The Texas Cali Plan · Wolfforth, TX 79382

$283,990

4 bd · 2.0 ba · 1,858 sqft · SingleFamily · 82 Days on market

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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
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks MLS

The Texas Cali plan is a fantastic one-story home that offers both comfort and style, featuring 4 bedrooms, 2 baths, and a 2-car garage. Step inside and a welcoming long foyer with an entry coat closet guides you into the heart of the home. Here, you'll discover an open-concept kitchen and breakfast area. The kitchen is a chef's dream, complete with a breakfast bar with beautiful countertops, sleek stainless steel appliances, and a convenient corner pantry. It seamlessly flows into the family room, creating an ideal space for entertaining or simply relaxing with loved ones. The primary suite is a true retreat. It boasts a charming sloped ceiling and an attractive primary bath that includes dual vanities and a spacious walk-in closet, giving you all the room you need to start your day. For outdoor enjoyment, a standard rear covered patio is perfectly situated off the breakfast area. Contact us today and find your home in Overlook West!

Key facts

• Open-concept kitchen
• Corner pantry
• Family room

Tags

• OPEN-CONCEPT KITCHEN
• BREAKFAST AREA
• BREAKFAST BAR
• STAINLESS STEEL APPLIANCES
• CORNER PANTRY
• FAMILY ROOM

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $-392 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (30.0% below list).
• Recommended offer: $199k (30.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#43 in TX, #1,872 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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: 472 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Recommended offer $198,769 (30.0% 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 82 days. Have you received any prior offers? Is the seller open to a 30% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.70% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 11.9

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $129,712
• Equity at exit: $255,841

10-year hold

• IRR: 18.4%
• Equity multiple: 6.05×
• Total profit: $401,689
• Equity at exit: $551,730

Cash invested: $79,517 (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 79382

• Active inventory: 472
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,489
• Tax est. 1.5%: −$355 /mo · $4,260/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-392

Break-even live

Break-even rent $2,484

Max offer price $227,221

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: $70,998
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 14th St Wolfforth, TX	4.0	3.0	1850	$2,200	$1.19	13d	1	0.04mi
1313 Corpus Ave Unit B Wolfforth, TX	3.0	2.0	1550	$1,850	$1.19	14d	1	0.37mi
2001 Bryan Ave Unit B Wolfforth, TX	3.0	2.0	1360	$1,400	$1.03	44d	1	0.42mi
1817 Corpus Ave Wolfforth, TX	3.0	2.0	1405	$1,600	$1.14	14d	1	0.44mi
2418 Aberdeen Ave Wolfforth, TX	3.0	2.0	1450	$1,799	$1.24	44d	1	0.46mi
2408 Aberdeen Ave Wolfforth, TX	4.0	2.0	1703	$2,100	$1.23	21d	1	0.46mi
2001 Corpus Ave Unit B Wolfforth, TX	3.0	2.0	1316	$1,500	$1.14	14d	1	0.47mi
2001 Corpus Ave Unit 2001 B Corpus Wolfforth, TX	3.0	2.0	1350	$1,500	$1.11	21d	1	0.47mi
2011 Bryan Ave Wolfforth, TX	3.0	2.0	1350	$1,450	$1.07	44d	1	0.47mi
2304 Corpus Ave Wolfforth, TX	3.0	2.0	1316	$1,425	$1.08	44d	1	0.47mi
407 E 21st St Wolfforth, TX	3.0	2.0	1360	$1,399	$1.03	21d	1	0.49mi
2008 Cottonwood Ave Wolfforth, TX	3.0	2.0	1450	$1,810	$1.25	44d	1	0.50mi
811 11th St Wolfforth, TX	3.0	2.0	1523	$1,595	$1.05	44d	1	0.51mi
723 E 17th St Wolfforth, TX	3.0	2.0	1670	$1,800	$1.08	44d	1	0.56mi
611 E 14th St Wolfforth, TX	3.0	2.0	1299	$1,725	$1.33	44d	1	0.56mi
1503 Good Prairie Ave Wolfforth, TX	4.0	2.5	2173	$2,450	$1.13	21d	1	0.60mi
906 11th St Wolfforth, TX	3.0	2.0	1731	$2,000	$1.16	44d	1	0.62mi
127 Brooke Blvd Wolfforth, TX	3.0	2.5	1714	$1,757	$1.03	13d	2	0.85mi
2916 Corpus Ave Wolfforth, TX	3.0	2.0	1657	$1,800	$1.09	44d	1	0.98mi
405 Ranger St Wolfforth, TX	4.0	2.0	1866	$2,450	$1.31	13d	1	1.10mi
328 Ranger St Wolfforth, TX	4.0	2.0	2045	$2,450	$1.20	13d	1	1.12mi
2915 Tractor Ave Wolfforth, TX	4.0	3.0	2582	$2,995	$1.16	14d	1	1.28mi
209 Sooner St Wolfforth, TX	3.0	2.0	1951	$1,875	$0.96	44d	1	1.31mi
7811 96th St Lubbock, TX	4.0	2.0	1946	$2,195	$1.13	21d	1	1.40mi
7805 96th St Lubbock, TX	4.0	2.0	1888	$2,150	$1.14	44d	1	1.42mi
7731 97th St Lubbock, TX	4.0	2.0	1888	$2,075	$1.10	21d	1	1.45mi
7729 96th St Lubbock, TX	4.0	2.0	1978	$2,300	$1.16	14d	1	1.49mi
7732 96th St Lubbock, TX	4.0	2.0	1888	$2,075	$1.10	21d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $283,990 Active 82 DOM
2. 2026-06-17
   days on market $283,990 Active 81 DOM
3. 2026-06-16
   days on market $283,990 Active 80 DOM
4. 2026-06-15
   days on market $283,990 Active 79 DOM
5. 2026-06-13
   days on market $283,990 Active 76 DOM
6. 2026-06-10
   days on market $283,990 Active 74 DOM
7. 2026-06-09
   days on market $283,990 Active 73 DOM
8. 2026-06-08
   days on market $283,990 Active 72 DOM
9. 2026-06-07
   days on market $283,990 Active 71 DOM
10. 2026-06-05
    days on market $283,990 Active 68 DOM
11. 2026-06-03
    days on market $283,990 Active 67 DOM
12. 2026-06-02
    days on market $283,990 Active 66 DOM
13. 2026-06-01
    days on market $283,990 Active 65 DOM
14. 2026-05-31
    days on market $283,990 Active 64 DOM
15. 2026-05-30
    days on market $283,990 Active 63 DOM
16. 2026-05-01
    price $283,990 948-char remark

