13817 Fremont Ave · Lubbock, TX 79423

$180,000

3 bd · 2.0 ba · 1,100 sqft · Land · 52 Days on market

Built 2026 3,480 sqft lot $29/mo HOA · 2% of rent ↓ 9% since listing

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Why this score? — see what drove the C- 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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +4.8/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Buy NOW and get up to $7,000 Use-It-Your-Way Cash! This home offers timeless style and modern functionality with its brick and vinyl exterior and welcoming covered front entry. Inside, luxury vinyl plank flooring enhances the common areas, leading to an open-concept kitchen, living, and dining space perfect for entertaining. The kitchen shines with granite or quartz countertops, a spacious island with bar seating, and stainless steel appliances, all complemented by premium fixtures. Relax in the secluded master suite, complete with a walk-in closet for added convenience.

Key facts

• Open-concept kitchen
• Walk-in closet
• Covered front entry

Tags

• BRICK AND VINYL EXTERIOR
• COVERED FRONT ENTRY
• LUXURY VINYL PLANK FLOORING
• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $350 (about $29.17/month)

Exterior

• Parking: Attached garage with garage door opener; 1-car garage
• Utilities: Public water and sewer (not otherwise specified); Electric service (implied)
• Home design: Single-family residence; New construction; One story; Slab foundation
• Construction: Brick and vinyl siding; Composition roof; Built as new construction
• Exterior features: Fenced yard; Front yard landscaping; Front sprinklers; Paved road access; No additional exterior amenities listed

Interior

• Kitchen: Range; Cooktop; Dishwasher; Disposal; Microwave; Free-standing electric range
• Bedrooms: Total rooms: 8
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: Breakfast bar; Ceiling fans; Granite counters; Kitchen island; Open floorplan; Pantry; Walk-in closets
• Laundry & utility: Laundry 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 3-bed/2.0-bath land listed at $180k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/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 $168k (6.6% below list).
• Recommended offer: $168k (6.6% 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-Cooper ISD (rural): math 54% / reading 52% proficiency, ranked #98 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lubbock-Cooper East El (math 45% / reading 37%, grade F, #1,462 of 4,322 statewide, top 34%, 759 students, 55% FRL); Lubbock-Cooper Middle (math 46% / reading 45%, grade D+, #470 of 1,662 statewide, top 29%, 914 students, 37% FRL); Lubbock-Cooper H S (math 67% / reading 65%, grade B, #189 of 1,632 statewide, top 12%, 2,117 students, 31% FRL).
• Market conditions: Rents rising (+2.1%/yr); 663 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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

• It's been on market 52 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $17k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $168,089 (6.6% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.93% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.13% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-16,697
• Equity at exit: $26,839

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,646
• Equity at exit: $15,563

Cash invested: $50,400 (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 79423

• Rents YoY: 2.1%
• Active inventory: 663
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$944
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$75
• HOA: −$29
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $220

Break-even live

Break-even rent $1,403

Max offer price $180,000

Occupancy floor 82%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3016 140th St Lubbock, TX	3.0	2.0	1350	$2,000	$1.48	21d	1	0.10mi
2745 137th St Lubbock, TX	3.0	2.0	1410	$1,550	$1.10	21d	1	0.42mi
2739 137th St Lubbock, TX	3.0	2.0	1418	$1,600	$1.13	44d	1	0.43mi
13510 Indiana Ave Lubbock, TX	1.0–2.0	1.5–2.5	895	$1,275	$1.42	14d	8	0.46mi
2540 138th St Lubbock, TX	2.0	2.0	1328	$1,425	$1.07	14d	1	0.59mi
2626 136th St Lubbock, TX	2.0	2.0	1238	$1,400	$1.13	44d	1	0.60mi
2529 138th St Lubbock, TX	2.0	2.5	1249	$1,400	$1.12	21d	1	0.61mi
2613 136th St Lubbock, TX	3.0	2.0	1251	$1,599	$1.28	21d	1	0.62mi
2611 136th St Lubbock, TX	2.0	2.0	1251	$1,599	$1.28	21d	1	0.62mi
2415 144th St Unit 1-2 Lubbock, TX	3.0	2.5	1350	$1,500	$1.11	14d	1	0.76mi
2410 144th St Unit A Lubbock, TX	3.0	2.0	1350	$1,500	$1.11	44d	1	0.79mi
2410 144th St Unit 1-2 Lubbock, TX	3.0	2.0	1350	$1,399	$1.04	44d	1	0.79mi
2404 144th St Unit 1-2 Lubbock, TX	3.0	2.0	1350	$1,399	$1.04	44d	1	0.82mi
14408 Avenue X Unit 1-2 Lubbock, TX	3.0	2.5	1350	$1,500	$1.11	14d	1	0.83mi
2309 134th St Lubbock, TX	3.0	2.0	1455	$1,799	$1.24	14d	1	0.85mi
14413 Avenue X Unit B Lubbock, TX	3.0	2.0	1350	$1,450	$1.07	44d	1	0.87mi
14102 Avenue V Lubbock, TX	3.0	2.0	1450	$1,500	$1.03	21d	1	1.03mi
13808 Sherman Ave Lubbock, TX	3.0	2.0	1450	$1,650	$1.14	44d	1	1.33mi
13212 Avenue S Lubbock, TX	3.0	2.0	1450	$1,699	$1.17	21d	1	1.45mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 9 events

1. 2026-04-29
   status Pending
2. 2026-04-27
   status Active
3. 2026-04-17
   status Pending
4. 2026-04-17
   price $180,000
5. 2026-04-14
   status Active
6. 2026-04-13
   status Pending
7. 2026-03-27
   price $188,000
8. 2026-03-06
   price $191,000
9. 2026-02-24
   listed $197,000 Active

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$2,570/yr (+$214/mo · 354.9%)

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

Taxation est. · year 1

• Rental income: $20,171
• − Mortgage interest: −$10,083
• − Property taxes: −$724
• − Insurance: −$900
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − HOA: −$348
• − Depreciation: −$5,236
• Taxable loss: −$348
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $2,719/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-Cooper ISD
• NCES district ID: 4815180
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $77,347
• Composite: 47.9/100
• National rank: #2214
• State rank: #98 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): 46,998
• Household income: $84,933
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 1385.0

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 (61%)
• Race & ethnicity: White 61% Hispanic / Latino 31% Two or more races 15% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 84% English-only · Spanish 13% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -155.00%
• Current HPI: 213.6491
• Rent YoY: ▲ 2.13%
• 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

-8.6% since first listed

9 events — show timeline

• 2026-04-29 Pending — LARMLS
• 2026-04-27 Relisted — LARMLS
• 2026-04-17 Pending — LARMLS
• 2026-04-17 Price Changed $180,000 LARMLS
• 2026-04-14 Relisted — LARMLS
• 2026-04-13 Pending — LARMLS
• 2026-03-27 Price Changed $188,000 LARMLS
• 2026-03-06 Price Changed $191,000 LARMLS
• 2026-02-24 Listed $197,000 LARMLS