1606 60th St · Lubbock, TX 79412

$38,000

3 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 21 Days on market

Built 1951 8,250 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 1 bathroom home on a quiet street. Home is great for an investor looking to remodel and sell or remodel and hold. For a home owner this is an awesome chance to pick up a home with good bones that needs tlc. Home is being sold as is.

Key facts

• 8,250 sq ft lot
• Built 1951
• Listed 21 days

Property features AI

Finance

• Other: Lot size approximately 0.19 acres; Residential property

Exterior

• Parking: Driveway parking; On-street parking
• Security: See remarks
• Utilities: Paved road access
• Home design: Single-family residence; Single story; Property listed as fixer
• Construction: Asbestos construction materials; Pillar/post/pier foundation; Composition roof; Built on 1 story
• Exterior features: Covered porch/patio; Fenced backyard; Other exterior features

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: See remarks

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $37k (1.5% 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: Rents rising (+3.9%/yr); 110 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $263 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $37,430 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.88% ✓
• Cap rate: 22.61%
• Cash-on-cash: 58.27%
• DSCR: 3.59
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.87% rent growth · sell at horizon

5-year hold

• IRR: 58.0%
• Equity multiple: 3.61×
• Total profit: $27,785
• Equity at exit: $5,666

10-year hold

• IRR: 63.2%
• Equity multiple: 7.66×
• Total profit: $70,885
• Equity at exit: $3,286

Cash invested: $10,640 (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 79412

• Home prices YoY: -15.3%
• Rents YoY: 3.9%
• Active inventory: 110
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,095 high
• Mortgage (P&I): −$199
• Tax from tax record: −$133 /mo · $1,595/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $517

Break-even live

Break-even rent $441

Max offer price $38,000

Occupancy floor 48%

Sensitivity live

Price	-10% $538	-5% $527	+0% $517	+5% $506	+10% $495
Rent	-10% $430	-5% $473	+0% $517	+5% $560	+10% $603
Rate	-1.0pp $536	-0.5pp $526	base $517	+0.5pp $507	+1.0pp $497

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 58th St Unit B Lubbock, TX	2.0	1.0	952	$950	$1.00	45d	1	0.19mi
1612 58th St Unit B Lubbock, TX	2.0	1.0	952	$950	$1.00	45d	1	0.20mi
1614 58th St Unit A Lubbock, TX	2.0	1.0	952	$950	$1.00	45d	1	0.20mi
1618 58th St Unit B Lubbock, TX	2.0	1.0	952	$950	$1.00	45d	1	0.20mi
6130 Avenue P Lubbock, TX	4.0	2.0	1387	$1,100	$0.79	45d	1	0.20mi
1307 61st St Lubbock, TX	3.0	1.0	1073	$1,150	$1.07	15d	1	0.25mi
1341 65th Dr Unit C Lubbock, TX	2.0	1.5	1000	$695	$0.69	22d	1	0.26mi
6518 Avenue S Lubbock, TX	2.0	1.0	990	$700	$0.71	22d	1	0.35mi
1923 67th St Lubbock, TX	4.0	2.0	1467	$1,525	$1.04	45d	1	0.52mi
7006 Avenue S Lubbock, TX	4.0	2.0	1498	$1,800	$1.20	45d	1	0.57mi
1927 71st St Lubbock, TX	4.0	2.0	1807	$1,600	$0.89	22d	1	0.67mi
5512 Avenue G Unit G Lubbock, TX	3.0	1.0	1117	$1,000	$0.90	45d	1	0.67mi
1921 S Loop 289 Lubbock, TX	3.0	2.0	1121	$1,100	$0.98	45d	1	0.75mi
2101 51st St Lubbock, TX	2.0	1.5	1100	$900	$0.82	22d	1	0.75mi
5614 Avenue A Unit A Lubbock, TX	3.0	1.0	1129	$695	$0.62	22d	1	0.78mi
2105 South Loop 289 Unit A Lubbock, TX	2.0	1.0	962	$950	$0.99	15d	1	0.85mi
1816 75th St Lubbock, TX	4.0	2.0	1516	$2,000	$1.32	22d	1	0.86mi
2113 S Loop 289 Lubbock, TX	2.0	1.0	1000	$849	$0.85	45d	1	0.87mi
2113 South Loop 289 Unit B Lubbock, TX	2.0	1.0	950	$900	$0.95	15d	1	0.87mi
1923 76th St Lubbock, TX	3.0	2.0	1622	$1,699	$1.05	45d	1	0.98mi
2128 74th St Lubbock, TX	3.0	2.5	1132	$1,350	$1.19	22d	1	0.99mi
313 52nd St Lubbock, TX	4.0	1.0	1044	$975	$0.93	22d	1	1.00mi
7304 Avenue W Lubbock, TX	3.0	2.0	1500	$999	$0.67	15d	1	1.01mi
2401 73rd St Unit 14 Lubbock, TX	2.0	2.0	950	$800	$0.84	15d	1	1.02mi
812 48th St Lubbock, TX	3.0	1.0	1282	$1,250	$0.98	22d	1	1.03mi
1940 77th St Lubbock, TX	3.0	2.0	1700	$1,500	$0.88	45d	1	1.04mi
7404 W Avenue Unit A Lubbock, TX	2.0	1.0	950	$825	$0.87	45d	1	1.04mi
1920 45th St Lubbock, TX	3.0	1.0	1200	$1,200	$1.00	22d	1	1.05mi
1920 44th St Lubbock, TX	4.0	2.0	1391	$795	$0.57	22d	1	1.11mi
2315 48th St Lubbock, TX	3.0	1.0	1014	$1,350	$1.33	22d	1	1.11mi
7406 Waco Ave Unit C Lubbock, TX	2.0	1.0	1831	$750	$0.41	45d	1	1.13mi
1718 43rd St Lubbock, TX	4.0	2.0	1870	$1,075	$0.57	22d	1	1.15mi
1625 79th Pl Lubbock, TX	3.0	2.0	1541	$1,650	$1.07	45d	1	1.16mi
1805 79th Pl Lubbock, TX	3.0	2.0	1284	$1,375	$1.07	45d	1	1.17mi
2726 68th St Lubbock, TX	4.0	2.0	1524	$1,800	$1.18	45d	1	1.17mi
2707 63rd St Lubbock, TX	3.0	1.0	1080	$1,050	$0.97	15d	1	1.18mi
2316 47th St Lubbock, TX	3.0	2.0	1285	$1,400	$1.09	22d	1	1.18mi
529 45th St Unit A Lubbock, TX	3.0	1.0	1100	$875	$0.80	15d	1	1.19mi
520 46th St Unit A Lubbock, TX	3.0	1.0	1200	$850	$0.71	15d	1	1.20mi
531 44th St Lubbock, TX	3.0	2.0	1300	$1,090	$0.84	15d	1	1.20mi

