718 SE 24th · Paris, TX 75460

$72,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 52 Days on market

Built 1940 8,100 sqft lot Est $113k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity in a growing neighborhood near PJC! This 3-bedroom, 2-bath home offers strong potential for investors or buyers looking to add value. The layout features a spacious living room entry, a central dining area that connects to both the kitchen and sunroom, and a flexible third bedroom off the sunroom with large windows providing abundant natural light. Two additional bedrooms are located off the main hallway, along with a bathroom featuring ample storage and additional built-in storage in the hall, enhancing functionality. Outside, a stone pathway leads to a chainlink fenced backyard. The property also features an attached garage with built-in storage and an additional workshop, off

Key facts

• Large windows
• Central dining area
• Sunroom

Tags

• SPACIOUS LIVING ROOM
• CENTRAL DINING AREA
• SUNROOM
• LARGE WINDOWS
• ABUNDANT NATURAL LIGHT
• AMPLE STORAGE

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Covered parking space; Attached garage with 1 car space (approx. 10' x 20')
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1940
• Exterior features: Chain link fencing; Lot is less than 0.5 acre

Interior

• Kitchen: Built-in gas range; Dishwasher; Disposal; Kitchen has built-in cabinets
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level (approx. 9 x 12)
• Bathrooms: 1 full bathroom with built-in cabinets and linen closet; 1 half bathroom
• Interior features: Cable TV available; 11 total rooms; Two living areas; One dining area; Solarium / sunroom; Workshop
• Laundry & utility: Utility room (approx. 10 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 3.7% in Paris — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#984 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Paris ISD (town): math 36% / reading 37% proficiency, ranked #521 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 275 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 119 units permitted in Lamar County in 2024 (71 in 5+ unit buildings).
• This rent runs 39% of the median local income ($46k/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 $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lamar County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1940 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.12% ✓
• Cap rate: 17.21%
• Cash-on-cash: 38.98%
• DSCR: 2.73
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $112,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2430 Culbertson St	0.17mi	3/2.0	1,224 (+6%)	7mo	$135,000	$110	72
1061 19th St SE	0.34mi	2/1.0 (-1)	1,096 (-5%)	1mo	$60,000	$55	70
365 24th St SE	0.27mi	3/2.0	1,278 (+11%)	8mo	$74,900	$59	59
670 SE 22nd St SE	0.12mi	3/2.0	1,316 (+14%)	11mo	$159,500	$121	57
939 SE 12th St	0.72mi	3/1.0	1,088 (-6%)	3mo	$49,900	$46	55
1100 13th St SE	0.70mi	3/1.0	1,152 (0%)	16mo	$109,900	$95	54
217 19th St SE	0.44mi	2/1.0 (-1)	1,010 (-12%)	3mo	$154,900	$153	52
1603 Neathery	0.48mi	3/2.0	1,240 (+8%)	13mo	$103,000	$83	50
216 20th St SE	0.42mi	3/2.0	1,288 (+12%)	14mo	$155,000	$120	45
2305 Pine Bluff St	0.64mi	2/1.0 (-1)	1,028 (-11%)	9mo	$89,000	$87	40
371 26th St NE	0.73mi	4/2.0 (+1)	1,248 (+8%)	13mo	$144,000	$115	32
840 12th St SE	0.74mi	2/1.0 (-1)	988 (-14%)	16mo	$96,500	$98	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 35.2%
• Equity multiple: 2.49×
• Total profit: $30,097
• Equity at exit: $10,735

10-year hold

• IRR: 42.0%
• Equity multiple: 4.98×
• Total profit: $80,140
• Equity at exit: $6,225

Cash invested: $20,160 (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 75460

• Active inventory: 275
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$143 /mo · $1,714/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $655

Break-even live

Break-even rent $697

Max offer price $72,000

Occupancy floor 52%

Sensitivity live

Price	-10% $696	-5% $675	+0% $655	+5% $634	+10% $614
Rent	-10% $534	-5% $595	+0% $655	+5% $715	+10% $775
Rate	-1.0pp $691	-0.5pp $673	base $655	+0.5pp $636	+1.0pp $617

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 Cedar St Paris, TX	3.0	2.0	1394	$2,000	$1.43	45d	1	0.30mi
370 29th St NE Paris, TX	3.0	1.0	1220	$1,200	$0.98	45d	1	0.81mi
3215 Clarksville St Paris, TX	1.0–2.0	1.0	895	$1,395	$1.56	45d	1	0.95mi
649 E Price St Paris, TX	2.0	1.0	900	$1,100	$1.22	45d	1	1.21mi

Listing history 19 events

1. 2026-06-21
   days on market $72,000 Active 52 DOM
2. 2026-06-19
   days on market $72,000 Active 50 DOM
3. 2026-06-18
   days on market $72,000 Active 49 DOM
4. 2026-06-17
   days on market $72,000 Active 48 DOM
5. 2026-06-16
   days on market $72,000 Active 47 DOM
6. 2026-06-15
   days on market $72,000 Active 46 DOM
7. 2026-06-14
   days on market $72,000 Active 44 DOM
8. 2026-06-12
   days on market $72,000 Active 43 DOM
9. 2026-06-09
   days on market $72,000 Active 40 DOM
10. 2026-06-08
    days on market $72,000 Active 39 DOM
11. 2026-06-07
    days on market $72,000 Active 38 DOM
12. 2026-06-03
    days on market $72,000 Active 34 DOM
13. 2026-06-02
    days on market $72,000 Active 33 DOM
14. 2026-06-01
    days on market $72,000 Active 32 DOM
15. 2026-05-31
    days on market $72,000 Active 31 DOM
16. 2026-05-31
    days on market $72,000 Active 30 DOM
17. 2026-04-30
    listed $72,000 Active
18. 2025-01-21
    soldstatus
19. 2006-01-13
    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: $1,714 · $143/mo
• Projected year-2 tax: $1,714 · $143/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,308
• − Mortgage interest: −$4,033
• − Property taxes: −$1,714
• − Insurance: −$360
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$2,095
• Taxable income: $7,177
• Est. tax owed @ 24.0%: −$1,722
• After-tax cash flow: $6,136/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: Paris ISD
• NCES district ID: 4834290
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $31,515
• Composite: 29.83/100
• National rank: #6419
• State rank: #521 of 826 in TX

Livability — Paris

• Score: 61/100
• State rank: #984
• US rank: #17535

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paris, TX
• County: Lamar County · 23,426 people
• City population: 23,426
• Metro: Paris, TX
• Population (ZIP): 23,426
• Household income: $46,473
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 1355.0

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 48,319 people
• By 2030: 47,160 · -2.4%
• By 2040: 44,621 · -7.7%
• By 2050: 42,024 · -13.0%
• By 2075: 36,577 · -24.3%
• By 2100: 30,580 · -36.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 22% Hispanic / Latino 13% Two or more races 8%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+61.0) · D 19.2% · R 80.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -42.0pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+57.4 2016: R+59.2 2012: R+50.3 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -201.50%
• Current HPI: 145.3511
• Rent YoY: —
• Metro: Paris, 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

3 events — show timeline

• 2026-04-30 Listed $72,000 NTREIS
• 2025-01-21 Sold (Public Records) — Public Records
• 2006-01-13 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,714 · +75.2% YoY. Source: county tax records.