872 PR Anthony · Lubbock, TX 79363

$170,000

1 bd · 2.0 ba · 800 sqft · SingleFamily public records · 179 Days on market

Built 2023 Good condition 10 ac lot ↓ 17% since listing

---

Why this score? — see what drove the D+ 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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Have you ever wanted a slice of West Texas to truly make your own? This is your chance! Located on 10 acres, you will find a 20x40 fully insulated shop, connected to a 20x40 unfinished living area. The entire living area has been framed out and the work has begun! All it needs is your touch to finish it out and make it your own! This property already has well and septic, and the electric runs off owned solar panels! This unique opportunity is calling your name - make it yours!

Key facts

• Well and septic
• 10 acres
• Fully insulated shop

Tags

• 10 ACRES
• FULLY INSULATED SHOP
• UNFINISHED LIVING AREA
• WELL AND SEPTIC
• OWNED SOLAR PANELS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (12.7% below list).
• Recommended offer: $147k (13.6% below list) — sets the bar for cash-flow.

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.
• Frenship ISD (urban): math 47% / reading 54% proficiency, ranked #162 of 826 in TX (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 116 active listings in the ZIP; 7 units permitted in Hockley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Hockley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $146,882 (13.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.87% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.77×
• Total profit: $84,353
• Equity at exit: $153,149

10-year hold

• IRR: 19.8%
• Equity multiple: 6.36×
• Total profit: $255,162
• Equity at exit: $330,273

Cash invested: $47,600 (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 79363

• Home prices YoY: 7.3%
• Active inventory: 116
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$341 /mo · $4,094/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-131

Break-even live

Break-even rent $1,650

Max offer price $146,882

Occupancy floor —

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $170,000 Active 179 DOM
2. 2026-06-17
   days on market $170,000 Active 178 DOM
3. 2026-06-16
   days on market $170,000 Active 177 DOM
4. 2026-06-15
   days on market $170,000 Active 176 DOM
5. 2026-06-13
   days on market $170,000 Active 173 DOM
6. 2026-06-10
   days on market $170,000 Active 171 DOM
7. 2026-06-09
   days on market $170,000 Active 170 DOM
8. 2026-06-08
   days on market $170,000 Active 169 DOM
9. 2026-06-07
   days on market $170,000 Active 168 DOM
10. 2026-06-05
    days on market $170,000 Active 165 DOM
11. 2026-06-03
    days on market $170,000 Active 164 DOM
12. 2026-06-02
    days on market $170,000 Active 163 DOM
13. 2026-06-01
    days on market $170,000 Active 162 DOM
14. 2026-05-31
    days on market $170,000 Active 161 DOM
15. 2026-05-30
    days on market $170,000 Active 160 DOM
16. 2026-02-13
    price $175,000 481-char remark

    Show marketing remark (481 chars)

    Have you ever wanted a slice of West Texas to truly make your own? This is your chance! Located on 10 acres, you will find a 20x40 fully insulated shop, connected to a 20x40 unfinished living area. The entire living area has been framed out and the work has begun! All it needs is your touch to finish it out and make it your own! This property already has well and septic, and the electric runs off owned solar panels! This unique opportunity is calling your name - make it yours!

17. 2026-01-11
    status Active 481-char remark

    Show marketing remark (481 chars)

    Have you ever wanted a slice of West Texas to truly make your own? This is your chance! Located on 10 acres, you will find a 20x40 fully insulated shop, connected to a 20x40 unfinished living area. The entire living area has been framed out and the work has begun! All it needs is your touch to finish it out and make it your own! This property already has well and septic, and the electric runs off owned solar panels! This unique opportunity is calling your name - make it yours!

18. 2025-12-22
    status Pending 481-char remark

    Show marketing remark (481 chars)

    Have you ever wanted a slice of West Texas to truly make your own? This is your chance! Located on 10 acres, you will find a 20x40 fully insulated shop, connected to a 20x40 unfinished living area. The entire living area has been framed out and the work has begun! All it needs is your touch to finish it out and make it your own! This property already has well and septic, and the electric runs off owned solar panels! This unique opportunity is calling your name - make it yours!

