6539 89th St · Lubbock, TX 79424

$190,000

3 bd · 3.0 ba · 1,365 sqft · SingleFamily public records · 55 Days on market

Built 2004 5,040 sqft lot

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning 3 bedroom, 3 bathroom house is now available for sale, boasting modern features and elegant finishes throughout. Upon entering the home, you will immediately notice the spacious and bright living area, complete with large windows that let in plenty of natural light. The open floor plan seamlessly connects the living room, dining area, and kitchen, making it perfect for entertaining and spending time with family. Currently leased for $1500 a month, perfect for investors or home owners alike!

Key facts

• Large backyard
• Functional layout
• 5,040 sq ft lot

Tags

• LARGE BACKYARD
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING AREA

Property features AI

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public maintained road access; Public water and sewer (typical for area)
• Home design: Single-family residence; Single-story
• Construction: Slab foundation; Synthetic roof; Construction materials: Unknown; Built on one level
• Exterior features: Private yard; Fenced backyard; Paved public roadway access; City street frontage

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave; Refrigerator; Pantry; Granite counters
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans; Smart thermostat
• Interior features: Ceiling fans; Granite counters; Pantry; Smart thermostat; Walk-in closets; Smoke detectors
• Laundry & utility: Laundry room inside; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-49 ($-588/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (11.1% below list).
• Recommended offer: $169k (11.1% 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.
• Frenship ISD (urban): math 47% / reading 54% proficiency, ranked #162 of 826 in TX (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oak Ridge El (math 55% / reading 55%, grade C, #602 of 4,322 statewide, top 14%, 610 students, 48% FRL); Heritage Middle (math 47% / reading 59%, grade C+, #281 of 1,662 statewide, top 18%, 766 students, 42% FRL); Frenship H S (math 44% / reading 65%, grade C-, #379 of 1,632 statewide, top 26%, 3,247 students, 46% FRL).
• Market conditions: Rents rising (+2.8%/yr); 712 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $6k 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 55 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,918 (11.1% 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 55 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.89% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.36×
• Total profit: $-34,264
• Equity at exit: $28,330

10-year hold

• IRR: -11.1%
• Equity multiple: 0.34×
• Total profit: $-35,306
• Equity at exit: $16,428

Cash invested: $53,200 (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 79424

• Rents YoY: 2.8%
• Active inventory: 712
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$996
• Tax from tax record: −$308 /mo · $3,695/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-49

Break-even live

Break-even rent $1,751

Max offer price $181,344

Occupancy floor 98%

Sensitivity live

Price	-10% $59	-5% $5	+0% $-49	+5% $-103	+10% $-157
Rent	-10% $-182	-5% $-116	+0% $-49	+5% $18	+10% $84
Rate	-1.0pp $47	-0.5pp $-1	base $-49	+0.5pp $-98	+1.0pp $-148

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6553 89th St Lubbock, TX	3.0	2.0	1564	$1,575	$1.01	23d	1	0.04mi
6550 85th St Lubbock, TX	3.0	2.0	1711	$1,700	$0.99	23d	1	0.26mi
9104 Quincy Ave Lubbock, TX	3.0	2.0	1562	$1,750	$1.12	23d	1	0.34mi
9106 Quincy Ave Lubbock, TX	3.0	2.0	1593	$1,750	$1.10	15d	1	0.35mi
9305 Quitman Ave Lubbock, TX	3.0	2.0	1560	$1,650	$1.06	23d	1	0.42mi
9309 Quitman Ave Lubbock, TX	3.0	2.0	1577	$1,575	$1.00	23d	1	0.43mi
9304 Remington Ave Lubbock, TX	3.0	2.0	1649	$1,850	$1.12	45d	1	0.49mi
9706 Ross Ave Lubbock, TX	3.0	2.0	1760	$1,895	$1.08	45d	1	0.78mi
9707 Saratoga Ave Unit A Lubbock, TX	3.0	2.0	1350	$1,499	$1.11	23d	1	0.79mi
7051 96th St Unit A Lubbock, TX	3.0	2.0	1500	$1,450	$0.97	15d	1	0.81mi
9710 Saratoga Ave Unit B Lubbock, TX	3.0	2.0	1350	$1,450	$1.07	23d	1	0.82mi
9705 Trenton Ave Lubbock, TX	3.0	2.0	1350	$1,499	$1.11	23d	1	0.83mi
9709 Trenton Ave Lubbock, TX	3.0	2.0	1350	$1,499	$1.11	45d	1	0.84mi
9702 Trenton Ave Lubbock, TX	3.0	2.0	1350	$1,499	$1.11	45d	1	0.84mi
9711 Trenton Ave Lubbock, TX	3.0	2.0	1267	$1,499	$1.18	45d	1	0.84mi
9712 Trenton Ave Lubbock, TX	3.0	2.0	1350	$1,499	$1.11	23d	1	0.87mi
9716 Trenton Ave Lubbock, TX	3.0	2.0	1300	$1,499	$1.15	45d	1	0.88mi
10903 Norwich Ave Lubbock, TX	3.0–4.0	2.0–3.0	1613	$2,099	$1.30	15d	2	1.13mi
9806 Genoa Ave Lubbock, TX	4.0	2.0	1763	$2,050	$1.16	45d	1	1.15mi
7350 100th St Lubbock, TX	3.0	2.0	1400	$1,650	$1.18	45d	1	1.26mi
5731 90th St Lubbock, TX	3.0	2.0	1504	$1,650	$1.10	23d	1	1.26mi
6140 71st St Lubbock, TX	3.0	2.5	1350	$1,550	$1.15	15d	1	1.34mi
6111 71st St Lubbock, TX	1.0–2.0	1.0–2.0	839	$1,270	$1.51	15d	7	1.35mi
5706 87th Pl Lubbock, TX	3.0	2.0	1544	$1,550	$1.00	15d	1	1.37mi
7424 104th St Lubbock, TX	3.0	2.0	1598	$1,750	$1.10	45d	1	1.42mi
9603 Elmwood Ave Unit B Lubbock, TX	2.0	1.0	894	$975	$1.09	45d	1	1.49mi
7440 104th St Lubbock, TX	3.0	2.0	1578	$1,600	$1.01	15d	1	1.49mi
9609 Elmwood Ave Unit B Lubbock, TX	2.0	2.0	884	$1,050	$1.19	23d	1	1.50mi

