4501 45th St · Lubbock, TX 79414

$110,000

2 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 118 Days on market

Built 1953 7,735 sqft lot

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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
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Currently leased for $950 until 7/23/26. Great tenants and rental history! Cute 2 bedroom and 1 bathroom house with a 1 car garage. This house has lots of character and vinyl plank floors throughout. Large backyard! Can be purchased in a package with the house next door 4503 45th. Call for more details!

Key facts

• Large backyard
• 7,735 sq ft lot
• Built 1953

Tags

• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% 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-, 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 flat; 89 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 $761 of loan paydown is wiped out by about $3k 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 118 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y 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 1953 — 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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
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: 1.04% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.56% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.61×
• Total profit: $-11,974
• Equity at exit: $16,401

10-year hold

• IRR: -5.6%
• Equity multiple: 0.68×
• Total profit: $-10,001
• Equity at exit: $9,511

Cash invested: $30,800 (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 79414

• Home prices YoY: -27.8%
• Rents YoY: 0.6%
• Active inventory: 89
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,141 high
• Mortgage (P&I): −$577
• Tax from tax record: −$145 /mo · $1,734/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $134

Break-even live

Break-even rent $971

Max offer price $110,000

Occupancy floor 83%

Sensitivity live

Price	-10% $197	-5% $166	+0% $134	+5% $103	+10% $72
Rent	-10% $44	-5% $89	+0% $134	+5% $180	+10% $225
Rate	-1.0pp $190	-0.5pp $162	base $134	+0.5pp $106	+1.0pp $77

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4602 50th St Lubbock, TX	1.0–3.0	1.0–2.5	1080	$1,043	$0.97	14d	9	0.27mi
4413 40th St Lubbock, TX	3.0	1.0	1152	$1,350	$1.17	22d	1	0.28mi
4619 43rd St Lubbock, TX	3.0	1.0	1404	$1,500	$1.07	45d	1	0.28mi
4708 43rd St Lubbock, TX	3.0	1.5	1249	$1,350	$1.08	45d	1	0.34mi
4707 42nd St Lubbock, TX	3.0	1.0	1053	$1,049	$1.00	14d	1	0.36mi
4320 52nd St Unit B Lubbock, TX	2.0	1.5	1200	$1,395	$1.16	45d	1	0.42mi
4604 52nd St Lubbock, TX	2.0	1.0	836	$749	$0.90	45d	1	0.43mi
4803 43rd St Lubbock, TX	3.0	2.0	1412	$1,200	$0.85	22d	1	0.44mi
4409 38th St Lubbock, TX	3.0	1.5	1000	$1,350	$1.35	14d	1	0.45mi
4626 52nd St Lubbock, TX	2.0	1.0	836	$775	$0.93	14d	1	0.48mi
4630 52nd St Lubbock, TX	2.0	1.0	836	$699	$0.84	45d	1	0.49mi
4815 43rd St Lubbock, TX	3.0	2.0	1282	$1,500	$1.17	22d	1	0.51mi
4819 44th St Lubbock, TX	3.0	2.0	1412	$1,300	$0.92	45d	1	0.51mi
4638 52nd St Lubbock, TX	2.0	1.0	836	$749	$0.90	45d	1	0.52mi
4313 53rd St Unit B Lubbock, TX	2.0	1.5	1368	$1,200	$0.88	45d	1	0.52mi
4644 52nd St Lubbock, TX	2.0	1.0	836	$775	$0.93	14d	1	0.54mi
4602 54th St Lubbock, TX	1.0–2.0	1.0–2.0	764	$975	$1.28	14d	11	0.54mi
4817 40th St Lubbock, TX	3.0	2.0	1254	$1,300	$1.04	14d	1	0.59mi
4916 46th St Lubbock, TX	3.0	2.0	1377	$1,450	$1.05	14d	1	0.60mi
4702 37th St Lubbock, TX	3.0	1.0	900	$1,150	$1.28	14d	1	0.60mi
4907 41st St Lubbock, TX	3.0	2.0	1196	$1,200	$1.00	45d	1	0.62mi
4926 48th St Lubbock, TX	3.0	2.0	1354	$1,500	$1.11	22d	1	0.63mi
3506 Peoria Ave Unit B Lubbock, TX	2.0	1.0	750	$625	$0.83	14d	1	0.64mi
5002 46th St Lubbock, TX	3.0	2.0	1369	$1,450	$1.06	45d	1	0.65mi
4510 35th St Unit A Lubbock, TX	2.0	1.0	888	$750	$0.84	22d	1	0.66mi
4510 35th St Unit A Lubbock, TX	2.0	1.0	888	$750	$0.84	45d	1	0.66mi
4801 36th St Lubbock, TX	3.0	2.0	1424	$1,275	$0.90	22d	1	0.70mi
4006 36th St Unit A Lubbock, TX	2.0	1.0	800	$695	$0.87	45d	1	0.74mi
4907 37th St Lubbock, TX	3.0	1.0	1000	$1,100	$1.10	45d	1	0.75mi
4818 36th St Lubbock, TX	3.0	2.0	1285	$1,400	$1.09	22d	1	0.77mi
5101 44th St Lubbock, TX	3.0	2.0	1160	$1,350	$1.16	22d	1	0.78mi
3410 Nashville Ave Unit A Lubbock, TX	2.0	1.0	700	$675	$0.96	45d	1	0.79mi
4907 36th St Lubbock, TX	2.0	1.0	1020	$1,095	$1.07	14d	1	0.80mi
4430 33rd St Lubbock, TX	3.0	2.0	1402	$1,100	$0.78	45d	1	0.80mi
3812 36th St Unit A Lubbock, TX	3.0	2.0	1458	$1,500	$1.03	22d	1	0.80mi
4313 58th St Lubbock, TX	2.0	1.5	1165	$1,099	$0.94	45d	1	0.82mi
4601 32nd St Lubbock, TX	3.0	1.0	928	$995	$1.07	14d	1	0.83mi
5011 52nd St Lubbock, TX	3.0	2.0	1292	$1,500	$1.16	22d	1	0.83mi
4303 58th St Unit a Lubbock, TX	2.0	1.5	1170	$1,050	$0.90	45d	1	0.84mi
3333 Toledo Ave Lubbock, TX	2.0	1.0–1.5	924	$741	$0.80	14d	7	0.85mi

