1430 W Kaufman St · Paris, TX 75460

$59,999

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 191 Days on market

Built 1930 8,624 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

FIXER UPPER! We just listed this single-family home that is now available in Paris, Texas. It is being sold AS IS and needs some repairs but has a lot of potential. This home is in a good central location that offers a great opportunity for both homeowners or investors. The property has easy access to U. S. Highway 82 and ensures quick commutes and close proximity to local amenities, schools, and shopping. Whether you're looking to settle in or expand your portfolio, this home is a great find in a growing community. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the d

Key facts

• Central location
• 8,624 sq ft lot
• Garage

Tags

• CENTRAL LOCATION
• EASY ACCESS TO U.S. HIGHWAY 82

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Detached garage (1 car)
• Home design: Residential property; Built in 1930
• Exterior features: Lot approximately 0.198 acres (8,625 sq ft); Lot features: Other

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 12x14); Bedroom on the first floor (approx. 10x10); Bedroom on the first floor (approx. 9x11)
• Bathrooms: 1 full bathroom
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 3.6% 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: crime F, amenities F, commute 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.
• Zoned schools: Justiss El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 552 students, 90% FRL); Paris J H (math 36% / reading 39%, grade F, #736 of 1,662 statewide, top 45%, 522 students, 76% FRL); Paris H S (math 60% / reading 51%, grade C, #364 of 1,632 statewide, top 23%, 934 students, 71% FRL).
• Market conditions: 274 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 119 units permitted in Lamar County in 2024 (71 in 5+ unit buildings).
• This rent runs 32% 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 $415 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 2.08% ✓
• Cap rate: 16.18%
• Cash-on-cash: 35.31%
• DSCR: 2.57
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $126,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 17th St SW	0.16mi	3/1.5	1,352 (-4%)	4mo	$129,000	$95	81
1422 W Austin St	0.05mi	3/2.0	1,332 (-5%)	10mo	$189,000	$142	77
2100 Bonham St	0.44mi	3/1.0	1,304 (-7%)	5mo	$54,000	$41	63
1975 Brown Ave	0.68mi	3/2.0	1,376 (-2%)	1mo	$169,900	$123	60
2035 Brown Ave	0.70mi	3/1.5	1,364 (-3%)	3mo	$75,000	$55	58
2225 Bonham St	0.51mi	3/1.0	1,196 (-15%)	2mo	$49,000	$41	50
255 SW 7th St	0.49mi	3/2.0	1,222 (-13%)	4mo	$129,900	$106	48
2494 Graham St	0.73mi	4/1.0 (+1)	1,380 (-2%)	14mo	$124,200	$90	47
715 W Kaufman St	0.45mi	2/2.0 (-1)	1,243 (-12%)	10mo	$35,000	$28	42
2025 Brown Ave	0.69mi	3/1.5	1,519 (+8%)	13mo	$99,000	$65	41
2020 Brown Ave	0.67mi	3/1.5	1,522 (+8%)	14mo	$159,900	$105	41
2190 Shiloh St	0.74mi	3/1.5	1,224 (-13%)	3mo	$109,900	$90	40

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: 31.0%
• Equity multiple: 2.30×
• Total profit: $21,832
• Equity at exit: $8,946

10-year hold

• IRR: 38.2%
• Equity multiple: 4.56×
• Total profit: $59,823
• Equity at exit: $5,188

Cash invested: $16,800 (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: 274
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$151 /mo · $1,809/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $494

Break-even live

Break-even rent $621

Max offer price $59,999

Occupancy floor 55%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 7th St SW Paris, TX	1.0–4.0	1.0–2.0	903	$1,250	$1.38	44d	16	0.60mi
649 E Price St Paris, TX	2.0	1.0	900	$1,100	$1.22	44d	1	1.25mi

Listing history 16 events

1. 2026-06-19
   days on market $59,999 Active 191 DOM
2. 2026-06-18
   days on market $59,999 Active 190 DOM
3. 2026-06-17
   days on market $59,999 Active 189 DOM
4. 2026-06-16
   days on market $59,999 Active 188 DOM
5. 2026-06-15
   days on market $59,999 Active 187 DOM
6. 2026-06-14
   days on market $59,999 Active 185 DOM
7. 2026-06-12
   days on market $59,999 Active 184 DOM
8. 2026-06-09
   days on market $59,999 Active 181 DOM
9. 2026-06-08
   days on market $59,999 Active 180 DOM
10. 2026-06-07
    days on market $59,999 Active 179 DOM
11. 2026-06-03
    days on market $59,999 Active 175 DOM
12. 2026-06-02
    days on market $59,999 Active 174 DOM
13. 2026-06-01
    days on market $59,999 Active 173 DOM
14. 2026-05-31
    days on market $59,999 Active 172 DOM
15. 2026-05-31
    days on market $59,999 Active 171 DOM
16. 2025-12-10
    listed $59,999 Active

ⓘ 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: $1,809 · $151/mo
• Projected year-2 tax: $1,809 · $151/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 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: $14,959
• − Mortgage interest: −$3,361
• − Property taxes: −$1,809
• − Insurance: −$300
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$1,745
• Taxable income: $5,350
• Est. tax owed @ 24.0%: −$1,284
• After-tax cash flow: $4,649/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

1 event — show timeline

• 2025-12-10 Listed $59,999 HARMLS

Property tax history

+8.1%/yr

Latest (2025): $1,809 · +6.6% YoY. Source: county tax records.