    Show marketing remark (948 chars)

    The Texas Cali plan is a fantastic one-story home that offers both comfort and style, featuring 4 bedrooms, 2 baths, and a 2-car garage. Step inside and a welcoming long foyer with an entry coat closet guides you into the heart of the home. Here, you'll discover an open-concept kitchen and breakfast area. The kitchen is a chef's dream, complete with a breakfast bar with beautiful countertops, sleek stainless steel appliances, and a convenient corner pantry. It seamlessly flows into the family room, creating an ideal space for entertaining or simply relaxing with loved ones. The primary suite is a true retreat. It boasts a charming sloped ceiling and an attractive primary bath that includes dual vanities and a spacious walk-in closet, giving you all the room you need to start your day. For outdoor enjoyment, a standard rear covered patio is perfectly situated off the breakfast area. Contact us today and find your home in Overlook West!

17. 2026-03-28
    listed $281,990 Active 948-char remark

    Show marketing remark (948 chars)

    The Texas Cali plan is a fantastic one-story home that offers both comfort and style, featuring 4 bedrooms, 2 baths, and a 2-car garage. Step inside and a welcoming long foyer with an entry coat closet guides you into the heart of the home. Here, you'll discover an open-concept kitchen and breakfast area. The kitchen is a chef's dream, complete with a breakfast bar with beautiful countertops, sleek stainless steel appliances, and a convenient corner pantry. It seamlessly flows into the family room, creating an ideal space for entertaining or simply relaxing with loved ones. The primary suite is a true retreat. It boasts a charming sloped ceiling and an attractive primary bath that includes dual vanities and a spacious walk-in closet, giving you all the room you need to start your day. For outdoor enjoyment, a standard rear covered patio is perfectly situated off the breakfast area. Contact us today and find your home in Overlook West!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,852
• − Mortgage interest: −$15,908
• − Property taxes: −$4,260
• − Insurance: −$1,420
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$8,262
• Taxable loss: −$9,813
• Est. tax savings @ 24.0%: +$2,355
• After-tax cash flow: $-2,353/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: 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 — Wolfforth

• Score: 80/100
• State rank: #43
• US rank: #1872

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment B- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolfforth, TX
• County: Lubbock County · 293,542 people
• City population: 10,512
• Metro: Lubbock, TX
• Population (ZIP): 10,512
• Household income: $84,457
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 135.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 31% Two or more races 18% Black 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 85% English-only · Spanish 14%

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: ▲ 166.08%
• Current HPI: 561.4491
• 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

+0.7% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $283,990 Zillow
• 2026-03-28 Listed $281,990 Zillow