7903 Aberdeen Ave · Lubbock, TX 79424

$318,000

6 bd · 4.0 ba · 2,888 sqft · MultiFamily public records · 201 Days on market

Built 1978 10,200 sqft lot

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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).

• Cash flow +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Excellent Income-Producing Duplex in Prime Location! This conveniently located duplex sits just off 82nd & Slide, close to shopping, dining, and schools. Unit A features 2 bedrooms and 1.5 baths and has been remodeled with a modern aesthetic, and Unit B offers 3 bedrooms and 2 baths with a spacious layout and strong rental appeal. Both units include 2-car garages and share a circle drive for easy access and added curb appeal. Both units are currently vacant and ready to be leased out and start generating immediate rental income. Don't miss this opportunity to own a solid investment property in a highly desirable area!

Key facts

• Remodeled
• Prime location
• 0.23 acre lot

Tags

• INCOME PRODUCING DUPLEX
• PRIME LOCATION
• REMODELED
• IMMEDIATE INCOME OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $318k.

Deal economics

• At list price, monthly cash flow is $18 ($216/yr) — positive. Per door: $9/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (11.4% below list).
• Recommended offer: $280k (12.0% 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-, 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: Whiteside El (math 59% / reading 56%, grade C+, #492 of 4,322 statewide, top 12%, 490 students, 48% FRL); Irons Middle (math 25% / reading 36%, grade F, #1,036 of 1,662 statewide, top 63%, 815 students, 71% FRL); Coronado H S (math 34% / reading 38%, grade F, #930 of 1,632 statewide, top 57%, 1,960 students, 66% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 712 active listings in the ZIP; solid renter incomes; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• This rent runs 35% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 201 days — a 12% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $279,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-51,040
• Equity at exit: $47,415

10-year hold

• IRR: -8.3%
• Equity multiple: 0.49×
• Total profit: $-45,655
• Equity at exit: $27,495

Cash invested: $89,040 (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 79424

• Rents YoY: 2.8%
• Active inventory: 712
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $2,818 high
• Mortgage (P&I): −$1,668
• Tax from tax record: −$408 /mo · $4,897/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $18

Break-even live

Break-even rent $2,795

Max offer price $318,000

Occupancy floor 94%

Sensitivity live

Price	-10% $198	-5% $108	+0% $18	+5% $-72	+10% $-162
Rent	-10% $-205	-5% $-93	+0% $18	+5% $129	+10% $241
Rate	-1.0pp $178	-0.5pp $99	base $18	+0.5pp $-64	+1.0pp $-148

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$2,818
Total (2 units)			$2,818

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: $79,500
• Closing costs: $9,540
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-07
   status Pending 631-char remark

   Show marketing remark (631 chars)

   Excellent Income-Producing Duplex in Prime Location! This conveniently located duplex sits just off 82nd & Slide, close to shopping, dining, and schools. Unit A features 2 bedrooms and 1.5 baths and has been remodeled with a modern aesthetic, and Unit B offers 3 bedrooms and 2 baths with a spacious layout and strong rental appeal. Both units include 2-car garages and share a circle drive for easy access and added curb appeal. Both units are currently vacant and ready to be leased out and start generating immediate rental income. Don't miss this opportunity to own a solid investment property in a highly desirable area!

2. 2026-04-23
   price $318,000 631-char remark

   Show marketing remark (631 chars)

   Excellent Income-Producing Duplex in Prime Location! This conveniently located duplex sits just off 82nd & Slide, close to shopping, dining, and schools. Unit A features 2 bedrooms and 1.5 baths and has been remodeled with a modern aesthetic, and Unit B offers 3 bedrooms and 2 baths with a spacious layout and strong rental appeal. Both units include 2-car garages and share a circle drive for easy access and added curb appeal. Both units are currently vacant and ready to be leased out and start generating immediate rental income. Don't miss this opportunity to own a solid investment property in a highly desirable area!

3. 2026-04-03
   status Active 631-char remark

   Show marketing remark (631 chars)

   Excellent Income-Producing Duplex in Prime Location! This conveniently located duplex sits just off 82nd & Slide, close to shopping, dining, and schools. Unit A features 2 bedrooms and 1.5 baths and has been remodeled with a modern aesthetic, and Unit B offers 3 bedrooms and 2 baths with a spacious layout and strong rental appeal. Both units include 2-car garages and share a circle drive for easy access and added curb appeal. Both units are currently vacant and ready to be leased out and start generating immediate rental income. Don't miss this opportunity to own a solid investment property in a highly desirable area!