19. 2025-12-01
    listed $210,000 Active 481-char remark

    Show marketing remark (481 chars)

    Have you ever wanted a slice of West Texas to truly make your own? This is your chance! Located on 10 acres, you will find a 20x40 fully insulated shop, connected to a 20x40 unfinished living area. The entire living area has been framed out and the work has begun! All it needs is your touch to finish it out and make it your own! This property already has well and septic, and the electric runs off owned solar panels! This unique opportunity is calling your name - make it yours!

ⓘ 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: $4,094 · $341/mo
• Projected year-2 tax: $4,094 · $341/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,812
• − Mortgage interest: −$9,523
• − Property taxes: −$4,094
• − Insurance: −$850
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$4,945
• Taxable loss: −$4,450
• Est. tax savings @ 24.0%: +$1,068
• After-tax cash flow: $-502/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.

Condition & rehab AI · 9 photos

Good 75/100 Moderate rehab

This property offers a unique opportunity to create a fully functional and move-in ready living space on 10 acres. The unfinished living area is framed out and ready for completion, making it a great investment for those looking to create a unique living space in West Texas.

Repairs flagged

• Minor Insulation — Insulation is present but not yet installed
• Minor Ceiling — Ceiling is unfinished
• Minor Walls — Walls are unfinished
• Minor Flooring — Flooring is unfinished

Value-add opportunities

• Both Complete the unfinished living area — Finishing the living area will make it move-in ready and increase both resale and rental value
• Both Install kitchen and bathroom — Adding a kitchen and bathroom will make the property fully functional and increase its value
• Both Complete the roof — A completed roof will improve the property's appearance and increase its value
• Both Complete the exterior — A completed exterior will improve the property's curb appeal and increase its value
• Both Complete the flooring — A completed flooring will make the property move-in ready and increase its value
• Both Complete the interior walls and paint — A completed interior will make the property move-in ready and increase its value
• Both Complete the systems — A completed systems will make the property fully functional and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Insulation · Insulation is present but not yet installed	Minor	$500–3,000
Ceiling · Ceiling is unfinished	Minor	$500–3,000
Walls · Walls are unfinished	Minor	$500–3,000
Flooring · Flooring is unfinished	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Complete the unfinished living area — Finishing the living area will make it move-in ready and increase both resale and rental value ↑
• Both Install kitchen and bathroom — Adding a kitchen and bathroom will make the property fully functional and increase its value ↑
• Both Complete the roof — A completed roof will improve the property's appearance and increase its value ↑
• Both Complete the exterior — A completed exterior will improve the property's curb appeal and increase its value ↑
• Both Complete the flooring — A completed flooring will make the property move-in ready and increase its value ↑
• Both Complete the interior walls and paint — A completed interior will make the property move-in ready and increase its value ↑
• Both Complete the systems — A completed systems will make the property fully functional and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Frenship ISD
• NCES district ID: 4819830
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 54% ▬ 0.00%
• Median HH income: $54,376
• Composite: 43.59/100
• National rank: #2976
• State rank: #162 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

• City population: 283,030
• Population (ZIP): 5,831

Population outlook (Hockley County) Hauer SSP2

• Today (2025): 25,295 people
• By 2030: 26,230 · +3.7%
• By 2040: 28,268 · +11.8%
• By 2050: 30,536 · +20.7%
• By 2075: 36,867 · +45.7%
• By 2100: 40,662 · +60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 27% Two or more races 20%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 5% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 84% English-only · Spanish 16%

Political lean MEDSL · Hockley

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -52.3pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+62.4 2016: R+62.3 2012: R+57.0 2008: R+52.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.76%
• Current HPI: 289.7445
• Rent YoY: —
• Metro: —
• 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

-16.7% since first listed

4 events — show timeline

• 2026-02-13 Price Changed $175,000 LARMLS
• 2026-01-11 Relisted — LARMLS
• 2025-12-22 Pending — LARMLS
• 2025-12-01 Listed $210,000 LARMLS