809 W 5th St · Wolfforth, TX 79382

$162,500

3 bd · 2.0 ba · 1,572 sqft · SingleFamily public records · 44 Days on market

Built 1956 9,148 sqft lot $103/sqft · 39% below area Est $268k · 39% under

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Why this score? — see what drove the B 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 +21.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +6.3/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity for first time home buyer or investor. This 3/2 brick home offers wood flooring and an oversized lot. Located in Wolfforth near Frenship Middle School and just minutes from Marsha Sharp Freeway. Call today to make this one yours!

Key facts

• 9,148 sq ft lot
• Built 1956
• Listed 44 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story; Updated/remodeled
• Construction: Brick construction; Pillar/post/pier foundation
• Exterior features: Storage structure on property; Front porch; Fenced backyard with chain link fencing; Paved road access; Metal roof

Interior

• Kitchen: Range; Free‑standing range
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan cooling
• Interior features: Ceiling fans; Wood window frames
• Laundry & utility: Laundry: other configuration

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $158k (3.0% below list) — sets the bar for market timing.

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: Bennett El (math 62% / reading 64%, grade B, #300 of 4,322 statewide, top 7%, 876 students, 43% 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: 472 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 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: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,625 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.13% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 7.3

CMA / ARV

• ARV (median comp): $267,540
• List price: $162,500
• Delta: -39.26%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.9%
• Equity multiple: 3.28×
• Total profit: $103,781
• Equity at exit: $146,393

10-year hold

• IRR: 25.1%
• Equity multiple: 7.46×
• Total profit: $293,840
• Equity at exit: $315,702

Cash invested: $45,500 (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: 472
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$852
• Tax from tax record: −$297 /mo · $3,567/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $239

Break-even live

Break-even rent $1,541

Max offer price $162,500

Occupancy floor 82%

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Ranger St Wolfforth, TX	4.0	2.0	1866	$2,450	$1.31	13d	1	0.45mi
906 11th St Wolfforth, TX	3.0	2.0	1731	$2,000	$1.16	44d	1	0.47mi
811 11th St Wolfforth, TX	3.0	2.0	1523	$1,595	$1.05	44d	1	0.48mi
328 Ranger St Wolfforth, TX	4.0	2.0	2045	$2,450	$1.20	13d	1	0.50mi
127 Brooke Blvd Wolfforth, TX	3.0	2.5	1714	$1,757	$1.03	13d	2	0.73mi
209 Sooner St Wolfforth, TX	3.0	2.0	1951	$1,875	$0.96	44d	1	0.74mi
215 14th St Wolfforth, TX	4.0	3.0	1850	$2,200	$1.19	13d	1	0.77mi
1313 Corpus Ave Unit B Wolfforth, TX	3.0	2.0	1550	$1,850	$1.19	14d	1	0.98mi
611 E 14th St Wolfforth, TX	3.0	2.0	1299	$1,725	$1.33	44d	1	1.05mi
304 E 19th St Wolfforth, TX	3.0	2.0	1114	$1,150	$1.03	13d	1	1.06mi
1712 Corpus Ave Wolfforth, TX	2.0	2.0	1335	$1,375	$1.03	44d	1	1.15mi
1503 Good Prairie Ave Wolfforth, TX	4.0	2.5	2173	$2,450	$1.13	21d	1	1.21mi
2001 Bryan Ave Unit B Wolfforth, TX	3.0	2.0	1360	$1,400	$1.03	44d	1	1.22mi
1817 Corpus Ave Wolfforth, TX	3.0	2.0	1405	$1,600	$1.14	14d	1	1.22mi
2304 Corpus Ave Wolfforth, TX	3.0	2.0	1316	$1,425	$1.08	44d	1	1.25mi
2001 Corpus Ave Unit 2001 B Corpus Wolfforth, TX	3.0	2.0	1350	$1,500	$1.11	21d	1	1.25mi
2001 Corpus Ave Unit B Wolfforth, TX	3.0	2.0	1316	$1,500	$1.14	14d	1	1.25mi
2408 Aberdeen Ave Wolfforth, TX	4.0	2.0	1703	$2,100	$1.23	21d	1	1.25mi
2418 Aberdeen Ave Wolfforth, TX	3.0	2.0	1450	$1,799	$1.24	44d	1	1.25mi
723 E 17th St Wolfforth, TX	3.0	2.0	1670	$1,800	$1.08	44d	1	1.26mi
2008 Bryan Ave Unit Harvest-2008 A Bryan Wolfforth, TX	3.0	2.0	1223	$1,400	$1.14	44d	1	1.27mi
2011 Bryan Ave Wolfforth, TX	3.0	2.0	1350	$1,450	$1.07	44d	1	1.27mi
2008 Cottonwood Ave Wolfforth, TX	3.0	2.0	1450	$1,810	$1.25	44d	1	1.27mi
407 E 21st St Wolfforth, TX	3.0	2.0	1360	$1,399	$1.03	21d	1	1.28mi
2006 Corpus Ave Unit A Wolfforth, TX	3.0	2.0	1223	$1,425	$1.17	14d	1	1.29mi

