1625 County Rd 7340 · Lubbock, TX 79423

$475,000

15 bd · 16.5 ba · 4,490 sqft · MultiFamily · 163 Days on market

Built 2021 Good condition 0.60 ac lot ↓ 17% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great investment opportunity. This property has three units all with extremely large bedrooms and living areas. All three units have a laundry room and back patio. Unit A and B are both one bedrooms with one and a half baths, as well as an oversized one car garage. Unit C has three large bedrooms and two full baths.

Key facts

• 0.6 acre lot
• Garage
• Built 2021

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/5.5-bath units multifamily listed at $475k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $600/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $475k).
• Recommended offer: $418k (12.0% 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-Cooper ISD (rural): math 54% / reading 52% proficiency, ranked #98 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.1%/yr); 663 active listings in the ZIP; solid renter incomes; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• At $6,432/mo this rent would consume 91% of the median local household income ($85k/yr) (locally 1385% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $133k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $418,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.35% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.23%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.13% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.24×
• Total profit: $32,102
• Equity at exit: $70,824

10-year hold

• IRR: 14.9%
• Equity multiple: 2.15×
• Total profit: $153,352
• Equity at exit: $41,069

Cash invested: $133,000 (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 79423

• Rents YoY: 2.1%
• Active inventory: 663
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $6,432 high
• Mortgage (P&I): −$2,491
• Tax est. 1.5%: −$594 /mo · $7,125/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,351
• Net cashflow: $1,799

Break-even live

Break-even rent $4,155

Max offer price $475,000

Occupancy floor 67%

Sensitivity live

Price	-10% $2,127	-5% $1,963	+0% $1,799	+5% $1,635	+10% $1,470
Rent	-10% $1,291	-5% $1,545	+0% $1,799	+5% $2,053	+10% $2,307
Rate	-1.0pp $2,038	-0.5pp $1,919	base $1,799	+0.5pp $1,676	+1.0pp $1,550

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	5	5.5	$6,432
Total (3 units)			$6,432

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $475,000 Active 163 DOM
2. 2026-06-17
   days on market $475,000 Active 162 DOM
3. 2026-06-16
   days on market $475,000 Active 161 DOM
4. 2026-06-15
   days on market $475,000 Active 160 DOM
5. 2026-06-14
   days on market $475,000 Active 158 DOM
6. 2026-06-13
   days on market $475,000 Active 157 DOM
7. 2026-06-10
   days on market $475,000 Active 155 DOM
8. 2026-06-09
   days on market $475,000 Active 154 DOM
9. 2026-06-08
   days on market $475,000 Active 153 DOM
10. 2026-06-07
    days on market $475,000 Active 152 DOM
11. 2026-06-05
    days on market $475,000 Active 149 DOM
12. 2026-06-03
    days on market $475,000 Active 148 DOM
13. 2026-06-02
    days on market $475,000 Active 147 DOM
14. 2026-06-01
    days on market $475,000 Active 146 DOM
15. 2026-05-31
    days on market $475,000 Active 145 DOM
16. 2026-05-30
    days on market $475,000 Active 144 DOM
17. 2026-04-23
    price $475,000 317-char remark

    Show marketing remark (317 chars)

    Great investment opportunity. This property has three units all with extremely large bedrooms and living areas. All three units have a laundry room and back patio. Unit A and B are both one bedrooms with one and a half baths, as well as an oversized one car garage. Unit C has three large bedrooms and two full baths.

18. 2026-01-05
    listed $500,000 Active

    Show marketing remark (317 chars)

    Great investment opportunity. This property has three units all with extremely large bedrooms and living areas. All three units have a laundry room and back patio. Unit A and B are both one bedrooms with one and a half baths, as well as an oversized one car garage. Unit C has three large bedrooms and two full baths.

19. 2026-01-05
    listed $500,000 Active 317-char remark

    Show marketing remark (317 chars)

    Great investment opportunity. This property has three units all with extremely large bedrooms and living areas. All three units have a laundry room and back patio. Unit A and B are both one bedrooms with one and a half baths, as well as an oversized one car garage. Unit C has three large bedrooms and two full baths.

20. 2025-10-06
    price $500,000
21. 2025-02-17
    price $575,000

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

Taxation est. · year 1

• Rental income: $77,184
• − Mortgage interest: −$26,607
• − Property taxes: −$7,125
• − Insurance: −$2,375
• − Repairs & maintenance: −$6,175
• − Management: −$6,175
• − Depreciation: −$13,818
• Taxable income: $14,909
• Est. tax owed @ 24.0%: −$3,578
• After-tax cash flow: $18,006/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This multi-family property is in good condition with modern amenities and minimal repairs needed. It offers a great investment opportunity with potential for further value enhancement through landscaping and smart home features.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value.
• Both Add outdoor lighting — Improves safety and enhances curb appeal.
• Both Install smart home features — Attracts tech-savvy buyers and renters.
• Both Add a small patio or deck — Improves outdoor living space and enhances curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value. ↑
• Both Add outdoor lighting — Improves safety and enhances curb appeal. ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters. ↑
• Both Add a small patio or deck — Improves outdoor living space and enhances curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lubbock-Cooper ISD
• NCES district ID: 4815180
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $77,347
• Composite: 47.9/100
• National rank: #2214
• State rank: #98 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

• County: Lubbock County · 293,542 people
• City population: 283,030
• Metro: Lubbock, TX
• Population (ZIP): 46,998
• Household income: $84,933
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 1385.0

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 (61%)
• Race & ethnicity: White 61% Hispanic / Latino 31% Two or more races 15% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 84% English-only · Spanish 13% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -155.00%
• Current HPI: 213.6491
• Rent YoY: ▲ 2.13%
• 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

-17.4% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $475,000 LARMLS
• 2026-01-05 Listed $500,000 LARMLS
• 2026-01-05 Listed $500,000 LARMLS
• 2025-10-06 Price Changed $500,000 LARMLS
• 2025-02-17 Price Changed $575,000 LARMLS