Listing history 37 events

1. 2026-06-18
   days on market $110,000 Active 118 DOM
2. 2026-06-17
   days on market $110,000 Active 117 DOM
3. 2026-06-16
   days on market $110,000 Active 116 DOM
4. 2026-06-15
   days on market $110,000 Active 115 DOM
5. 2026-06-14
   days on market $110,000 Active 113 DOM
6. 2026-06-13
   days on market $110,000 Active 112 DOM
7. 2026-06-10
   days on market $110,000 Active 110 DOM
8. 2026-06-09
   days on market $110,000 Active 109 DOM
9. 2026-06-08
   days on market $110,000 Active 108 DOM
10. 2026-06-07
    days on market $110,000 Active 107 DOM
11. 2026-06-05
    days on market $110,000 Active 104 DOM
12. 2026-06-03
    days on market $110,000 Active 103 DOM
13. 2026-06-02
    days on market $110,000 Active 102 DOM
14. 2026-06-01
    days on market $110,000 Active 101 DOM
15. 2026-05-31
    days on market $110,000 Active 100 DOM
16. 2026-05-30
    days on market $110,000 Active 99 DOM
17. 2026-02-20
    listed $110,000 Active 304-char remark

    Show marketing remark (304 chars)

    Currently leased for $950 until 7/23/26. Great tenants and rental history! Cute 2 bedroom and 1 bathroom house with a 1 car garage. This house has lots of character and vinyl plank floors throughout. Large backyard! Can be purchased in a package with the house next door 4503 45th. Call for more details!

18. 2025-04-11
    historical $950
19. 2025-03-26
    listed $950
20. 2025-03-26
    historical $950
21. 2025-03-24
    listed $950
22. 2025-03-09
    historical $950
23. 2025-02-21
    listed $950
24. 2025-02-13
    historical $950
25. 2025-01-13
    listed $950
26. 2024-08-02
    historical $950
27. 2024-07-20
    historical $950
28. 2024-07-18
    listed $950
29. 2024-07-18
    listed $1,000
30. 2024-06-15
    historical $1,000
31. 2024-06-05
    listed $1,000
32. 2023-06-13
    historical
33. 2021-11-02
    soldstatus 29-char remark

    Show marketing remark (29 chars)

    Great investment opportunity!

34. 2021-11-02
    listed $97,500 29-char remark

    Show marketing remark (29 chars)

    Great investment opportunity!

35. 2018-09-11
    listed $90,000
36. 2001-11-07
    soldstatus
37. 1988-03-01
    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: $1,734 · $145/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$279/yr (+$23/mo · 16.1%)

ⓘ 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: $13,696
• − Mortgage interest: −$6,162
• − Property taxes: −$1,734
• − Insurance: −$550
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,200
• Taxable loss: −$141
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $1,647/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): 17,596
• Household income: $49,057
• Rent vs Own: 65.4% rent · 34.6% own
• Severe rent burden: 1330.0

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 0.62)
• Race & ethnicity: White 47% Hispanic / Latino 39% Two or more races 21% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 82% English-only · Spanish 16%

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: ▼ -95.31%
• Current HPI: 247.7963
• Rent YoY: ▲ 0.56%
• 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

+22.2% since first listed

21 events — show timeline

• 2026-02-20 Listed $110,000 LARMLS
• 2025-04-11 Rental Removed $950 LARMLS
• 2025-03-26 Listed for Rent $950 LARMLS
• 2025-03-26 Rental Removed $950 APPFOLIO
• 2025-03-24 Listed for Rent $950 APPFOLIO
• 2025-03-09 Rental Removed $950 LARMLS
• 2025-02-21 Listed for Rent $950 LARMLS
• 2025-02-13 Rental Removed $950 LARMLS
• 2025-01-13 Listed for Rent $950 LARMLS
• 2024-08-02 Rental Removed $950 LARMLS
• 2024-07-20 Rental Removed $950 APPFOLIO
• 2024-07-18 Listed for Rent $950 LARMLS
• 2024-07-18 Listed for Rent $1,000 APPFOLIO
• 2024-06-15 Rental Removed $1,000 LARMLS
• 2024-06-05 Listed for Rent $1,000 LARMLS
• 2023-06-13 Rental Removed — RENT.
• 2021-11-02 Listed $97,500 LARMLS
• 2021-11-02 Sold (MLS) — LARMLS
• 2018-09-11 Listed $90,000 LARMLS
• 2001-11-07 Sold (Public Records) — Public Records
• 1988-03-01 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,734 · +9.6% YoY. Source: county tax records.