709 80th St · Lubbock, TX 79404

$249,999

3 bd · 3.0 ba · 3,788 sqft · SingleFamily public records · 105 Days on market

Built 1962 0.34 ac lot ↓ 13% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +4.0/5.0
• Cash flow +3.5/30.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this one-of-a-kind property located in South-East Lubbock. Situated on an oversized lot, this well-loved home offers space, character, and endless potential for its next owner. Boasting 4 spacious bedrooms, 4 full bathrooms, 2 or 3 car garage, this large home provides a flexible and functional layout perfect for families of all sizes. You'll find two generous living areas ideal for entertaining or relaxing, a formal dining room for gatherings, plus an eat-in kitchen ready for your personal touch. A dedicated office offers the perfect work-from-home setup, while the basement adds valuable extra space for storage, hobbies, or future customization. Step outside to enjoy your private backyard retreat featuring a pool and an outdoor shop—ideal for projects, storage, or additional workspace. The oversized lot provides room to roam, garden, or create the outdoor oasis of your dreams. Full of old-school design and timeless charm, this home showcases unique architectural details and character that you simply don't find in newer builds. While it is in need of some updates, it has been in one family for decades and presents an incredible opportunity to make it your own. If you're looking for space, personality, and prime location, this distinctive property is ready to welcome you home.

Key facts

• Formal dining room
• Eat-in kitchen
• Dedicated office

Tags

• OVERSIZED LOT
• TWO GENEROUS LIVING AREAS
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• DEDICATED OFFICE
• PRIVATE BACKYARD RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-754 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (53.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (43.9% below list).
• Recommended offer: $117k (53.3% below list) — sets the bar for cash-flow.

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.
• 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.
• Zoned schools: Hodges El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 255 students, 98% FRL, charter); Dunbar College Preparatory Academy (math 16% / reading 20%, grade F, #1,491 of 1,662 statewide, top 91%, 430 students, 97% FRL, charter); Estacado H S (math 26% / reading 29%, grade F, #1,183 of 1,632 statewide, top 73%, 897 students, 90% FRL) — zoned schools average 95% FRL vs 60% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 38% district-wide (-13 pts) — the specific schools serving this property underperform the Lubbock ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 91 active listings in the ZIP; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.2% local appreciation)).
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $39k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,730 (53.3% 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 105 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.56% ✗
• Cap rate: 2.67%
• Cash-on-cash: -12.93%
• DSCR: 0.42
• GRM: 14.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.79×
• Total profit: $-14,860
• Equity at exit: $115,568

10-year hold

• IRR: 1.0%
• Equity multiple: 1.16×
• Total profit: $10,972
• Equity at exit: $180,600

Cash invested: $70,000 (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 79404

• Home prices YoY: 2.0%
• Active inventory: 91
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$447 /mo · $5,364/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-754

Break-even live

Break-even rent $2,357

Max offer price $116,730

Occupancy floor —

Sensitivity live

Price	-10% $-613	-5% $-684	+0% $-754	+5% $-825	+10% $-896
Rent	-10% $-865	-5% $-810	+0% $-754	+5% $-699	+10% $-644
Rate	-1.0pp $-629	-0.5pp $-691	base $-754	+0.5pp $-819	+1.0pp $-885

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $249,999 Active 105 DOM
2. 2026-06-17
   days on market $249,999 Active 104 DOM
3. 2026-06-16
   days on market $249,999 Active 103 DOM
4. 2026-06-15
   days on market $249,999 Active 102 DOM
5. 2026-06-14
   days on market $249,999 Active 100 DOM
6. 2026-06-13
   days on market $249,999 Active 99 DOM
7. 2026-06-10
   days on market $249,999 Active 97 DOM
8. 2026-06-09
   days on market $249,999 Active 96 DOM
9. 2026-06-08
   days on market $249,999 Active 95 DOM
10. 2026-06-07
    days on market $249,999 Active 94 DOM
11. 2026-06-05
    days on market $249,999 Active 91 DOM
12. 2026-06-03
    days on market $249,999 Active 90 DOM
13. 2026-06-02
    days on market $249,999 Active 89 DOM
14. 2026-06-01
    days on market $249,999 Active 88 DOM
15. 2026-05-31
    days on market $249,999 Active 87 DOM
16. 2026-05-30
    days on market $249,999 Active 86 DOM
17. 2026-05-04
    price $249,999 1312-char remark

    Show marketing remark (1312 chars)

    Welcome to this one-of-a-kind property located in South-East Lubbock. Situated on an oversized lot, this well-loved home offers space, character, and endless potential for its next owner. Boasting 4 spacious bedrooms, 4 full bathrooms, 2 or 3 car garage, this large home provides a flexible and functional layout perfect for families of all sizes. You'll find two generous living areas ideal for entertaining or relaxing, a formal dining room for gatherings, plus an eat-in kitchen ready for your personal touch. A dedicated office offers the perfect work-from-home setup, while the basement adds valuable extra space for storage, hobbies, or future customization. Step outside to enjoy your private backyard retreat featuring a pool and an outdoor shop—ideal for projects, storage, or additional workspace. The oversized lot provides room to roam, garden, or create the outdoor oasis of your dreams. Full of old-school design and timeless charm, this home showcases unique architectural details and character that you simply don't find in newer builds. While it is in need of some updates, it has been in one family for decades and presents an incredible opportunity to make it your own. If you're looking for space, personality, and prime location, this distinctive property is ready to welcome you home.