Listing history 33 events

1. 2026-06-22
   days on market $190,000 Active 55 DOM
2. 2026-06-18
   days on market $190,000 Active 52 DOM
3. 2026-06-17
   days on market $190,000 Active 51 DOM
4. 2026-06-16
   days on market $190,000 Active 50 DOM
5. 2026-06-15
   days on market $190,000 Active 49 DOM
6. 2026-06-13
   days on market $190,000 Active 46 DOM
7. 2026-06-10
   days on market $190,000 Active 44 DOM
8. 2026-06-09
   days on market $190,000 Active 43 DOM
9. 2026-06-08
   days on market $190,000 Active 42 DOM
10. 2026-06-07
    days on market $190,000 Active 41 DOM
11. 2026-06-05
    days on market $190,000 Active 38 DOM
12. 2026-06-03
    days on market $190,000 Active 37 DOM
13. 2026-06-02
    days on market $190,000 Active 36 DOM
14. 2026-06-01
    days on market $190,000 Active 35 DOM
15. 2026-05-31
    days on market $190,000 Active 34 DOM
16. 2026-05-30
    days on market $190,000 Active 33 DOM
17. 2026-04-16
    listed $190,000 Active 962-char remark
18. 2025-06-13
    historical $1,500
19. 2025-05-14
    listed $1,500
20. 2023-12-15
    historical $1,400
21. 2023-11-30
    listed $1,400
22. 2023-04-05
    soldstatus
23. 2023-03-30
    soldstatus Closed 509-char remark

    Show marketing remark (509 chars)

    This stunning 3 bedroom, 3 bathroom house is now available for sale, boasting modern features and elegant finishes throughout. Upon entering the home, you will immediately notice the spacious and bright living area, complete with large windows that let in plenty of natural light. The open floor plan seamlessly connects the living room, dining area, and kitchen, making it perfect for entertaining and spending time with family. Currently leased for $1500 a month, perfect for investors or home owners alike!

24. 2023-03-02
    status Pending 509-char remark

    Show marketing remark (509 chars)

    This stunning 3 bedroom, 3 bathroom house is now available for sale, boasting modern features and elegant finishes throughout. Upon entering the home, you will immediately notice the spacious and bright living area, complete with large windows that let in plenty of natural light. The open floor plan seamlessly connects the living room, dining area, and kitchen, making it perfect for entertaining and spending time with family. Currently leased for $1500 a month, perfect for investors or home owners alike!

25. 2023-02-15
    listed $182,500 Active 509-char remark

    Show marketing remark (509 chars)

    This stunning 3 bedroom, 3 bathroom house is now available for sale, boasting modern features and elegant finishes throughout. Upon entering the home, you will immediately notice the spacious and bright living area, complete with large windows that let in plenty of natural light. The open floor plan seamlessly connects the living room, dining area, and kitchen, making it perfect for entertaining and spending time with family. Currently leased for $1500 a month, perfect for investors or home owners alike!

26. 2022-12-06
    soldstatus
27. 2022-08-15
    soldstatus
28. 2022-08-15
    soldstatus
29. 2015-10-07
    soldstatus
30. 2015-10-02
    soldstatus
31. 2015-09-01
    listed $121,000
32. 2015-08-28
    soldstatus
33. 2005-04-14
    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: $3,695 · $308/mo
• Projected year-2 tax: $3,695 · $308/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $20,270
• − Mortgage interest: −$10,643
• − Property taxes: −$3,695
• − Insurance: −$950
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$5,527
• Taxable loss: −$3,788
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $321/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: Frenship ISD
• NCES district ID: 4819830
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 54% ▬ 0.00%
• Median HH income: $54,376
• Composite: 43.59/100
• National rank: #2976
• State rank: #162 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): 53,478
• Household income: $97,231
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 1958.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 12% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 8% Chinese 1% Tagalog/Filipino 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: ▼ -146.64%
• Current HPI: 213.2155
• Rent YoY: ▲ 2.75%
• 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

+57.0% since first listed

17 events — show timeline

• 2026-04-16 Listed $190,000 LARMLS
• 2025-06-13 Rental Removed $1,500 TENANTTURNER2
• 2025-05-14 Listed for Rent $1,500 TENANTTURNER2
• 2023-12-15 Rental Removed $1,400 LARMLS
• 2023-11-30 Listed for Rent $1,400 LARMLS
• 2023-04-05 Sold (Public Records) — Public Records
• 2023-03-30 Sold (MLS) — LARMLS
• 2023-03-02 Pending — LARMLS
• 2023-02-15 Listed $182,500 LARMLS
• 2022-12-06 Sold (Public Records) — Public Records
• 2022-08-15 Sold (Public Records) — Public Records
• 2022-08-15 Sold (Public Records) — Public Records
• 2015-10-07 Sold (Public Records) — Public Records
• 2015-10-02 Sold (MLS) — LARMLS
• 2015-09-01 Listed $121,000 LARMLS
• 2015-08-28 Sold (Public Records) — Public Records
• 2005-04-14 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,695 · +0.9% YoY. Source: county tax records.