1716 Maple Ave · Paris, TX 75460

$69,500

3 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 113 Days on market

Built 1950 10,367 sqft lot Est $100k · 30% 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

Recently remodeled 3–4 bedroom, 1 bath home with key updates already completed. New roof, updated paint, flooring, cabinets, and electrical and plumbing improvements. Affordable and well-suited for a first-time buyer or income-producing investment.

Key facts

• Updated cabinets
• Updated paint
• Updated flooring

Tags

• NEW ROOF
• UPDATED PAINT
• UPDATED FLOORING
• UPDATED CABINETS
• ELECTRICAL IMPROVEMENTS
• PLUMBING IMPROVEMENTS

Property features AI

Finance

• Other: Survey available
• Financial info: Listing terms: Cash or Conventional; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached carport; 1 covered/carport space
• Utilities: City water; City sewer; Electricity connected; Cable available
• Home design: Single family residence; Residential property; One story; Not attached; Deed restrictions
• Construction: Built in 1950; Wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Partial fencing; Front porch; All-weather road access

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Primary bedroom (first floor) — 13 x 16; Bedroom (first floor) — 12 x 10; Bedroom (first floor) — 14 x 6
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Cable TV available; Decorative lighting; Eat-in kitchen; High-speed internet available; One living area; One dining area; 5 total rooms; One level
• Laundry & utility: No appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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) — zoned schools average 90% FRL vs 70% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 274 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $481 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $63,245 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.65% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.68%
• DSCR: 2.19
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $99,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1837 W Houston St	0.12mi	2/1.0 (-1)	1,120 (+1%)	3mo	$55,000	$49	85
1403 W Austin St	0.27mi	3/2.0	1,056 (-5%)	2mo	$170,000	$161	73
2275 Graham St	0.38mi	3/1.0	1,172 (+6%)	2mo	$157,000	$134	71
2225 Bonham St	0.37mi	3/1.0	1,196 (+8%)	2mo	$49,000	$41	68
227 24th St NW	0.49mi	3/2.0	1,044 (-6%)	3mo	$29,900	$29	61
320 16th St SW	0.24mi	3/1.0	952 (-14%)	8mo	$75,000	$79	59
560 26th St SW	0.72mi	3/1.5	1,072 (-3%)	0mo	$94,900	$89	59
2190 Shiloh St	0.54mi	3/1.5	1,224 (+10%)	3mo	$109,900	$90	53
525 19th St NW	0.33mi	2/2.0 (-1)	950 (-14%)	1mo	$130,000	$137	51
2524 Graham	0.58mi	4/2.0 (+1)	1,156 (+4%)	10mo	$105,000	$91	48
255 SW 7th St	0.67mi	3/2.0	1,222 (+10%)	4mo	$129,900	$106	44
715 W Kaufman St	0.62mi	2/2.0 (-1)	1,243 (+12%)	10mo	$35,000	$28	33

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: 20.5%
• Equity multiple: 1.84×
• Total profit: $16,303
• Equity at exit: $10,363

10-year hold

• IRR: 28.7%
• Equity multiple: 3.56×
• Total profit: $49,727
• Equity at exit: $6,009

Cash invested: $19,460 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $433

Break-even live

Break-even rent $598

Max offer price $69,500

Occupancy floor 57%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 7th St SW Paris, TX	2.0	1.0	800	$900	$1.12	44d	1	0.61mi
635 7th St SW Paris, TX	1.0–4.0	1.0–2.0	903	$1,250	$1.38	44d	16	0.65mi
649 E Price St Paris, TX	2.0	1.0	900	$1,100	$1.22	44d	1	1.41mi

