6308 79th St Unit 1&2 · Lubbock, TX 79424

$429,975

6 bd · 6.0 ba · 3,254 sqft · MultiFamily · 117 Days on market

Built 2013 Good condition 8,952 sqft lot ↓ 5% since listing

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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).

• Cash flow +11.8/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

$25,000 price improvement!! Welcome to this well-maintained duplex located in the desirable Bacon Crest neighborhood of Lubbock, Texas. Each spacious unit offers 3 bedrooms, 2 full bathrooms, and a 2-car garage, making this property ideal for investors both units occupied. Designed with functionality and comfort in mind, each unit features an open-concept living and dining area, generously sized bedrooms, and a thoughtfully designed kitchen with ample cabinet and counter space. The primary suite includes a private en-suite bath and excellent closet space, while the additional bedrooms provide flexibility for guests, family, or a home office. The 2-car garage offer secure parking and additional storage, and the concrete driveways provide convenient access. Situated in a well-established neighborhood, this property offers close proximity to schools, shopping, dining, and everyday amenities, making it highly attractive to tenants. Expanding your investment portfolio, this duplex presents a fantastic opportunity in a strong Lubbock rental market. Schedule your private showing today.

Key facts

• Convenient access
• 8,952 sq ft lot
• 2 garage spots

Tags

• THOUGHTFULLY DESIGNED KITCHEN
• PRIVATE EN-SUITE BATH
• EXCELLENT CLOSET SPACE
• CONVENIENT ACCESS
• CLOSE PROXIMITY TO SCHOOLS
• CLOSE PROXIMITY TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $430k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative. Per door: $-60/mo.
• To cash-flow at today's rent, offer at most $413k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $361k (16.0% below list).
• Recommended offer: $361k (16.0% below list) — sets the bar for 1% rule.

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.
• 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: Crestview El (math 77% / reading 80%, grade A, #48 of 4,322 statewide, top 1%, 583 students, 29% FRL); Heritage Middle (math 47% / reading 59%, grade C+, #281 of 1,662 statewide, top 18%, 766 students, 42% FRL); Frenship H S (math 44% / reading 65%, grade C-, #379 of 1,632 statewide, top 26%, 3,247 students, 46% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 712 active listings in the ZIP; solid renter incomes; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• This rent runs 45% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 117 days — a 9% lower offer ($391k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $361,000 (16.0% 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 117 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-78,141
• Equity at exit: $64,111

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-81,326
• Equity at exit: $37,176

Cash invested: $120,393 (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 79424

• Rents YoY: 2.8%
• Active inventory: 712
• Price-to-rent: 19.9×

Monthly cashflow live

• Estimated rent: $3,610 high
• Mortgage (P&I): −$2,255
• Tax est. 1.5%: −$537 /mo · $6,450/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $-120

Break-even live

Break-even rent $3,761

Max offer price $412,674

Occupancy floor 98%

Sensitivity live

Price	-10% $178	-5% $29	+0% $-120	+5% $-268	+10% $-417
Rent	-10% $-405	-5% $-262	+0% $-120	+5% $23	+10% $166
Rate	-1.0pp $97	-0.5pp $-10	base $-120	+0.5pp $-231	+1.0pp $-344

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,610
Total (2 units)			$3,610

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: $107,494
• Closing costs: $12,899
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-10
   pricestatus $429,975 Pending 117 DOM
2. 2026-06-09
   days on market $449,975 Active 117 DOM
3. 2026-06-08
   days on market $449,975 Active 116 DOM
4. 2026-06-07
   days on market $449,975 Active 115 DOM
5. 2026-06-05
   days on market $449,975 Active 112 DOM
6. 2026-06-03
   days on market $449,975 Active 111 DOM
7. 2026-06-02
   days on market $449,975 Active 110 DOM
8. 2026-06-01
   days on market $449,975 Active 109 DOM
9. 2026-05-31
   days on market $449,975 Active 108 DOM
10. 2026-05-30
    days on market $449,975 Active 107 DOM
11. 2026-04-29
    price $449,975 1095-char remark

    Show marketing remark (1095 chars)

    $25,000 price improvement!! Welcome to this well-maintained duplex located in the desirable Bacon Crest neighborhood of Lubbock, Texas. Each spacious unit offers 3 bedrooms, 2 full bathrooms, and a 2-car garage, making this property ideal for investors both units occupied. Designed with functionality and comfort in mind, each unit features an open-concept living and dining area, generously sized bedrooms, and a thoughtfully designed kitchen with ample cabinet and counter space. The primary suite includes a private en-suite bath and excellent closet space, while the additional bedrooms provide flexibility for guests, family, or a home office. The 2-car garage offer secure parking and additional storage, and the concrete driveways provide convenient access. Situated in a well-established neighborhood, this property offers close proximity to schools, shopping, dining, and everyday amenities, making it highly attractive to tenants. Expanding your investment portfolio, this duplex presents a fantastic opportunity in a strong Lubbock rental market. Schedule your private showing today.

12. 2026-02-12
    listed $475,000 Active 1095-char remark

    Show marketing remark (1095 chars)

    $25,000 price improvement!! Welcome to this well-maintained duplex located in the desirable Bacon Crest neighborhood of Lubbock, Texas. Each spacious unit offers 3 bedrooms, 2 full bathrooms, and a 2-car garage, making this property ideal for investors both units occupied. Designed with functionality and comfort in mind, each unit features an open-concept living and dining area, generously sized bedrooms, and a thoughtfully designed kitchen with ample cabinet and counter space. The primary suite includes a private en-suite bath and excellent closet space, while the additional bedrooms provide flexibility for guests, family, or a home office. The 2-car garage offer secure parking and additional storage, and the concrete driveways provide convenient access. Situated in a well-established neighborhood, this property offers close proximity to schools, shopping, dining, and everyday amenities, making it highly attractive to tenants. Expanding your investment portfolio, this duplex presents a fantastic opportunity in a strong Lubbock rental market. Schedule your private showing today.

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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: $43,320
• − Mortgage interest: −$24,085
• − Property taxes: −$6,450
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,466
• − Management: −$3,466
• − Depreciation: −$12,508
• Taxable loss: −$8,804
• Est. tax savings @ 24.0%: +$2,113
• After-tax cash flow: $678/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 · 10 photos

Good 80/100 Cosmetic rehab

This well-maintained duplex in the Bacon Crest neighborhood is move-in ready with good condition and minimal repairs needed.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental trim landscaping — improves curb appeal and attracts tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental trim landscaping — improves curb appeal and attracts tenants ↑

ⓘ 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: 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 — 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): 53,478
• Household income: $97,231
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 1958.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 12% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 8% Chinese 1% Tagalog/Filipino 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: ▼ -146.64%
• Current HPI: 213.2155
• Rent YoY: ▲ 2.75%
• 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

-5.3% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $449,975 LARMLS
• 2026-02-12 Listed $475,000 LARMLS