Listing history 19 events

1. 2026-06-18
   days on market $38,000 Active 21 DOM
2. 2026-06-17
   days on market $38,000 Active 20 DOM
3. 2026-06-16
   days on market $38,000 Active 19 DOM
4. 2026-06-15
   days on market $38,000 Active 18 DOM
5. 2026-06-14
   days on market $38,000 Active 16 DOM
6. 2026-06-13
   days on market $38,000 Active 15 DOM
7. 2026-06-10
   days on market $38,000 Active 13 DOM
8. 2026-06-09
   days on market $38,000 Active 12 DOM
9. 2026-06-08
   days on market $38,000 Active 11 DOM
10. 2026-06-07
    days on market $38,000 Active 10 DOM
11. 2026-06-05
    days on market $38,000 Active 7 DOM
12. 2026-06-03
    days on market $38,000 Active 6 DOM
13. 2026-06-02
    days on market $38,000 Active 5 DOM
14. 2026-06-01
    days on market $38,000 Active 4 DOM
15. 2026-05-31
    days on market $38,000 Active 3 DOM
16. 2026-05-30
    days on market $38,000 Active 2 DOM
17. 2026-05-28
    listed $38,000 Active
18. 2007-04-06
    soldstatus
19. 2007-04-06
    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: $1,595 · $133/mo
• Projected year-2 tax: $1,595 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $13,135
• − Mortgage interest: −$2,129
• − Property taxes: −$1,595
• − Insurance: −$190
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$1,105
• Taxable income: $6,014
• Est. tax owed @ 24.0%: −$1,443
• After-tax cash flow: $4,757/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): 15,018
• Household income: $48,878
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 676.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 25% White 25% Black 10%
• Hispanic origin (detail): Mexican 51% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Serbian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 67% English-only · Spanish 32% Arabic 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: ▼ -33.95%
• Current HPI: 188.4033
• Rent YoY: ▲ 3.87%
• 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

3 events — show timeline

• 2026-05-28 Listed $38,000 LARMLS
• 2007-04-06 Sold (Public Records) — Public Records
• 2007-04-06 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,595 · +7.2% YoY. Source: county tax records.