2605 1st St · Lubbock, TX 79415

$75,000

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 108 Days on market

Built 1950 6,250 sqft lot $112/sqft · 53% above area ↓ 6% since listing

---

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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bath home offers 676 square feet of comfortable living space and is a great opportunity whether you're looking for your first home or a smart addition to your portfolio. Recent make-ready improvements give the home a fresh, clean feel, including a recently installed water line beneath the house, new flooring in the bedrooms and hallway, and interior paint touch-ups. The stove and refrigerator will convey, making move-in that much easier. If you're looking for something low-maintenance, budget-friendly, and ready to go, this one is definitely worth seeing. Schedule your tour today!

Key facts

• New flooring
• 6,250 sq ft lot
• Built 1950

Tags

• RECENTLY INSTALLED WATER LINE
• NEW FLOORING
• INTERIOR PAINT TOUCH-UPS
• STOVE AND REFRIGERATOR CONVEY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $44 ($533/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 $70k (6.6% below list).
• Recommended offer: $68k (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: 110 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 108 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1950 — 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. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 8.9

CMA / ARV

• ARV (median comp): $49,077
• List price: $75,000
• Delta: 52.82%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-9,322
• Equity at exit: $11,183

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-4,458
• Equity at exit: $6,485

Cash invested: $21,000 (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 79415

• Home prices YoY: -20.1%
• Active inventory: 110
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $701 high
• Mortgage (P&I): −$393
• Tax from tax record: −$85 /mo · $1,014/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $44

Break-even live

Break-even rent $644

Max offer price $75,000

Occupancy floor 89%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2805 1st Pl Lubbock, TX	2.0	1.0	730	$895	$1.23	21d	1	0.27mi
2814 1st Pl Lubbock, TX	2.0	1.0	676	$695	$1.03	43d	1	0.30mi
2814 1st Pl Lubbock, TX	2.0	1.0	676	$695	$1.03	21d	1	0.30mi
102 Waco Ave Lubbock, TX	1.0	1.0	496	$650	$1.31	13d	5	0.32mi
114 Avenue V Lubbock, TX	2.0	1.0	728	$750	$1.03	43d	1	0.51mi
105 North Avenue U Unit U Lubbock, TX	2.0	1.0	672	$750	$1.12	43d	1	0.63mi
218 Avenue U Unit A Lubbock, TX	1.0	1.0	665	$525	$0.79	13d	1	0.66mi
3102 Dartmouth St Lubbock, TX	1.0	1.0	489	$845	$1.73	43d	1	0.69mi
3102 Dartmouth St Lubbock, TX	1.0	1.0	489	$675	$1.38	21d	1	0.69mi
124 Temple Ave Lubbock, TX	1.0	1.0	600	$650	$1.08	43d	1	0.70mi
124 Temple Ave Lubbock, TX	1.0	1.0	600	$600	$1.00	21d	1	0.70mi
301 Avenue U Lubbock, TX	1.0–2.0	1.0	625	$695	$1.11	13d	4	0.72mi
3207 Duke St Lubbock, TX	2.0	1.0	647	$695	$1.07	43d	1	0.82mi
3207 Duke St Lubbock, TX	2.0	1.0	647	$595	$0.92	21d	1	0.82mi
226 S AVE Unit C Lubbock, TX	1.0	1.0	665	$525	$0.79	43d	1	0.91mi
2324 14th St Unit Rear B Lubbock, TX	1.0	1.0	568	$575	$1.01	43d	1	1.09mi
701 N Indiana Ave Lubbock, TX	1.0–2.0	1.0–2.0	675	$710	$1.05	21d	1	1.20mi
1710 9th St Unit 29 Lubbock, TX	2.0	1.0	700	$1,000	$1.43	13d	1	1.21mi
2202 15th St Unit 5 Lubbock, TX	1.0	1.0	600	$600	$1.00	43d	1	1.21mi
2117 15th St Unit C Lubbock, TX	1.0	1.0	600	$575	$0.96	21d	1	1.26mi
1913 13th St Unit REAR Lubbock, TX	1.0	1.0	743	$700	$0.94	43d	1	1.30mi
2211 17th St Unit A Lubbock, TX	1.0	1.0	675	$675	$1.00	13d	1	1.34mi
1805 Avenue V Unit V Lubbock, TX	2.0	1.0	558	$599	$1.07	21d	1	1.44mi

