2801 66th St · Lubbock, TX 79413

$169,000

3 bd · 2.0 ba · 1,562 sqft · SingleFamily public records · 5 Days on market

Built 1959 7,658 sqft lot

---

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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced for immediate sell. Assessment $72,820. Now priced at $59,900. Seller says bring all offers. Home needs some work. Long term tenant would like to stay. Seller ready to make a deal!

Key facts

• Fresh paint
• Large backyard
• Light fixtures

Tags

• CORNER LOT
• LARGE BACKYARD
• VINYL PLANK FLOORING
• LIGHT FIXTURES
• FRESH PAINT
• NEW DISHWASHER

Property features AI

Finance

• HOA & community: No community amenities listed

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected / available
• Home design: Single-family residence; Single-story; Updated / remodeled
• Construction: Brick veneer and vinyl siding exterior; Composition roof; Slab foundation; Built on a 0.18-acre lot
• Exterior features: Covered front and rear porches; Fenced backyard; Shed on the property; Corner lot with level front yard; Asphalt road frontage with alley access

Interior

• Kitchen: Dishwasher; Free-standing electric range
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fan cooling; Electric and other cooling/heating components
• Interior features: Ceiling fans; Double vanity; Eat-in kitchen; Walk-in closets; Double-pane and storm windows
• Laundry & utility: Laundry room inside the home; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $50 ($596/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (7.1% below list).
• Recommended offer: $157k (7.1% below list) — sets the bar for 1% rule.

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: Parsons El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 396 students, 84% FRL); Atkins Middle (math 24% / reading 33%, grade F, #1,122 of 1,662 statewide, top 69%, 542 students, 87% FRL); Monterey H S (math 28% / reading 37%, grade F, #1,029 of 1,632 statewide, top 64%, 2,114 students, 72% FRL) — zoned schools average 81% FRL vs 60% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 183 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,985 (7.1% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.93% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-25,843
• Equity at exit: $25,198

10-year hold

• IRR: -8.9%
• Equity multiple: 0.47×
• Total profit: $-24,935
• Equity at exit: $14,612

Cash invested: $47,320 (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 79413

• Rents YoY: 1.9%
• Active inventory: 183
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$886
• Tax from tax record: −$234 /mo · $2,806/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $50

Break-even live

Break-even rent $1,507

Max offer price $169,000

Occupancy floor 92%

Sensitivity live

Price	-10% $145	-5% $97	+0% $50	+5% $2	+10% $-46
Rent	-10% $-74	-5% $-12	+0% $50	+5% $112	+10% $174
Rate	-1.0pp $135	-0.5pp $93	base $50	+0.5pp $6	+1.0pp $-39

