2608 Avenue V · Lubbock, TX 79411

$93,500

2 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 82 Days on market

Built 1953 5,025 sqft lot $72/sqft · 17% below area Est $145k · 36% under ↓ 6% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.4/10.0
• 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

Huge investment opportunity with three units on one property! Two of the units are currently leased out, offering immediate income potential. Each unit features 1 bedroom and 1 bathroom, with one unit located upstairs for added privacy. This is a great opportunity to add a cash-flowing property to your portfolio!

Key facts

• 5,025 sq ft lot
• Built 1953
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $44k (52.7% below list).
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $44k (52.7% below list) — sets the bar for cash-flow.

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: Dupre El (math 27% / reading 32%); Slaton Middle (math 13% / reading 16%, grade F, #1,583 of 1,662 statewide, top 96%, 355 students, 96% 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 84% FRL vs 60% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 38% district-wide (-12 pts) — the specific schools serving this property underperform the Lubbock ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 97 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); 48% 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 $646 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 82 days — a 6% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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: flood insurance adds $427/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,254 (52.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
10. 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.
11. 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: 1.14% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 7.3

CMA / ARV

• ARV (median comp): $145,109
• List price: $93,500
• Delta: -35.57%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.87% rent growth · sell at horizon

5-year hold

• IRR: -42.2%
• Equity multiple: -0.29×
• Total profit: $-33,798
• Equity at exit: $13,941

10-year hold

• IRR: -86.0%
• Equity multiple: -1.13×
• Total profit: $-55,855
• Equity at exit: $8,084

Cash invested: $26,180 (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 79411

• Home prices YoY: -10.5%
• Rents YoY: 1.9%
• Active inventory: 97
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,068 high
• Mortgage (P&I): −$490
• Tax from tax record: −$167 /mo · $2,000/yr
• Insurance: −$39
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-279

Break-even live

Break-even rent $1,421

Max offer price $44,254

Occupancy floor —

Sensitivity live

Price	-10% $-226	-5% $-252	+0% $-279	+5% $-305	+10% $-332
Rent	-10% $-363	-5% $-321	+0% $-279	+5% $-237	+10% $-194
Rate	-1.0pp $-232	-0.5pp $-255	base $-279	+0.5pp $-303	+1.0pp $-328

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: $23,375
• Closing costs: $2,805
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2115 27th St Unit A Lubbock, TX	2.0	1.0	1148	$875	$0.76	23d	1	0.05mi
2201 28th St Lubbock, TX	3.0	1.0	1246	$995	$0.80	23d	1	0.08mi
2123 25th St Unit rear Lubbock, TX	3.0	1.0	1000	$950	$0.95	45d	1	0.12mi
2119 25th St Lubbock, TX	3.0	1.5	1184	$1,200	$1.01	45d	1	0.13mi
2007 27th St Lubbock, TX	2.0	1.0	1044	$1,250	$1.20	45d	1	0.15mi
2404 Avenue U Unit U Lubbock, TX	2.0	1.0	948	$925	$0.98	45d	1	0.21mi
2404 Avenue U Lubbock, TX	2.0	1.0	948	$699	$0.74	45d	1	0.21mi
2118 24th St Lubbock, TX	3.0	1.0	1435	$1,000	$0.70	23d	1	0.22mi
1920 27th St Unit 1 Lubbock, TX	3.0	3.0	1366	$1,500	$1.10	45d	1	0.23mi
1915 26th St Lubbock, TX	3.0	1.0	1221	$1,100	$0.90	45d	1	0.25mi
2404 25th St Lubbock, TX	3.0	2.0	1292	$1,395	$1.08	23d	1	0.29mi
2009 23rd St Lubbock, TX	3.0	1.0	1615	$1,249	$0.77	45d	1	0.30mi
1901 26th St Lubbock, TX	2.0	1.0	1142	$950	$0.83	23d	1	0.31mi
2106 32nd St Lubbock, TX	3.0	1.0	1398	$925	$0.66	45d	1	0.33mi
2106 32nd St Lubbock, TX	3.0	1.0	1398	$695	$0.50	23d	1	0.33mi
2113 22nd St Lubbock, TX	2.0	1.0	1404	$850	$0.61	23d	1	0.33mi
2119 32nd St Lubbock, TX	2.0	1.0	1055	$950	$0.90	45d	1	0.34mi
2405 23rd St Lubbock, TX	2.0	1.0	1042	$895	$0.86	23d	1	0.34mi
2421 25th St Lubbock, TX	3.0	2.0	1032	$1,575	$1.53	23d	1	0.36mi
1904 24th St Lubbock, TX	3.0	1.0	1172	$1,100	$0.94	45d	1	0.37mi
2403 22nd Pl Lubbock, TX	2.0	1.0	1066	$900	$0.84	23d	1	0.37mi
2416 30th St Lubbock, TX	3.0	2.0	1746	$1,425	$0.82	23d	1	0.38mi
2003 32nd St Unit A Lubbock, TX	2.0	2.0	1228	$1,150	$0.94	45d	1	0.38mi
2420 30th St Lubbock, TX	2.0	1.0	1092	$1,100	$1.01	23d	1	0.40mi
2315 32nd St Lubbock, TX	2.0	1.0	900	$995	$1.11	23d	1	0.40mi
2411 31st St Lubbock, TX	3.0	1.0	1003	$1,000	$1.00	23d	1	0.41mi
2211 33rd St Unit A Lubbock, TX	3.0	1.5	1293	$1,200	$0.93	45d	1	0.42mi
2103 33rd St Lubbock, TX	2.0	1.0	1075	$700	$0.65	15d	1	0.42mi
2408 22nd St Lubbock, TX	2.0	1.0	1000	$1,100	$1.10	15d	1	0.44mi
2419 31st St Apt B Lubbock, TX	2.0	1.0	878	$795	$0.91	15d	1	0.45mi
2109 20th St Lubbock, TX	3.0	2.0	1391	$1,200	$0.86	45d	1	0.46mi
2402 21st St Lubbock, TX	3.0	1.0	1453	$1,500	$1.03	45d	1	0.48mi
2430 31st St Lubbock, TX	3.0	2.0	1592	$1,450	$0.91	45d	1	0.48mi
2124 20th St Lubbock, TX	3.0	2.0	1481	$1,150	$0.78	15d	1	0.49mi
2512 26th St Unit 1706 Lubbock, TX	2.0	2.0	986	$700	$0.71	45d	1	0.49mi
1912 21st St Lubbock, TX	3.0	2.0	1473	$1,025	$0.70	45d	1	0.50mi
1610 28th St Unit A Lubbock, TX	2.0	2.0	1060	$750	$0.71	15d	1	0.52mi
2107 35th St Unit A Lubbock, TX	2.0	1.0	1025	$800	$0.78	45d	1	0.54mi
2511 23rd St Lubbock, TX	2.0	2.0	1428	$1,500	$1.05	23d	1	0.54mi
1919 34th St Lubbock, TX	2.0	2.0	1463	$1,100	$0.75	15d	1	0.55mi