Listing history 29 events

1. 2026-06-18
   days on market $75,000 Active 108 DOM
2. 2026-06-17
   days on market $75,000 Active 107 DOM
3. 2026-06-16
   days on market $75,000 Active 106 DOM
4. 2026-06-15
   days on market $75,000 Active 105 DOM
5. 2026-06-14
   days on market $75,000 Active 103 DOM
6. 2026-06-13
   days on market $75,000 Active 102 DOM
7. 2026-06-10
   days on market $75,000 Active 100 DOM
8. 2026-06-09
   days on market $75,000 Active 99 DOM
9. 2026-06-08
   days on market $75,000 Active 98 DOM
10. 2026-06-07
    days on market $75,000 Active 97 DOM
11. 2026-06-05
    days on market $75,000 Active 94 DOM
12. 2026-06-03
    days on market $75,000 Active 93 DOM
13. 2026-06-02
    days on market $75,000 Active 92 DOM
14. 2026-06-01
    days on market $75,000 Active 91 DOM
15. 2026-05-31
    days on market $75,000 Active 90 DOM
16. 2026-05-30
    days on market $75,000 Active 89 DOM
17. 2026-05-18
    historical $700
18. 2026-04-14
    price $700
19. 2026-03-13
    listed $750
20. 2026-03-10
    price $75,000 605-char remark

    Show marketing remark (605 chars)

    This 2-bedroom, 1-bath home offers 676 square feet of comfortable living space and is a great opportunity whether you're looking for your first home or a smart addition to your portfolio. Recent make-ready improvements give the home a fresh, clean feel, including a recently installed water line beneath the house, new flooring in the bedrooms and hallway, and interior paint touch-ups. The stove and refrigerator will convey, making move-in that much easier. If you're looking for something low-maintenance, budget-friendly, and ready to go, this one is definitely worth seeing. Schedule your tour today!

21. 2026-03-02
    listed $80,000 Active 605-char remark

    Show marketing remark (605 chars)

    This 2-bedroom, 1-bath home offers 676 square feet of comfortable living space and is a great opportunity whether you're looking for your first home or a smart addition to your portfolio. Recent make-ready improvements give the home a fresh, clean feel, including a recently installed water line beneath the house, new flooring in the bedrooms and hallway, and interior paint touch-ups. The stove and refrigerator will convey, making move-in that much easier. If you're looking for something low-maintenance, budget-friendly, and ready to go, this one is definitely worth seeing. Schedule your tour today!

22. 2024-11-08
    historical $850
23. 2024-11-06
    listed $850
24. 2023-09-02
    historical $800
25. 2023-08-11
    listed $800
26. 2022-07-01
    price $795
27. 2022-05-25
    soldstatus
28. 2012-11-06
    soldstatus
29. 2007-07-09
    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: $1,014 · $85/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$358/yr (+$30/mo · 35.3%)

ⓘ 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 2/10 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: $8,407
• − Mortgage interest: −$4,201
• − Property taxes: −$1,014
• − Insurance: −$375
• − Repairs & maintenance: −$673
• − Management: −$673
• − Depreciation: −$2,182
• Taxable loss: −$710
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $703/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): 15,794
• Household income: $36,468
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 1287.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 59% White 26% Two or more races 19% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Italian 1% Serbian 1% Estonian 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 57% English-only · Spanish 36% Other Indo-European 4% Arabic 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: ▼ -41.79%
• Current HPI: 165.7933
• 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

-6.2% since first listed

13 events — show timeline

• 2026-05-18 Rental Removed $700 APPFOLIO
• 2026-04-14 Price Changed $700 APPFOLIO
• 2026-03-13 Listed for Rent $750 APPFOLIO
• 2026-03-10 Price Changed $75,000 LARMLS
• 2026-03-02 Listed $80,000 LARMLS
• 2024-11-08 Rental Removed $850 APPFOLIO
• 2024-11-06 Listed for Rent $850 APPFOLIO
• 2023-09-02 Rental Removed $800 APPFOLIO
• 2023-08-11 Listed for Rent $800 APPFOLIO
• 2022-07-01 Price Changed $795 APPFOLIO
• 2022-05-25 Sold (Public Records) — Public Records
• 2012-11-06 Sold (Public Records) — Public Records
• 2007-07-09 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,014 · -0.1% YoY. Source: county tax records.