Listing history 48 events

1. 2026-06-19
   days on market $69,500 Active 113 DOM
2. 2026-06-18
   days on market $69,500 Active 112 DOM
3. 2026-06-17
   days on market $69,500 Active 111 DOM
4. 2026-06-16
   days on market $69,500 Active 110 DOM
5. 2026-06-15
   days on market $69,500 Active 109 DOM
6. 2026-06-14
   days on market $69,500 Active 107 DOM
7. 2026-06-12
   pricedays on market $69,500 Active 106 DOM
8. 2026-06-09
   days on market $76,000 Active 103 DOM
9. 2026-06-08
   days on market $76,000 Active 102 DOM
10. 2026-06-07
    days on market $76,000 Active 101 DOM
11. 2026-06-03
    days on market $76,000 Active 97 DOM
12. 2026-06-02
    days on market $76,000 Active 96 DOM
13. 2026-06-01
    days on market $76,000 Active 95 DOM
14. 2026-05-31
    days on market $76,000 Active 94 DOM
15. 2026-05-31
    days on market $76,000 Active 93 DOM
16. 2026-02-26
    listed $76,000 Active
17. 2026-02-13
    historical
18. 2025-07-13
    price $79,900
19. 2025-06-23
    price $82,000
20. 2024-10-03
    price $85,000
21. 2024-08-15
    listed $90,000 Active
22. 2024-05-31
    historical
23. 2024-05-16
    status Active
24. 2024-05-16
    price $83,000
25. 2024-05-15
    historical
26. 2024-04-19
    price $84,000
27. 2024-03-18
    listed $85,000 Active
28. 2024-01-31
    historical
29. 2024-01-16
    price $77,000
30. 2023-12-07
    price $79,000
31. 2023-11-29
    price $80,000
32. 2023-11-09
    price $83,000
33. 2023-10-06
    price $85,000
34. 2023-09-20
    price $88,000
35. 2023-08-17
    price $90,000
36. 2023-07-26
    price $92,000
37. 2023-07-07
    price $93,000
38. 2023-06-08
    listed $95,000 Active
39. 2023-05-30
    historical
40. 2023-03-18
    price $95,000
41. 2023-01-14
    listed $99,000 Active
42. 2022-07-12
    soldstatus Closed
43. 2022-07-12
    soldstatus
44. 2022-06-28
    status Pending
45. 2022-06-02
    status Active
46. 2022-04-25
    status Pending
47. 2022-04-14
    listed $39,000 Active
48. 2007-05-02
    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: $950 · $79/mo
• Projected year-2 tax: $1,272 · $106/mo
• Expected delta: +$321/yr (+$27/mo · 33.8%)

ⓘ 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: $13,750
• − Mortgage interest: −$3,893
• − Property taxes: −$950
• − Insurance: −$348
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,022
• Taxable income: $4,337
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $4,150/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

+94.9% since first listed

33 events — show timeline

• 2026-02-26 Listed $76,000 NTREIS
• 2026-02-13 Listing Removed — NTREIS
• 2025-07-13 Price Changed $79,900 NTREIS
• 2025-06-23 Price Changed $82,000 NTREIS
• 2024-10-03 Price Changed $85,000 NTREIS
• 2024-08-15 Listed $90,000 NTREIS
• 2024-05-31 Listing Removed — NTREIS
• 2024-05-16 Relisted — NTREIS
• 2024-05-16 Price Changed $83,000 NTREIS
• 2024-05-15 Listing Removed — NTREIS
• 2024-04-19 Price Changed $84,000 NTREIS
• 2024-03-18 Listed $85,000 NTREIS
• 2024-01-31 Listing Removed — NTREIS
• 2024-01-16 Price Changed $77,000 NTREIS
• 2023-12-07 Price Changed $79,000 NTREIS
• 2023-11-29 Price Changed $80,000 NTREIS
• 2023-11-09 Price Changed $83,000 NTREIS
• 2023-10-06 Price Changed $85,000 NTREIS
• 2023-09-20 Price Changed $88,000 NTREIS
• 2023-08-17 Price Changed $90,000 NTREIS
• 2023-07-26 Price Changed $92,000 NTREIS
• 2023-07-07 Price Changed $93,000 NTREIS
• 2023-06-08 Listed $95,000 NTREIS
• 2023-05-30 Listing Removed — NTREIS
• 2023-03-18 Price Changed $95,000 NTREIS
• 2023-01-14 Listed $99,000 NTREIS
• 2022-07-12 Sold (Public Records) — Public Records
• 2022-07-12 Sold (MLS) — NTREIS
• 2022-06-28 Pending — NTREIS
• 2022-06-02 Relisted — NTREIS
• 2022-04-25 Pending — NTREIS
• 2022-04-14 Listed $39,000 NTREIS
• 2007-05-02 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $950 · +21.5% YoY. Source: county tax records.