18. 2026-04-18
    status Active 1312-char remark

    Show marketing remark (1312 chars)

    Welcome to this one-of-a-kind property located in South-East Lubbock. Situated on an oversized lot, this well-loved home offers space, character, and endless potential for its next owner. Boasting 4 spacious bedrooms, 4 full bathrooms, 2 or 3 car garage, this large home provides a flexible and functional layout perfect for families of all sizes. You'll find two generous living areas ideal for entertaining or relaxing, a formal dining room for gatherings, plus an eat-in kitchen ready for your personal touch. A dedicated office offers the perfect work-from-home setup, while the basement adds valuable extra space for storage, hobbies, or future customization. Step outside to enjoy your private backyard retreat featuring a pool and an outdoor shop—ideal for projects, storage, or additional workspace. The oversized lot provides room to roam, garden, or create the outdoor oasis of your dreams. Full of old-school design and timeless charm, this home showcases unique architectural details and character that you simply don't find in newer builds. While it is in need of some updates, it has been in one family for decades and presents an incredible opportunity to make it your own. If you're looking for space, personality, and prime location, this distinctive property is ready to welcome you home.

19. 2026-04-18
    status Pending 1312-char remark

    Show marketing remark (1312 chars)

    Welcome to this one-of-a-kind property located in South-East Lubbock. Situated on an oversized lot, this well-loved home offers space, character, and endless potential for its next owner. Boasting 4 spacious bedrooms, 4 full bathrooms, 2 or 3 car garage, this large home provides a flexible and functional layout perfect for families of all sizes. You'll find two generous living areas ideal for entertaining or relaxing, a formal dining room for gatherings, plus an eat-in kitchen ready for your personal touch. A dedicated office offers the perfect work-from-home setup, while the basement adds valuable extra space for storage, hobbies, or future customization. Step outside to enjoy your private backyard retreat featuring a pool and an outdoor shop—ideal for projects, storage, or additional workspace. The oversized lot provides room to roam, garden, or create the outdoor oasis of your dreams. Full of old-school design and timeless charm, this home showcases unique architectural details and character that you simply don't find in newer builds. While it is in need of some updates, it has been in one family for decades and presents an incredible opportunity to make it your own. If you're looking for space, personality, and prime location, this distinctive property is ready to welcome you home.

20. 2026-04-13
    price $259,000 1312-char remark

    Show marketing remark (1312 chars)

    Welcome to this one-of-a-kind property located in South-East Lubbock. Situated on an oversized lot, this well-loved home offers space, character, and endless potential for its next owner. Boasting 4 spacious bedrooms, 4 full bathrooms, 2 or 3 car garage, this large home provides a flexible and functional layout perfect for families of all sizes. You'll find two generous living areas ideal for entertaining or relaxing, a formal dining room for gatherings, plus an eat-in kitchen ready for your personal touch. A dedicated office offers the perfect work-from-home setup, while the basement adds valuable extra space for storage, hobbies, or future customization. Step outside to enjoy your private backyard retreat featuring a pool and an outdoor shop—ideal for projects, storage, or additional workspace. The oversized lot provides room to roam, garden, or create the outdoor oasis of your dreams. Full of old-school design and timeless charm, this home showcases unique architectural details and character that you simply don't find in newer builds. While it is in need of some updates, it has been in one family for decades and presents an incredible opportunity to make it your own. If you're looking for space, personality, and prime location, this distinctive property is ready to welcome you home.

21. 2026-03-04
    listed $289,000 Active 1312-char remark

    Show marketing remark (1312 chars)

    Welcome to this one-of-a-kind property located in South-East Lubbock. Situated on an oversized lot, this well-loved home offers space, character, and endless potential for its next owner. Boasting 4 spacious bedrooms, 4 full bathrooms, 2 or 3 car garage, this large home provides a flexible and functional layout perfect for families of all sizes. You'll find two generous living areas ideal for entertaining or relaxing, a formal dining room for gatherings, plus an eat-in kitchen ready for your personal touch. A dedicated office offers the perfect work-from-home setup, while the basement adds valuable extra space for storage, hobbies, or future customization. Step outside to enjoy your private backyard retreat featuring a pool and an outdoor shop—ideal for projects, storage, or additional workspace. The oversized lot provides room to roam, garden, or create the outdoor oasis of your dreams. Full of old-school design and timeless charm, this home showcases unique architectural details and character that you simply don't find in newer builds. While it is in need of some updates, it has been in one family for decades and presents an incredible opportunity to make it your own. If you're looking for space, personality, and prime location, this distinctive property is ready to welcome you home.

22. 2000-06-19
    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: $5,364 · $447/mo
• Projected year-2 tax: $5,364 · $447/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,827
• − Mortgage interest: −$14,004
• − Property taxes: −$5,364
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$7,273
• Taxable loss: −$13,756
• Est. tax savings @ 24.0%: +$3,301
• After-tax cash flow: $-5,751/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): 8,529
• Household income: $51,630
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 366.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 55% Black 22% White 20% Two or more races 17% Native American 2%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 1% Lithuanian 0%
• Foreign-born: 5% · Canada
• Languages at home: 64% English-only · Spanish 36%

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: ▲ 3.22%
• Current HPI: 163.854
• 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

-13.5% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $249,999 LARMLS
• 2026-04-18 Relisted — LARMLS
• 2026-04-18 Pending — LARMLS
• 2026-04-13 Price Changed $259,000 LARMLS
• 2026-03-04 Listed $289,000 LARMLS
• 2000-06-19 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $5,364 · +7.2% YoY. Source: county tax records.