726 NE 6th · Paris, TX 75460

$29,000

3 bd · 1.0 ba · 1,088 sqft · SingleFamily · 100 Days on market

Built 1950 Poor condition 7,405 sqft lot ↓ 52% since listing

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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 +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for fixer upper, investment property? This one needs work but currently rented. Seller states motivated and price negotiable! Bring all offers!

Key facts

• Vacant lot
• Build second home
• Investment property

Tags

• INVESTMENT PROPERTY
• VACANT LOT
• BUILD SECOND HOME

Property features AI

Finance

• Other: Property listed as single family residence; will not subdivide
• Financial info: Listing terms: Cash or Conventional
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: City water with individual water meter; City sewer; Electricity connected; Phone available; Cable available; Asphalt streets and curbs
• Home design: Single-family residence (residential); Attached property; Built in 1950; One story
• Construction: Frame and wood construction; Block foundation; Asphalt roof
• Exterior features: Covered front porch; Additional covered porch(es); Chain-link fence around back yard; Few trees on the lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating
• Interior features: Cable TV available; One living area and one dining area; Two total main rooms (listed room count: 2); One-level layout
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $29k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $26k (9.0% below list) — sets the bar for market timing.
• Cap rate 35.9% 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 $200 of loan paydown is wiped out by about $870 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 4.00% ✓
• Cap rate: 35.88%
• Cash-on-cash: 105.68%
• DSCR: 5.70
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $92,480
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
370 NE 5th	0.26mi	2/1.0 (-1)	1,120 (+3%)	6mo	$45,000	$40	73
236 2nd St NE	0.42mi	3/1.5	1,148 (+6%)	7mo	$92,000	$80	63
349 Fitzhugh Ave	0.32mi	2/1.0 (-1)	1,140 (+5%)	11mo	$52,000	$46	63
1337 E Houston St	0.68mi	3/2.0	1,090 (+0%)	3mo	$179,500	$165	62
330 Pine Blf	0.36mi	2/1.0 (-1)	1,008 (-7%)	9mo	$65,900	$65	59
336 14th St NE	0.63mi	2/1.0 (-1)	1,120 (+3%)	10mo	$149,990	$134	52
1116 Belmont St	0.36mi	2/1.0 (-1)	1,008 (-7%)	17mo	$129,900	$129	52
1240 E Hickory St	0.63mi	3/1.0	1,014 (-7%)	10mo	$69,900	$69	51
1025 17th St NE	0.67mi	2/1.0 (-1)	1,116 (+3%)	18mo	$99,000	$89	45
1178 Grove St	0.42mi	2/1.0 (-1)	936 (-14%)	20mo	$79,997	$85	36

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: —
• Equity multiple: 6.03×
• Total profit: $40,861
• Equity at exit: $4,324

10-year hold

• IRR: —
• Equity multiple: 12.61×
• Total profit: $94,297
• Equity at exit: $2,507

Cash invested: $8,120 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $715

Break-even live

Break-even rent $254

Max offer price $29,000

Occupancy floor 33%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 E Price St Paris, TX	2.0	1.0	900	$1,100	$1.22	43d	1	0.41mi
635 7th St SW Paris, TX	1.0–4.0	1.0–2.0	903	$1,250	$1.38	43d	16	0.77mi
132 7th St SW Paris, TX	2.0	1.0	800	$900	$1.12	43d	1	0.95mi

Listing history 19 events

1. 2026-06-19
   days on market $29,000 Active 100 DOM
2. 2026-06-18
   days on market $29,000 Active 99 DOM
3. 2026-06-17
   days on market $29,000 Active 98 DOM
4. 2026-06-16
   days on market $29,000 Active 97 DOM
5. 2026-06-15
   days on market $29,000 Active 96 DOM
6. 2026-06-14
   days on market $29,000 Active 94 DOM
7. 2026-06-12
   days on market $29,000 Active 93 DOM
8. 2026-06-09
   days on market $29,000 Active 90 DOM
9. 2026-06-08
   days on market $29,000 Active 89 DOM
10. 2026-06-07
    days on market $29,000 Active 88 DOM
11. 2026-06-03
    days on market $29,000 Active 84 DOM
12. 2026-06-02
    days on market $29,000 Active 83 DOM
13. 2026-06-01
    days on market $29,000 Active 82 DOM
14. 2026-05-31
    days on market $29,000 Active 81 DOM
15. 2026-05-31
    days on market $29,000 Active 80 DOM
16. 2026-05-04
    price $29,000
17. 2026-04-05
    price $44,000
18. 2026-03-23
    price $49,000
19. 2026-03-09
    listed $61,000 Active

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $13,906
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$844
• Taxable income: $8,633
• Est. tax owed @ 24.0%: −$2,072
• After-tax cash flow: $6,509/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 · 13 photos

Poor 20/100 Extensive rehab

This fixer-upper requires extensive repairs and maintenance to bring it up to a livable condition. The exterior and interior need significant work, and the property is currently rented but in poor condition.

Repairs flagged

• Major exterior siding — Severe peeling and damage
• Major interior walls — Exposed insulation and peeling paint
• Major flooring — Damaged and uneven

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean interior — Improves living conditions and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe peeling and damage	Major	$15,000–50,000
interior walls · Exposed insulation and peeling paint	Major	$15,000–50,000
flooring · Damaged and uneven	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean interior — Improves living conditions and value ↑

ⓘ 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: 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

-52.5% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $29,000 NTREIS
• 2026-04-05 Price Changed $44,000 NTREIS
• 2026-03-23 Price Changed $49,000 NTREIS
• 2026-03-09 Listed $61,000 NTREIS