1477 W Austin St · Paris, TX 75460

$119,000

2 bd · 1.0 ba · 976 sqft · SingleFamily public records · 12 Days on market

Built 1975 7,492 sqft lot

---

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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• 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

Stop the Car and Slow your Scroll because the home search is over! This recently remolded, adorable and affordable home has been renovated from foundation to shingles, with a newer roof, HVAC, gas range, dishwasher, microwave, garbage disposal, electric panel and plumbing. Kitchen features a rustic butcher block countertop with a classic subway tile backsplash, deep double sink with matching faucet, white shaker style cabinets, and a black on stainless steel appliance package. Bathroom features a double sink vanity, elongated toilet and a decorative tub and shower enclosure. This home is also available for rent. Be sure to schedule your showing appointment today.

Key facts

• Hvac
• Garbage disposal
• Newer roof

Tags

• NEWER ROOF
• HVAC
• GAS RANGE
• DISHWASHER
• MICROWAVE
• GARBAGE DISPOSAL

Property features AI

Finance

• Other: Special notes: Utility easement
• Financial info: Listing terms include Cash, Conventional, FHA, VA
• HOA & community: No association

Exterior

• Parking: Covered carport (1 covered space); Off-street parking; Storage
• Utilities: City water; City sewer; Electricity available and connected; Individual gas meter; Individual water meter; Natural gas available; Cable available; Overhead utilities; Asphalt access
• Home design: Single-family residence; Residential property; Single-story; Property not attached; Preowned (built in 1975); Subdivided lot
• Construction: Frame construction; Composition roof; Pillar/post/pier foundation; Year built 1975
• Exterior features: Covered porch(es); Corner lot with few trees and level terrain; Grassed vegetation; Utilities easement

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Plumbed for gas in kitchen; Built-in cabinets; Eat-in kitchen
• Bedrooms: Primary bedroom on main level (12 x 11); Second bedroom on main level (11 x 11)
• Flooring: Luxury vinyl plank flooring
• Bathrooms: One full bathroom with dual sinks
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Cable TV available; High-speed internet available; Double vanity; Eat-in kitchen; 7 total rooms; One living area; One dining area; Levels: One
• Laundry & utility: Utility room with built-in cabinets; Full-size washer/dryer area; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $49 ($590/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (13.8% below list).
• Recommended offer: $103k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 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); Crockett Int (math 33% / reading 33%, grade F, #930 of 1,662 statewide, top 57%, 560 students, 79% FRL); Paris H S (math 60% / reading 51%, grade C, #364 of 1,632 statewide, top 23%, 934 students, 71% FRL).
• Market conditions: 275 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $823 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y ago; this cycle's ask is 10478% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $102,598 (13.8% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $74,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 16th St SW	0.06mi	3/1.0 (+1)	952 (-2%)	8mo	$75,000	$79	82
1403 W Austin St	0.07mi	3/2.0 (+1)	1,056 (+8%)	2mo	$170,000	$161	72
1430 Maple Ave	0.21mi	2/1.0	875 (-10%)	2mo	$79,500	$91	72
525 19th St NW	0.57mi	2/2.0	950 (-3%)	1mo	$130,000	$137	64
1837 W Houston St	0.34mi	2/1.0	1,120 (+15%)	3mo	$55,000	$49	57
305 SW 7th St SW	0.52mi	2/1.0	1,036 (+6%)	11mo	$48,000	$46	56
1212 W Cherry St	0.51mi	2/1.0	888 (-9%)	9mo	$67,500	$76	53
865 6th St SW	0.69mi	2/2.0	912 (-7%)	3mo	$53,111	$58	50
227 24th St NW	0.66mi	3/2.0 (+1)	1,044 (+7%)	3mo	$29,900	$29	46
560 26th St SW	0.75mi	3/1.5 (+1)	1,072 (+10%)	0mo	$94,900	$89	42
814 14th St NW	0.70mi	2/1.0	1,089 (+12%)	14mo	$65,500	$60	36
2530 W Sherman St	0.69mi	2/1.0	864 (-12%)	17mo	$55,000	$64	34

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-16,174
• Equity at exit: $17,743

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-10,143
• Equity at exit: $10,289

Cash invested: $33,320 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,026 high
• Mortgage (P&I): −$624
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $49

Break-even live

Break-even rent $964

Max offer price $119,000

Occupancy floor 90%

Sensitivity live

Price	-10% $117	-5% $83	+0% $49	+5% $15	+10% $-18
Rent	-10% $-32	-5% $9	+0% $49	+5% $90	+10% $130
Rate	-1.0pp $109	-0.5pp $79	base $49	+0.5pp $18	+1.0pp $-13

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 7th St SW Paris, TX	2.0	1.0	800	$900	$1.12	45d	1	0.49mi
635 7th St SW Paris, TX	1.0–4.0	1.0–2.0	903	$1,200	$1.33	45d	16	0.69mi
916 8th St NW Paris, TX	3.0	1.0	540	$1,250	$2.31	45d	1	0.86mi
60 W Washington St Apt 101 Paris, TX	1.0	1.0	600	$750	$1.25	45d	1	0.94mi
649 E Price St Paris, TX	2.0	1.0	900	$1,100	$1.22	45d	1	1.32mi

Listing history 19 events

1. 2026-06-02
   days on market $119,000 Active 12 DOM
2. 2026-06-01
   days on market $119,000 Active 11 DOM
3. 2026-05-31
   days on market $119,000 Active 10 DOM
4. 2026-05-31
   days on market $119,000 Active 9 DOM
5. 2026-05-22
   listed $1,125
6. 2026-05-21
   listed $119,000 Active
7. 2025-02-06
   historical $1,095
8. 2025-01-08
   historical
9. 2024-12-30
   status Active
10. 2024-12-10
    listed $1,095
11. 2024-08-01
    historical $1,095
12. 2024-07-31
    price $109,900
13. 2024-07-31
    historical
14. 2024-07-19
    listed $1,095
15. 2024-07-19
    price $99,800
16. 2024-07-02
    listed $99,900 Active
17. 2023-10-06
    soldstatus
18. 2020-10-06
    soldstatus
19. 2004-03-17
    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: $1,053 · $88/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$1,125/yr (+$94/mo · 106.8%)

ⓘ 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 23% 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: $12,312
• − Mortgage interest: −$6,666
• − Property taxes: −$1,053
• − Insurance: −$595
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$3,462
• Taxable loss: −$1,434
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $934/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

-98.9% since first listed

15 events — show timeline

• 2026-05-22 Listed for Rent $1,125 NTREIS
• 2026-05-21 Listed $119,000 NTREIS
• 2025-02-06 Rental Removed $1,095 NTREIS
• 2025-01-08 Listing Removed — NTREIS
• 2024-12-30 Relisted — NTREIS
• 2024-12-10 Listed for Rent $1,095 NTREIS
• 2024-08-01 Rental Removed $1,095 NTREIS
• 2024-07-31 Listing Removed — NTREIS
• 2024-07-31 Price Changed $109,900 NTREIS
• 2024-07-19 Listed for Rent $1,095 NTREIS
• 2024-07-19 Price Changed $99,800 NTREIS
• 2024-07-02 Listed $99,900 NTREIS
• 2023-10-06 Sold (Public Records) — Public Records
• 2020-10-06 Sold (Public Records) — Public Records
• 2004-03-17 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,053 · +1.2% YoY. Source: county tax records.