1808 18th St · Lubbock, TX 79401

$120,000

3 bd · 2.0 ba · 1,143 sqft · SingleFamily public records · 114 Days on market

Built 1932 8,118 sqft lot $105/sqft · 26% above area Est $95k · 26% over

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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 +17.8/30.0
• Appreciation +8.4/10.0
• DSCR +5.6/10.0
• Rent growth +4.6/5.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Whether you're looking for a charming starter home or a high-performing addition to your portfolio, 1808 18th St delivers. This cozy central Lubbock gem offers an unbeatable location within walking distance of Lubbock High and just minutes from Texas Tech University, local parks, and the city's best dining and nightlife. The property is a proven performer, currently leased for $1,050/month, making it a turnkey opportunity for seasoned investors or first-time buyers looking to build immediate equity. The standout feature is the expansive backyard—a rare find with incredible potential. Historically home to a secondary back house, this oversized lot is a blank canvas perfectly suited for a future guest house, workshop, or ADU. Don't miss this chance to secure a property that offers both a prime central lifestyle and endless future possibilities. Schedule your showing today!

Key facts

• Adu
• Expansive backyard
• Workshop

Tags

• EXPANSIVE BACKYARD
• OVERSIZED LOT
• FUTURE GUEST HOUSE
• WORKSHOP
• ADU

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $110k (8.6% below list).
• Recommended offer: $109k (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 rising fast (+8.3%/yr); 33 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• At $1,097/mo this rent would consume 49% of the median local household income ($27k/yr) (locally 1389% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($830 loan paydown + $8k appreciation (6.7% local appreciation)).
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.7% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1932 — 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: 0.91% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 9.1

CMA / ARV

• ARV (median comp): $95,097
• List price: $120,000
• Delta: 26.19%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

6.7% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.54×
• Total profit: $51,815
• Equity at exit: $80,836

10-year hold

• IRR: 22.4%
• Equity multiple: 5.78×
• Total profit: $160,678
• Equity at exit: $151,495

Cash invested: $33,600 (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 79401

• Home prices YoY: 3.0%
• Rents YoY: 8.3%
• Active inventory: 33
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,097 high
• Mortgage (P&I): −$629
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $99

Break-even live

Break-even rent $971

Max offer price $120,000

Occupancy floor 86%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1909 16th St Lubbock, TX	4.0	2.0	1312	$1,600	$1.22	21d	1	0.14mi
1922 18th St Lubbock, TX	3.0	1.0	1136	$1,050	$0.92	21d	1	0.14mi
1912 21st St Lubbock, TX	3.0	2.0	1473	$1,025	$0.70	44d	1	0.21mi
1911 21st St Unit B Lubbock, TX	2.0	1.0	714	$750	$1.05	44d	1	0.25mi
1915 Avenue O Unit O Lubbock, TX	2.0	1.0	732	$750	$1.02	44d	1	0.31mi
1601 21st St Unit a Lubbock, TX	3.0	2.0	980	$925	$0.94	14d	1	0.31mi
2109 20th St Lubbock, TX	3.0	2.0	1391	$1,200	$0.86	44d	1	0.31mi
2101 16th St Unit 2D Lubbock, TX	2.0	1.0	950	$825	$0.87	44d	1	0.33mi
2124 20th St Lubbock, TX	3.0	2.0	1481	$1,150	$0.78	14d	1	0.36mi
2101 14th St Lubbock, TX	2.0	1.0	895	$850	$0.95	44d	1	0.38mi
2101 14th St Lubbock, TX	2.0	1.0	895	$850	$0.95	21d	1	0.38mi
2122 21st St Unit B Lubbock, TX	2.0	1.0	800	$750	$0.94	21d	1	0.38mi
2122 21st St Lubbock, TX	2.0	1.0	800	$750	$0.94	21d	2	0.38mi
2122 21st St Unit A Lubbock, TX	2.0	1.0	800	$800	$1.00	44d	1	0.38mi
2121 17th St Lubbock, TX	3.0	1.0	1048	$995	$0.95	21d	1	0.39mi
2123 18th St Lubbock, TX	3.0	2.0	1328	$949	$0.71	14d	1	0.40mi
1904 24th St Lubbock, TX	3.0	1.0	1172	$1,100	$0.94	44d	1	0.40mi
2113 22nd St Lubbock, TX	2.0	1.0	1404	$850	$0.61	21d	1	0.41mi
2122 16th St Lubbock, TX	2.0	2.0	1295	$1,025	$0.79	44d	1	0.42mi
2117 14th St Unit A Lubbock, TX	2.0	2.0	980	$1,250	$1.28	21d	1	0.44mi
2404 Avenue U Unit U Lubbock, TX	2.0	1.0	948	$925	$0.98	44d	1	0.50mi
2404 Avenue U Lubbock, TX	2.0	1.0	948	$699	$0.74	44d	1	0.50mi
2118 24th St Lubbock, TX	3.0	1.0	1435	$1,000	$0.70	21d	1	0.51mi
2220 16th St Lubbock, TX	3.0	2.0	1414	$1,300	$0.92	21d	1	0.52mi
2307 20th St Lubbock, TX	2.0	2.0	850	$850	$1.00	44d	1	0.53mi
2015 Avenue L Unit B Lubbock, TX	3.0	2.0	980	$960	$0.98	14d	1	0.54mi
1901 26th St Lubbock, TX	2.0	1.0	1142	$950	$0.83	21d	1	0.56mi
1915 26th St Lubbock, TX	3.0	1.0	1221	$1,100	$0.90	44d	1	0.58mi
2320 20th St Lubbock, TX	2.0	1.0	844	$1,000	$1.18	44d	1	0.58mi
2119 25th St Lubbock, TX	3.0	1.5	1184	$1,200	$1.01	44d	1	0.59mi
1710 9th St Unit 29 Lubbock, TX	2.0	1.0	700	$1,000	$1.43	14d	1	0.60mi
1724 27th St Lubbock, TX	2.0	1.0	850	$925	$1.09	44d	1	0.60mi
2123 25th St Unit rear Lubbock, TX	3.0	1.0	1000	$950	$0.95	44d	1	0.60mi
1920 27th St Unit 1 Lubbock, TX	3.0	3.0	1366	$1,500	$1.10	44d	1	0.61mi
1220 Broadway St Lubbock, TX	1.0–2.0	1.0–2.0	932	$1,500	$1.61	14d	7	0.61mi
1220 Broadway St Unit 1704 Lubbock, TX	2.0	2.0	1098	$999	$0.91	44d	1	0.61mi
2316 15th St Lubbock, TX	2.0	1.0	960	$795	$0.83	21d	1	0.64mi
2317 15th St Lubbock, TX	2.0	1.0	900	$1,000	$1.11	44d	1	0.64mi
2402 21st St Lubbock, TX	3.0	1.0	1453	$1,500	$1.03	44d	1	0.64mi
2220 25th St Lubbock, TX	4.0	1.0	1077	$695	$0.65	21d	1	0.64mi