Listing history 19 events

1. 2026-05-17
   status Pending 314-char remark

   Show marketing remark (314 chars)

   Huge investment opportunity with three units on one property! Two of the units are currently leased out, offering immediate income potential. Each unit features 1 bedroom and 1 bathroom, with one unit located upstairs for added privacy. This is a great opportunity to add a cash-flowing property to your portfolio!

2. 2026-04-06
   price $93,500 314-char remark

   Show marketing remark (314 chars)

   Huge investment opportunity with three units on one property! Two of the units are currently leased out, offering immediate income potential. Each unit features 1 bedroom and 1 bathroom, with one unit located upstairs for added privacy. This is a great opportunity to add a cash-flowing property to your portfolio!

3. 2026-02-25
   status Active 314-char remark

   Show marketing remark (314 chars)

   Huge investment opportunity with three units on one property! Two of the units are currently leased out, offering immediate income potential. Each unit features 1 bedroom and 1 bathroom, with one unit located upstairs for added privacy. This is a great opportunity to add a cash-flowing property to your portfolio!

4. 2026-02-22
   status Pending 314-char remark

   Show marketing remark (314 chars)

   Huge investment opportunity with three units on one property! Two of the units are currently leased out, offering immediate income potential. Each unit features 1 bedroom and 1 bathroom, with one unit located upstairs for added privacy. This is a great opportunity to add a cash-flowing property to your portfolio!

5. 2026-02-21
   listed $95,000 Active 314-char remark

   Show marketing remark (314 chars)

   Huge investment opportunity with three units on one property! Two of the units are currently leased out, offering immediate income potential. Each unit features 1 bedroom and 1 bathroom, with one unit located upstairs for added privacy. This is a great opportunity to add a cash-flowing property to your portfolio!

6. 2025-01-25
   historical $550
7. 2025-01-07
   price $550
8. 2025-01-02
   listed $625
9. 2024-12-25
   historical $625
10. 2024-10-26
    historical $625
11. 2024-10-26
    listed $625
12. 2024-10-03
    listed $625
13. 2024-08-17
    historical $550
14. 2024-08-08
    listed $550
15. 2022-03-24
    soldstatus
16. 2022-03-23
    soldstatus
17. 2022-03-04
    listed $100,000
18. 2010-10-25
    soldstatus
19. 2006-05-12
    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: $2,000 · $167/mo
• Projected year-2 tax: $2,000 · $167/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 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $12,815
• − Mortgage interest: −$5,237
• − Property taxes: −$2,000
• − Insurance: −$5,586
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,720
• Taxable loss: −$4,778
• Est. tax savings @ 24.0%: +$1,147
• After-tax cash flow: $-2,198/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): 6,865
• Household income: $47,634
• Rent vs Own: 72.5% rent · 27.5% own
• Severe rent burden: 777.0

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: Hispanic / Latino 50% White 39% Two or more races 10% Black 9% Native American 2%
• Hispanic origin (detail): Mexican 37% Cuban 2%
• Common ancestry: Slovak 3% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada
• Languages at home: 64% English-only · Spanish 35%

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: ▼ -24.58%
• Current HPI: 210.495
• Rent YoY: ▲ 1.87%
• 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

-6.5% since first listed

19 events — show timeline

• 2026-05-17 Pending — LARMLS
• 2026-04-06 Price Changed $93,500 LARMLS
• 2026-02-25 Relisted — LARMLS
• 2026-02-22 Pending — LARMLS
• 2026-02-21 Listed $95,000 LARMLS
• 2025-01-25 Rental Removed $550 BUILDIUM
• 2025-01-07 Price Changed $550 BUILDIUM
• 2025-01-02 Listed for Rent $625 BUILDIUM
• 2024-12-25 Rental Removed $625 BUILDIUM
• 2024-10-26 Rental Removed $625 RENTALBEAST
• 2024-10-26 Listed for Rent $625 BUILDIUM
• 2024-10-03 Listed for Rent $625 RENTALBEAST
• 2024-08-17 Rental Removed $550 BUILDIUM
• 2024-08-08 Listed for Rent $550 BUILDIUM
• 2022-03-24 Sold (Public Records) — Public Records
• 2022-03-23 Sold (MLS) — LARMLS
• 2022-03-04 Listed $100,000 LARMLS
• 2010-10-25 Sold (Public Records) — Public Records
• 2006-05-12 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,000 · -16.4% YoY. Source: county tax records.