1480 10th St NE · Paris, TX 75460

$115,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 134 Days on market

Built 1950 7,492 sqft lot

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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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +3.5/10.0
• 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 and ready for a new owner! Older frame home in NE Paris, Texas. 1st home or downsizing? Open floor plan with spacious living-dining area and plenty of natural light from windows. Kitchen with good cabinet space, gas range and refrigerator. 2 bedrooms and updated hall bath. Home has new carpet throughout and fresh interior paint. Central heat and air. Separate laundry room. Yard is ample for adding a carport. Paris ISD. SELLER WILL CREDIT TO BUYER AT CLOSING $5000.00 TOWARDS CLOSING COST WITH ACCEPTED OFFER or OWNER FINANCE WITH DOWN PAYMENT AND VALID CREDIT.

Key facts

• Remodeled
• Open floor plan
• Natural light

Tags

• REMODELED
• OPEN FLOOR PLAN
• SPACIOUS LIVING-DINING AREA
• NATURAL LIGHT
• GOOD CABINET SPACE
• GAS RANGE

Property features AI

Finance

• Other: Property subtype: Single Family Residence; Lot size: less than 0.5 acre (approx. 0.172 acres); Subdivision: East Park Add; County: Lamar; Directions provided to property
• Financial info: Accepts Cash, Conventional, FHA
• HOA & community: No association

Exterior

• Parking: Driveway
• Security: No specific security features provided
• Utilities: City water; City sewer; Cable available; Municipal utility district: No
• Home design: Single family residence; Residential property; One story; Attached: Yes
• Construction: Built in 1950; Frame construction; Composition roof; Pillar/post/pier foundation
• Exterior features: No fencing; All-weather road access

Interior

• Kitchen: Gas Range; Refrigerator; Kitchen on main level (12 x 10)
• Bedrooms: 2 bedrooms; Primary bedroom on main level (12 x 14)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; One living area; One dining area; Total rooms: 3; Living room (16 x 16)
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $26 ($307/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 $98k (14.9% below list).
• Recommended offer: $98k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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

• It's been on market 134 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,865 (14.9% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
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: 0.85% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $48,384
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1080 13th St NE	0.34mi	2/1.0	816 (-6%)	12mo	$22,500	$28	65
630 16th St NE	0.65mi	2/1.0	832 (-4%)	10mo	$89,500	$108	55
1178 Grove St	0.36mi	2/1.0	936 (+8%)	20mo	$79,997	$85	53
719 Tudor	0.52mi	3/1.0 (+1)	858 (-1%)	23mo	$34,900	$41	50
620 17th St NE	0.68mi	2/1.5	816 (-6%)	19mo	$45,500	$56	41

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-17,020
• Equity at exit: $17,147

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-12,782
• Equity at exit: $9,943

Cash invested: $32,200 (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: 9.8×

Monthly cashflow live

• Estimated rent: $979 high
• Mortgage (P&I): −$603
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $26

Break-even live

Break-even rent $946

Max offer price $115,000

Occupancy floor 92%

Sensitivity live

Price	-10% $91	-5% $58	+0% $26	+5% $-7	+10% $-40
Rent	-10% $-52	-5% $-13	+0% $26	+5% $64	+10% $103
Rate	-1.0pp $83	-0.5pp $55	base $26	+0.5pp $-4	+1.0pp $-35

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1432 Fitzhugh Ave Paris, TX	2.0	1.0	600	$900	$1.50	45d	1	0.08mi
649 E Price St Paris, TX	2.0	1.0	900	$1,100	$1.22	45d	1	0.84mi
916 8th St NW Paris, TX	3.0	1.0	540	$1,250	$2.31	45d	1	1.13mi
635 7th St SW Paris, TX	1.0–4.0	1.0–2.0	903	$1,200	$1.33	45d	16	1.19mi
132 7th St SW Paris, TX	2.0	1.0	800	$900	$1.12	45d	1	1.44mi

Listing history 21 events

1. 2026-06-21
   days on market $115,000 Active 134 DOM
2. 2026-06-19
   days on market $115,000 Active 132 DOM
3. 2026-06-18
   days on market $115,000 Active 131 DOM
4. 2026-06-17
   days on market $115,000 Active 130 DOM
5. 2026-06-16
   days on market $115,000 Active 129 DOM
6. 2026-06-15
   days on market $115,000 Active 128 DOM
7. 2026-06-14
   days on market $115,000 Active 126 DOM
8. 2026-06-12
   days on market $115,000 Active 125 DOM
9. 2026-06-09
   days on market $115,000 Active 122 DOM
10. 2026-06-08
    days on market $115,000 Active 121 DOM
11. 2026-06-07
    days on market $115,000 Active 120 DOM
12. 2026-06-03
    days on market $115,000 Active 116 DOM
13. 2026-06-02
    days on market $115,000 Active 115 DOM
14. 2026-06-01
    days on market $115,000 Active 114 DOM
15. 2026-05-31
    days on market $115,000 Active 113 DOM
16. 2026-05-31
    days on market $115,000 Active 112 DOM
17. 2026-02-06
    listed $115,000 Active
18. 2026-01-31
    historical
19. 2025-10-06
    listed $115,000 Active
20. 2023-09-21
    soldstatus
21. 2010-12-21
    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: $1,159 · $97/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$946/yr (+$79/mo · 81.6%)

ⓘ 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 ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $11,744
• − Mortgage interest: −$6,442
• − Property taxes: −$1,159
• − Insurance: −$575
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$3,345
• Taxable loss: −$1,656
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $704/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

+0.0% since first listed

5 events — show timeline

• 2026-02-06 Listed $115,000 NTREIS
• 2026-01-31 Listing Removed — NTREIS
• 2025-10-06 Listed $115,000 NTREIS
• 2023-09-21 Sold (Public Records) — Public Records
• 2010-12-21 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,159 · +6.8% YoY. Source: county tax records.