Listing history 24 events

1. 2026-06-18
   days on market $162,500 Active 44 DOM
2. 2026-06-17
   days on market $162,500 Active 43 DOM
3. 2026-06-16
   days on market $162,500 Active 42 DOM
4. 2026-06-15
   days on market $162,500 Active 41 DOM
5. 2026-06-13
   days on market $162,500 Active 38 DOM
6. 2026-06-10
   days on market $162,500 Active 36 DOM
7. 2026-06-09
   days on market $162,500 Active 35 DOM
8. 2026-06-08
   days on market $162,500 Active 34 DOM
9. 2026-06-07
   days on market $162,500 Active 33 DOM
10. 2026-06-05
    days on market $162,500 Active 30 DOM
11. 2026-06-03
    days on market $162,500 Active 29 DOM
12. 2026-06-02
    days on market $162,500 Active 28 DOM
13. 2026-06-01
    days on market $162,500 Active 27 DOM
14. 2026-05-31
    days on market $162,500 Active 26 DOM
15. 2026-05-30
    days on market $162,500 Active 25 DOM
16. 2026-05-05
    listed $162,500 Active 256-char remark
17. 2022-05-13
    soldstatus
18. 2022-04-26
    soldstatus 247-char remark

    Show marketing remark (247 chars)

    Great opportunity for first time home buyer or investor. This 3/2 brick home offers wood flooring and an oversized lot. Located in Wolfforth near Frenship Middle School and just minutes from Marsha Sharp Freeway. Call today to make this one yours!

19. 2022-04-26
    soldstatus

    Show marketing remark (247 chars)

    Great opportunity for first time home buyer or investor. This 3/2 brick home offers wood flooring and an oversized lot. Located in Wolfforth near Frenship Middle School and just minutes from Marsha Sharp Freeway. Call today to make this one yours!

20. 2022-02-07
    listed $110,000 247-char remark

    Show marketing remark (247 chars)

    Great opportunity for first time home buyer or investor. This 3/2 brick home offers wood flooring and an oversized lot. Located in Wolfforth near Frenship Middle School and just minutes from Marsha Sharp Freeway. Call today to make this one yours!

21. 2022-02-04
    listed $120,000
22. 2015-02-23
    soldstatus
23. 2004-03-02
    soldstatus
24. 2003-05-29
    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: $3,567 · $297/mo
• Projected year-2 tax: $3,567 · $297/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 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: $22,111
• − Mortgage interest: −$9,103
• − Property taxes: −$3,567
• − Insurance: −$812
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$4,727
• Taxable income: $364
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $2,775/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

+35.4% since first listed

9 events — show timeline

• 2026-05-05 Listed $162,500 LARMLS
• 2022-05-13 Sold (Public Records) — Public Records
• 2022-04-26 Sold (Public Records) — Public Records
• 2022-04-26 Sold (MLS) — LARMLS
• 2022-02-07 Listed $110,000 LARMLS
• 2022-02-04 Listed $120,000 LARMLS
• 2015-02-23 Sold (Public Records) — Public Records
• 2004-03-02 Sold (Public Records) — Public Records
• 2003-05-29 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,567 · -5.7% YoY. Source: county tax records.