Listing history 26 events

1. 2026-06-18
   days on market $120,000 Active 114 DOM
2. 2026-06-17
   days on market $120,000 Active 113 DOM
3. 2026-06-16
   days on market $120,000 Active 112 DOM
4. 2026-06-15
   days on market $120,000 Active 111 DOM
5. 2026-06-14
   days on market $120,000 Active 109 DOM
6. 2026-06-13
   days on market $120,000 Active 108 DOM
7. 2026-06-10
   days on market $120,000 Active 106 DOM
8. 2026-06-09
   days on market $120,000 Active 105 DOM
9. 2026-06-08
   days on market $120,000 Active 104 DOM
10. 2026-06-07
    days on market $120,000 Active 103 DOM
11. 2026-06-05
    days on market $120,000 Active 100 DOM
12. 2026-06-03
    days on market $120,000 Active 99 DOM
13. 2026-06-02
    days on market $120,000 Active 98 DOM
14. 2026-06-01
    days on market $120,000 Active 97 DOM
15. 2026-05-31
    days on market $120,000 Active 96 DOM
16. 2026-05-30
    days on market $120,000 Active 95 DOM
17. 2026-02-25
    listed $120,000 Active 889-char remark

    Show marketing remark (889 chars)

    Whether you're looking for a charming starter home or a high-performing addition to your portfolio, 1808 18th St delivers. This cozy central Lubbock gem offers an unbeatable location within walking distance of Lubbock High and just minutes from Texas Tech University, local parks, and the city's best dining and nightlife. The property is a proven performer, currently leased for $1,050/month, making it a turnkey opportunity for seasoned investors or first-time buyers looking to build immediate equity. The standout feature is the expansive backyard—a rare find with incredible potential. Historically home to a secondary back house, this oversized lot is a blank canvas perfectly suited for a future guest house, workshop, or ADU. Don't miss this chance to secure a property that offers both a prime central lifestyle and endless future possibilities. Schedule your showing today!

18. 2024-08-21
    historical $1,400
19. 2024-04-10
    listed $1,400
20. 2024-04-10
    historical $1,400
21. 2024-03-13
    listed $1,400
22. 2019-11-27
    soldstatus
23. 2019-11-12
    soldstatus
24. 2004-04-01
    soldstatus
25. 2004-04-01
    soldstatus
26. 1995-03-01
    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: $1,055 · $88/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$1,141/yr (+$95/mo · 108.2%)

ⓘ 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 ≥100°F today · 22 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: $13,160
• − Mortgage interest: −$6,722
• − Property taxes: −$1,055
• − Insurance: −$600
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,491
• Taxable loss: −$813
• Est. tax savings @ 24.0%: +$195
• After-tax cash flow: $1,386/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): 8,741
• Household income: $26,980
• Rent vs Own: 91.1% rent · 8.9% own
• Severe rent burden: 1389.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 14% Black 8% Asian 5%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 3% Romanian 1% Iranian 1%
• Foreign-born: 11% · Canada, South Korea, Jamaica
• Languages at home: 73% English-only · Spanish 20% Other Indo-European 3% Korean 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: ▲ 6.70%
• Current HPI: 233.4915
• Rent YoY: ▲ 8.31%
• 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

+8471.4% since first listed

10 events — show timeline

• 2026-02-25 Listed $120,000 LARMLS
• 2024-08-21 Rental Removed $1,400 APPFOLIO
• 2024-04-10 Listed for Rent $1,400 APPFOLIO
• 2024-04-10 Rental Removed $1,400 APPFOLIO
• 2024-03-13 Listed for Rent $1,400 APPFOLIO
• 2019-11-27 Sold (Public Records) — Public Records
• 2019-11-12 Sold (Public Records) — Public Records
• 2004-04-01 Sold (Public Records) — Public Records
• 2004-04-01 Sold (Public Records) — Public Records
• 1995-03-01 Sold (Public Records) — Public Records

Property tax history

-7.2%/yr

Latest (2025): $1,055 · -2.6% YoY. Source: county tax records.