1738 Lamar Ave · Paris, TX 75460

$149,900

3 bd · 2.0 ba · 1,996 sqft · SingleFamily public records · 66 Days on market

0.62 ac lot Est $152k · at est. ↓ 46% since listing

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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 +15.1/30.0
• ARV discount +8.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.4/10.0
• 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

Late 1800's Victorian Home in Beautiful Paris Texas. This multi-purpose property features 3 bedrooms, 3 bathrooms, 2 living areas with fireplaces. The charming oval glass door leads to an elegant entry with a beautiful staircase. Large open den, kitchen and breakfast area wonderful for entertaining. This property features a 2 car garage with 700 sq ft apartment above that needs a total renovation with make a great Air B & B. House has had some updating and has been occupied in the last year for several years. Property is zone Residential Commercial.

Key facts

• Beautiful staircase
• Victorian home
• Oval glass door

Tags

• VICTORIAN HOME
• OVAL GLASS DOOR
• ELEGANT ENTRY
• BEAUTIFUL STAIRCASE
• OPEN DEN
• KITCHEN AND BREAKFAST AREA

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage; Listing terms: Cash or Conventional
• HOA & community: No association

Exterior

• Parking: Covered parking for 2 vehicles; Garage (2 spaces)
• Utilities: City water; City sewer; Electricity available and connected; Cable available; Asphalt streets, curbs and sidewalks
• Home design: Single family residence; Residential property; Accessible approach with ramp; Property attached (accessory unit present)
• Construction: Frame construction; Composition roof; Bois DArc Post foundation; Year built not specified
• Exterior features: Covered patio/porch; Back yard fencing; Barbed wire, wire and wood fencing; Guest house (accessory unit, approx. 700 sq ft)

Interior

• Kitchen: Gas cooktop; Gas oven; Built-in cabinets; Eat-in kitchen; Tile counters; Utility area in kitchen
• Bedrooms: Primary bedroom on level 1 with walk-in closet; Bedroom on level 2; Bedroom on level 2 with walk-in closet
• Flooring: Ceramic tile; Hardwood; Linoleum
• Bathrooms: 3 full bathrooms; Primary bathroom with separate shower and built-in cabinets; Additional bathrooms with built-in cabinets and tile counters
• Heating & cooling: Gas jets heating; Ceiling fans; Window units
• Interior features: Cable TV available; 11 rooms total; Two levels; Two living areas; Two dining areas
• Laundry & utility: Electric dryer hookup; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $48 ($577/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 $142k (5.6% below list).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: Aikin El (math 32% / reading 35%, grade F, #2,174 of 4,322 statewide, top 51%, 937 students, 74% 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) — zoned schools at 75% FRL track the district average.
• Market conditions: 277 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 37% 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 $1k 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

• It's been on market 66 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $49k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.94% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $151,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1738 Lamar Ave	0.00mi	3/3.0	1,996 (0%)	1mo	$149,900	$75	95
2000 Simpson St	0.38mi	3/2.0	2,056 (+3%)	1mo	$235,000	$114	77
195 NE 20th St NE	0.17mi	3/3.0	2,044 (+2%)	10mo	$154,500	$76	76
1801 Pine Bluff St	0.22mi	4/2.0 (+1)	2,186 (+10%)	3mo	$190,000	$87	66
108 SE 22nd St	0.27mi	3/2.0	1,704 (-15%)	1mo	$60,000	$35	62
831 17th St SE	0.47mi	3/2.0	1,784 (-11%)	1mo	$135,000	$76	60
421 8th St SE	0.62mi	3/2.0	2,042 (+2%)	10mo	$154,900	$76	59
1910 E Polk St	0.62mi	3/2.0	1,908 (-4%)	6mo	$149,000	$78	58
206 6th St SE	0.74mi	3/1.5	1,944 (-3%)	4mo	$99,800	$51	56
545 26th St SE	0.69mi	3/2.0	2,204 (+10%)	2mo	$185,000	$84	49
1930 Cedar St	0.70mi	3/2.5	1,836 (-8%)	11mo	$134,900	$73	43
2725 Hubbard St	0.66mi	4/2.0 (+1)	2,220 (+11%)	7mo	$255,000	$115	39

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-21,187
• Equity at exit: $22,351

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-14,336
• Equity at exit: $12,961

Cash invested: $41,972 (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: 277
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$221 /mo · $2,656/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $48

Break-even live

Break-even rent $1,354

Max offer price $149,900

Occupancy floor 92%

Sensitivity live

Price	-10% $133	-5% $90	+0% $48	+5% $6	+10% $-37
Rent	-10% $-64	-5% $-8	+0% $48	+5% $104	+10% $160
Rate	-1.0pp $124	-0.5pp $86	base $48	+0.5pp $9	+1.0pp $-30

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2246 Simpson St Paris, TX	3.0	1.0	1508	$1,250	$0.83	46d	1	0.47mi
2121 Cedar St Paris, TX	3.0	2.0	1394	$2,000	$1.43	46d	1	0.69mi

Listing history 7 events

1. 2026-05-21
   status Pending
2. 2026-05-14
   price $149,900
3. 2026-03-16
   listed $199,000 Active
4. 2025-10-16
   historical
5. 2025-08-19
   price $179,000
6. 2025-04-16
   listed $279,000 Active
7. 2021-09-22
   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: $2,656 · $221/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$87/yr (+$7/mo · 3.3%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $16,981
• − Mortgage interest: −$8,397
• − Property taxes: −$2,656
• − Insurance: −$750
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$4,361
• Taxable loss: −$1,899
• Est. tax savings @ 24.0%: +$456
• After-tax cash flow: $1,032/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

-46.3% since first listed

7 events — show timeline

• 2026-05-21 Pending — NTREIS
• 2026-05-14 Price Changed $149,900 NTREIS
• 2026-03-16 Listed $199,000 NTREIS
• 2025-10-16 Listing Removed — NTREIS
• 2025-08-19 Price Changed $179,000 NTREIS
• 2025-04-16 Listed $279,000 NTREIS
• 2021-09-22 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,656 · +1.2% YoY. Source: county tax records.