2013 Tractor Ave · Wolfforth, TX 79382

$172,000

1 bd · 1.0 ba · 700 sqft · SingleFamily · 11 Days on market

Built 2026 4,250 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0

Listing remarks MLS

The 700 square-foot Emma floor plan is designed to make everyday living easier. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasGranite countertopStainless steel appliances (stovetop & oven, dishwasher)Ultra large stacked LG washer and dryer included

Key facts

• Covered entryway
• Granite countertops
• 4,250 sq ft lot

Tags

• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BRICK AND VINYL EXTERIOR
• COVERED ENTRYWAY

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single family residence; Residential property; New construction; Single-story; Entry level: 1
• Construction: Brick construction; Composition roof; Slab foundation; Built as new construction (year not specified)
• Exterior features: Private yard; Back yard; Front yard; City lot; Subdivided

Interior

• Kitchen: Range; Free-standing range; Dishwasher
• Bedrooms: 2 total rooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric cooling
• Interior features: Open floorplan; Pantry; Walk-in closet(s)
• Laundry & utility: Washer/dryer stacked inside

🏗️ 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 1-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (34.2% below list).
• Recommended offer: $113k (34.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#43 in TX, #1,872 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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: Upland Heights El (math 49% / reading 55%, grade C-, #742 of 4,322 statewide, top 19%, 840 students, 46% FRL); Frenship Middle (math 46% / reading 50%, grade C-, #400 of 1,662 statewide, top 24%, 833 students, 47% FRL); Frenship H S (math 44% / reading 65%, grade C-, #379 of 1,632 statewide, top 26%, 3,247 students, 46% FRL).
• Market conditions: 474 active listings in the ZIP; solid renter incomes; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• This rent is only 16% of the median local income ($84k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,184 (34.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.66% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.34%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.56×
• Total profit: $74,936
• Equity at exit: $154,951

10-year hold

• IRR: 17.6%
• Equity multiple: 5.89×
• Total profit: $235,459
• Equity at exit: $334,158

Cash invested: $48,160 (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 79382

• Active inventory: 474
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$902
• Tax est. 1.5%: −$215 /mo · $2,580/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-294

Break-even live

Break-even rent $1,505

Max offer price $129,387

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-235	+0% $-294	+5% $-354	+10% $-413
Rent	-10% $-384	-5% $-339	+0% $-294	+5% $-250	+10% $-205
Rate	-1.0pp $-208	-0.5pp $-251	base $-294	+0.5pp $-339	+1.0pp $-384

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $172,000 Active 11 DOM
2. 2026-06-18
   days on market $172,000 Active 8 DOM
3. 2026-06-18
   price $172,000 Active 7 DOM
4. 2026-06-17
   days on market $177,450 Active 7 DOM

   Show marketing remark (292 chars)

   The 700 square-foot Emma floor plan is designed to make everyday living easier. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasGranite countertopStainless steel appliances (stovetop & oven, dishwasher)Ultra large stacked LG washer and dryer included

5. 2026-06-16
   days on market $177,450 Active 6 DOM
6. 2026-06-15
   days on market $177,450 Active 5 DOM
7. 2026-06-13
   remarks 408-char remark
8. 2026-06-13
   days on marketlisting id $177,450 Active 2 DOM
9. 2026-06-10
   days on market $177,450 Active 123 DOM
10. 2026-06-09
    days on market $177,450 Active 122 DOM
11. 2026-06-08
    days on market $177,450 Active 121 DOM
12. 2026-06-07
    days on market $177,450 Active 120 DOM
13. 2026-06-05
    days on market $177,450 Active 117 DOM
14. 2026-06-03
    days on market $177,450 Active 116 DOM
15. 2026-06-03
    pricestatusdays on market $177,450 Active 115 DOM
16. 2026-05-05
    price $174,150 292-char remark

    Show marketing remark (292 chars)