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2730 68th St Lubbock, TX	4.0	3.0	2050	$1,999	$0.98	22d	1	0.09mi
2726 68th St Lubbock, TX	4.0	2.0	1524	$1,800	$1.18	45d	1	0.11mi
2827 66th St Lubbock, TX	3.0	1.0	1190	$1,200	$1.01	22d	1	0.17mi
2707 63rd St Lubbock, TX	3.0	1.0	1080	$1,050	$0.97	14d	1	0.19mi
2725 63rd St Unit FS Lubbock, TX	3.0	2.0	1624	$1,599	$0.98	45d	1	0.19mi
2817 63rd St Lubbock, TX	3.0	1.0	1125	$1,250	$1.11	22d	1	0.25mi
2821 61st St Lubbock, TX	3.0	1.0	1230	$1,100	$0.89	45d	1	0.36mi
6911 Gary Ave Unit A Lubbock, TX	3.0	2.0	1154	$1,125	$0.97	45d	1	0.53mi
6711 Hartford Ave Unit A Lubbock, TX	2.0	1.5	1165	$975	$0.84	45d	1	0.60mi
2115 66th St Lubbock, TX	4.0	2.0	2160	$1,795	$0.83	22d	1	0.65mi
3236 63rd St Lubbock, TX	3.0	2.5	1818	$1,524	$0.84	14d	1	0.66mi
7304 Avenue W Lubbock, TX	3.0	2.0	1500	$999	$0.67	14d	1	0.70mi
3107 75th St Unit B Lubbock, TX	2.0	2.0	1400	$1,250	$0.89	22d	1	0.72mi
7406 Waco Ave Unit C Lubbock, TX	2.0	1.0	1831	$750	$0.41	45d	1	0.72mi
2128 74th St Lubbock, TX	3.0	2.5	1132	$1,350	$1.19	22d	1	0.75mi
2823 54th St Lubbock, TX	3.0	2.0	1725	$1,825	$1.06	45d	1	0.77mi
3307 74th St Unit A Lubbock, TX	3.0	2.5	2024	$1,540	$0.76	45d	1	0.85mi
2121 56th St Lubbock, TX	3.0	2.0	2047	$1,999	$0.98	22d	1	0.87mi
1923 67th St Lubbock, TX	4.0	2.0	1467	$1,525	$1.04	45d	1	0.87mi
2612 81st St Unit B Lubbock, TX	2.0	2.0	1150	$1,100	$0.96	45d	1	0.90mi
1940 77th St Lubbock, TX	3.0	2.0	1700	$1,500	$0.88	45d	1	0.98mi
1927 71st St Lubbock, TX	4.0	2.0	1807	$1,600	$0.89	22d	1	1.01mi
1921 S Loop 289 Lubbock, TX	3.0	2.0	1121	$1,100	$0.98	45d	1	1.01mi
1923 76th St Lubbock, TX	3.0	2.0	1622	$1,699	$1.05	45d	1	1.04mi
3311 79th St Lubbock, TX	2.0	1.0	1391	$1,249	$0.90	45d	1	1.06mi
1915 76th St Lubbock, TX	3.0	2.0	1911	$1,550	$0.81	14d	1	1.08mi
3423 56th St Lubbock, TX	3.0	2.0	2224	$1,895	$0.85	45d	1	1.11mi
8216 Elkridge Ave Lubbock, TX	3.0	2.0	1412	$1,550	$1.10	22d	1	1.11mi
8219 Elkridge Ave Lubbock, TX	3.0	2.0	1405	$1,475	$1.05	45d	1	1.13mi
7006 Avenue S Lubbock, TX	4.0	2.0	1498	$1,800	$1.20	45d	1	1.13mi
1816 75th St Lubbock, TX	4.0	2.0	1516	$2,000	$1.32	22d	1	1.13mi
2101 51st St Lubbock, TX	2.0	1.5	1100	$900	$0.82	22d	1	1.20mi
2303 84th St Lubbock, TX	3.0	1.5	1128	$1,100	$0.98	22d	1	1.21mi
3019 47th St Lubbock, TX	3.0	2.0	1298	$1,400	$1.08	22d	1	1.24mi
6130 Avenue P Lubbock, TX	4.0	2.0	1387	$1,100	$0.79	45d	1	1.25mi
7201 Memphis Ave Unit b Lubbock, TX	3.0	2.5	1627	$1,250	$0.77	45d	1	1.27mi
8108 Sherman Ave Lubbock, TX	3.0	2.0	1306	$1,400	$1.07	45d	1	1.29mi
2316 47th St Lubbock, TX	3.0	2.0	1285	$1,400	$1.09	22d	1	1.29mi
5330 Kenosha Ave Lubbock, TX	2.0	1.5	1300	$1,050	$0.81	45d	1	1.32mi
5324 Kenosha Ave Lubbock, TX	2.0	1.5	1300	$950	$0.73	14d	1	1.33mi

Listing history 5 events

1. 2026-05-22
   listed $169,000 Active
2. 2015-09-04
   soldstatus
3. 2015-09-03
   soldstatus 187-char remark

   Show marketing remark (187 chars)

   Priced for immediate sell. Assessment $72,820. Now priced at $59,900. Seller says bring all offers. Home needs some work. Long term tenant would like to stay. Seller ready to make a deal!

4. 2014-09-03
   listed $59,900 187-char remark

   Show marketing remark (187 chars)

   Priced for immediate sell. Assessment $72,820. Now priced at $59,900. Seller says bring all offers. Home needs some work. Long term tenant would like to stay. Seller ready to make a deal!

5. 1982-11-01
   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: $2,806 · $234/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$286/yr (+$24/mo · 10.2%)

ⓘ 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 · 20 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: $18,838
• − Mortgage interest: −$9,467
• − Property taxes: −$2,806
• − Insurance: −$845
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$4,916
• Taxable loss: −$2,210
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $1,126/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): 23,343
• Household income: $69,400
• Rent vs Own: 43.9% rent · 56.1% own
• Severe rent burden: 1211.0

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 0.59)
• Race & ethnicity: White 54% Hispanic / Latino 34% Two or more races 18% Black 6%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 88% English-only · Spanish 10% Chinese 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: ▼ -145.52%
• Current HPI: 239.8854
• Rent YoY: ▲ 1.94%
• 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

+182.1% since first listed

5 events — show timeline

• 2026-05-22 Listed $169,000 LARMLS
• 2015-09-04 Sold (Public Records) — Public Records
• 2015-09-03 Sold (MLS) — LARMLS
• 2014-09-03 Listed $59,900 LARMLS
• 1982-11-01 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,806 · -6.2% YoY. Source: county tax records.