.0	1.0	990	$700	$0.71	21d	1	1.22mi
2105 South Loop 289 Unit A Lubbock, TX	2.0	1.0	962	$950	$0.99	14d	1	1.24mi
1307 61st St Lubbock, TX	3.0	1.0	1073	$1,150	$1.07	14d	1	1.24mi
8606 Avenue V Unit V Lubbock, TX	2.0	2.0	1025	$1,075	$1.05	44d	1	1.26mi
2113 S Loop 289 Lubbock, TX	2.0	1.0	1000	$849	$0.85	44d	1	1.27mi
2113 South Loop 289 Unit B Lubbock, TX	2.0	1.0	950	$900	$0.95	14d	1	1.27mi
8214 Vernon Ave Unit B Lubbock, TX	2.0	1.0	928	$1,100	$1.19	21d	1	1.28mi
7404 W Avenue Unit A Lubbock, TX	2.0	1.0	950	$825	$0.87	44d	1	1.36mi
7407 Waco Ave Unit C Lubbock, TX	2.0	1.0	775	$695	$0.90	44d	1	1.36mi
2401 73rd St Unit 14 Lubbock, TX	2.0	2.0	950	$800	$0.84	14d	1	1.40mi
7402 Waco Ave Lubbock, TX	2.0	1.0	784	$649	$0.83	21d	1	1.41mi
7402 Avenue X Unit C Lubbock, TX	2.0	1.0	762	$699	$0.92	44d	1	1.46mi
2401 87th St Unit A Lubbock, TX	3.0	2.0	1000	$1,125	$1.12	14d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $100,000 Active 66 DOM
2. 2026-06-17
   days on market $100,000 Active 65 DOM
3. 2026-06-16
   days on market $100,000 Active 64 DOM
4. 2026-06-15
   days on market $100,000 Active 63 DOM
5. 2026-06-14
   days on market $100,000 Active 61 DOM
6. 2026-06-13
   days on market $100,000 Active 60 DOM
7. 2026-06-10
   days on market $100,000 Active 58 DOM
8. 2026-06-09
   days on market $100,000 Active 57 DOM
9. 2026-06-08
   days on market $100,000 Active 56 DOM
10. 2026-06-07
    days on market $100,000 Active 55 DOM
11. 2026-06-05
    days on market $100,000 Active 52 DOM
12. 2026-06-03
    days on market $100,000 Active 51 DOM
13. 2026-06-02
    days on market $100,000 Active 50 DOM
14. 2026-06-01
    days on market $100,000 Active 49 DOM
15. 2026-05-31
    days on market $100,000 Active 48 DOM
16. 2026-05-30
    days on market $100,000 Active 47 DOM
17. 2026-04-13
    listed $100,000 Active 978-char remark

    Show marketing remark (978 chars)

    Investor Special - Prime Opportunity Calling all investors, flippers, and visionaries—this is the project you've been waiting for. 709 81st is a full rehab opportunity with serious upside potential in a well-established area. This property is currently uninhabitable and will require a complete renovation, making it ideal for those looking to customize from the ground up. Whether you're planning a fix-and-flip, rental portfolio addition, or long-term hold, the possibilities here are wide open. Situated on a generous lot, this home offers a solid footprint and the chance to reimagine the space into something truly special. With the right vision and updates, this property could deliver strong returns. Property Highlights: Investor-only opportunity Full renovation required Uninhabitable condition - enter at your own risk Sold as-is, where-is Cash or hard money only Opportunities like this don't come around often—bring your contractor and your creativity.

18. 2024-12-05
    soldstatus
19. 2024-12-03
    soldstatus Closed 286-char remark

    Show marketing remark (286 chars)

    Huge price drop!! Attention Investors & Flippers! Looking for your next project? Here it is! This home sits on 2 city lots. The home has a metal roof and a detached 2 car garage. Large corner lot. Would make a great flip or tear-down for use of the 2 lots. Lots of potential here!

20. 2024-11-21
    status Pending 286-char remark

    Show marketing remark (286 chars)

    Huge price drop!! Attention Investors & Flippers! Looking for your next project? Here it is! This home sits on 2 city lots. The home has a metal roof and a detached 2 car garage. Large corner lot. Would make a great flip or tear-down for use of the 2 lots. Lots of potential here!

21. 2024-09-24
    price $60,000 286-char remark

    Show marketing remark (286 chars)

    Huge price drop!! Attention Investors & Flippers! Looking for your next project? Here it is! This home sits on 2 city lots. The home has a metal roof and a detached 2 car garage. Large corner lot. Would make a great flip or tear-down for use of the 2 lots. Lots of potential here!

22. 2024-08-23
    listed $70,000 Active 286-char remark

    Show marketing remark (286 chars)

    Huge price drop!! Attention Investors & Flippers! Looking for your next project? Here it is! This home sits on 2 city lots. The home has a metal roof and a detached 2 car garage. Large corner lot. Would make a great flip or tear-down for use of the 2 lots. Lots of potential here!

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$873/yr (+$73/mo · 91.3%)

ⓘ 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 6 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,133
• − Mortgage interest: −$5,602
• − Property taxes: −$957
• − Insurance: −$500
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,909
• Taxable income: $224
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $1,781/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

+42.9% since first listed

6 events — show timeline

• 2026-04-13 Listed $100,000 LARMLS
• 2024-12-05 Sold (Public Records) — Public Records
• 2024-12-03 Sold (MLS) — LARMLS
• 2024-11-21 Pending — LARMLS
• 2024-09-24 Price Changed $60,000 LARMLS
• 2024-08-23 Listed $70,000 LARMLS

Property tax history

-1.1%/yr

Latest (2025): $957 · -53.7% YoY. Source: county tax records.