    The 700 square-foot Emma floor plan is designed to make everyday living easier. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasGranite countertopStainless steel appliances (stovetop & oven, dishwasher)Ultra large stacked LG washer and dryer included

17. 2026-05-04
    status Active 292-char remark

    Show marketing remark (292 chars)

    The 700 square-foot Emma floor plan is designed to make everyday living easier. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasGranite countertopStainless steel appliances (stovetop & oven, dishwasher)Ultra large stacked LG washer and dryer included

18. 2026-04-29
    historical 292-char remark

    Show marketing remark (292 chars)

    The 700 square-foot Emma floor plan is designed to make everyday living easier. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasGranite countertopStainless steel appliances (stovetop & oven, dishwasher)Ultra large stacked LG washer and dryer included

19. 2026-04-16
    status Active 292-char remark

    Show marketing remark (292 chars)

    The 700 square-foot Emma floor plan is designed to make everyday living easier. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasGranite countertopStainless steel appliances (stovetop & oven, dishwasher)Ultra large stacked LG washer and dryer included

20. 2026-04-16
    historical 292-char remark

    Show marketing remark (292 chars)

    The 700 square-foot Emma floor plan is designed to make everyday living easier. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasGranite countertopStainless steel appliances (stovetop & oven, dishwasher)Ultra large stacked LG washer and dryer included

21. 2026-04-13
    price $168,050 292-char remark

    Show marketing remark (292 chars)

    The 700 square-foot Emma floor plan is designed to make everyday living easier. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasGranite countertopStainless steel appliances (stovetop & oven, dishwasher)Ultra large stacked LG washer and dryer included

22. 2026-02-12
    price $163,050 292-char remark

    Show marketing remark (292 chars)

    The 700 square-foot Emma floor plan is designed to make everyday living easier. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasGranite countertopStainless steel appliances (stovetop & oven, dishwasher)Ultra large stacked LG washer and dryer included

23. 2026-01-19
    listed $158,050 Active 292-char remark

    Show marketing remark (292 chars)

    The 700 square-foot Emma floor plan is designed to make everyday living easier. Brick and vinyl exterior with covered entryLuxury vinyl plank flooring in main areasGranite countertopStainless steel appliances (stovetop & oven, dishwasher)Ultra large stacked LG washer and dryer included

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,582
• − Mortgage interest: −$9,635
• − Property taxes: −$2,580
• − Insurance: −$860
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$5,004
• Taxable loss: −$6,669
• Est. tax savings @ 24.0%: +$1,601
• After-tax cash flow: $-1,933/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 — Wolfforth

• Score: 80/100
• State rank: #43
• US rank: #1872

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment B- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolfforth, TX
• County: Lubbock County · 293,542 people
• City population: 10,512
• Metro: Lubbock, TX
• Population (ZIP): 10,512
• Household income: $84,457
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 135.0

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 (64%)
• Race & ethnicity: White 64% Hispanic / Latino 31% Two or more races 18% Black 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 85% English-only · Spanish 14%

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: ▲ 166.08%
• Current HPI: 561.4491
• Rent YoY: —
• 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

+8.8% since first listed

14 events — show timeline

• 2026-06-17 Price Changed $172,000 LARMLS
• 2026-06-17 Price Changed $172,000 Zillow
• 2026-06-09 Listed $177,450 LARMLS
• 2026-06-02 Relisted — Zillow
• 2026-06-02 Price Changed $177,450 Zillow
• 2026-05-21 Delisted — Zillow
• 2026-05-05 Price Changed $174,150 Zillow
• 2026-05-04 Relisted — Zillow
• 2026-04-29 Delisted — Zillow
• 2026-04-16 Relisted — Zillow
• 2026-04-16 Delisted — Zillow
• 2026-04-13 Price Changed $168,050 Zillow
• 2026-02-12 Price Changed $163,050 Zillow
• 2026-01-19 Listed $158,050 Zillow