4. 2026-03-20
   status Pending 631-char remark

   Show marketing remark (631 chars)

   Excellent Income-Producing Duplex in Prime Location! This conveniently located duplex sits just off 82nd & Slide, close to shopping, dining, and schools. Unit A features 2 bedrooms and 1.5 baths and has been remodeled with a modern aesthetic, and Unit B offers 3 bedrooms and 2 baths with a spacious layout and strong rental appeal. Both units include 2-car garages and share a circle drive for easy access and added curb appeal. Both units are currently vacant and ready to be leased out and start generating immediate rental income. Don't miss this opportunity to own a solid investment property in a highly desirable area!

5. 2025-09-17
   listed $329,000 Active 631-char remark

   Show marketing remark (631 chars)

   Excellent Income-Producing Duplex in Prime Location! This conveniently located duplex sits just off 82nd & Slide, close to shopping, dining, and schools. Unit A features 2 bedrooms and 1.5 baths and has been remodeled with a modern aesthetic, and Unit B offers 3 bedrooms and 2 baths with a spacious layout and strong rental appeal. Both units include 2-car garages and share a circle drive for easy access and added curb appeal. Both units are currently vacant and ready to be leased out and start generating immediate rental income. Don't miss this opportunity to own a solid investment property in a highly desirable area!

6. 2023-12-20
   soldstatus
7. 2023-12-18
   soldstatus Closed 393-char remark

   Show marketing remark (393 chars)

   Excellent income producing property Conveniently located duplex close to shopping, restaurants, and schools off of 82nd and Slide Rd. One side is a 2 bed 1 and a half bath, The other is a 3 bed 2 bath both having 2 car garages and a shared circle drive. With updated Restrooms and flooring in both units. Don't miss this chance to own a great income producing property in a fantastic location.

8. 2023-11-15
   status Pending 393-char remark

   Show marketing remark (393 chars)

   Excellent income producing property Conveniently located duplex close to shopping, restaurants, and schools off of 82nd and Slide Rd. One side is a 2 bed 1 and a half bath, The other is a 3 bed 2 bath both having 2 car garages and a shared circle drive. With updated Restrooms and flooring in both units. Don't miss this chance to own a great income producing property in a fantastic location.

9. 2023-10-02
   listed $279,000 Active 393-char remark

   Show marketing remark (393 chars)

   Excellent income producing property Conveniently located duplex close to shopping, restaurants, and schools off of 82nd and Slide Rd. One side is a 2 bed 1 and a half bath, The other is a 3 bed 2 bath both having 2 car garages and a shared circle drive. With updated Restrooms and flooring in both units. Don't miss this chance to own a great income producing property in a fantastic location.

10. 2008-10-31
    soldstatus
11. 2000-10-17
    soldstatus
12. 1982-04-01
    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: $4,897 · $408/mo
• Projected year-2 tax: $5,819 · $485/mo
• Expected delta: +$923/yr (+$77/mo · 18.8%)

ⓘ 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: $33,816
• − Mortgage interest: −$17,813
• − Property taxes: −$4,897
• − Insurance: −$1,590
• − Repairs & maintenance: −$2,705
• − Management: −$2,705
• − Depreciation: −$9,251
• Taxable loss: −$5,145
• Est. tax savings @ 24.0%: +$1,235
• After-tax cash flow: $1,451/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): 53,478
• Household income: $97,231
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 1958.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 12% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 8% 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: ▼ -146.64%
• Current HPI: 213.2155
• Rent YoY: ▲ 2.75%
• 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

+14.0% since first listed

12 events — show timeline

• 2026-05-07 Pending — LARMLS
• 2026-04-23 Price Changed $318,000 LARMLS
• 2026-04-03 Relisted — LARMLS
• 2026-03-20 Pending — LARMLS
• 2025-09-17 Listed $329,000 LARMLS
• 2023-12-20 Sold (Public Records) — Public Records
• 2023-12-18 Sold (MLS) — LARMLS
• 2023-11-15 Pending — LARMLS
• 2023-10-02 Listed $279,000 LARMLS
• 2008-10-31 Sold (Public Records) — Public Records
• 2000-10-17 Sold (Public Records) — Public Records
• 1982-04-01 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $4,897 · -2.6% YoY. Source: county tax records.