1115 SE 13th St · Paris, TX 75460

$103,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 107 Days on market

Built 1950 0.28 ac lot Est $104k · at est. ↓ 2% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.8/15.0
• 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 MLS

Come see this charming ranch-style home near historic downtown Paris! Upgrades including flooring, paint, electrical, and plumbing. No-thru street that ends at the Trail de Paris. Spacious back yard with storage building. Priced to appeal to both investors and first-time home buyers alike. Buyer agent friendly, so call to make an appointment today!

Key facts

• Bright kitchen
• Spacious backyard
• Historic downtown

Tags

• FRONT PORCH
• BRIGHT KITCHEN
• SPACIOUS BACKYARD
• STORAGE BUILDING
• CHICKEN COOP
• HISTORIC DOWNTOWN

Property features AI

Finance

• Financial info: Listing available for cash or conventional financing
• HOA & community: No association

Exterior

• Parking: Driveway; Gravel parking; No garage / no covered or carport spaces
• Utilities: City water; City sewer; Cable available; Asphalt access
• Home design: Single-family residence; One story
• Construction: Frame construction; Composition roof; Pillar/post/pier foundation; Built in 1950
• Exterior features: Front porch; Chain link fencing; Lot dimensions approx. 100 x 125; Less than 0.5 acre lot (approx. 0.28 acre)

Interior

• Kitchen: Dishwasher; Eat-in kitchen layout
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Window unit(s) for cooling
• Interior features: Eat-in kitchen; One living area; One dining area; Room count: 6
• Laundry & utility: Full-size washer/dryer area; Utility room (5 x 11)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $94k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: 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: 274 active listings in the ZIP; 4 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).
• 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 $712 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,730 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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: 1.41% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.77%
• DSCR: 1.75
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $103,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
939 SE 12th St	0.12mi	3/1.0	1,088 (-13%)	3mo	$49,900	$46	71
1603 Neathery	0.32mi	3/2.0	1,240 (-1%)	13mo	$103,000	$83	69
1070 15th St SE	0.09mi	2/1.0 (-1)	1,414 (+13%)	5mo	$31,400	$22	65
613 SE 9th	0.40mi	2/1.0 (-1)	1,120 (-10%)	4mo	$88,480	$79	56
1061 19th St SE	0.39mi	2/1.0 (-1)	1,096 (-12%)	1mo	$60,000	$55	55
1735 Bella Vis	0.38mi	3/2.0	1,393 (+12%)	10mo	$199,900	$144	50
670 SE 22nd St SE	0.59mi	3/2.0	1,316 (+5%)	11mo	$159,500	$121	50
420 8th St SW	0.53mi	2/2.0 (-1)	1,200 (-4%)	13mo	$35,000	$29	49
2121 Cedar St	0.48mi	3/2.0	1,394 (+12%)	9mo	$150,000	$108	46
138 SE 20th St	0.70mi	2/1.0 (-1)	1,328 (+6%)	12mo	$160,000	$120	41
2131 Hubbard St	0.75mi	2/1.0 (-1)	1,369 (+10%)	4mo	$95,000	$69	41
1337 E Houston St	0.74mi	3/2.0	1,090 (-13%)	3mo	$179,500	$165	38

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: 8.0%
• Equity multiple: 1.31×
• Total profit: $9,028
• Equity at exit: $15,358

10-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $41,095
• Equity at exit: $8,906

Cash invested: $28,840 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$161 /mo · $1,931/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $403

Break-even live

Break-even rent $942

Max offer price $103,000

Occupancy floor 67%

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 Cedar St Paris, TX	3.0	2.0	1394	$2,000	$1.43	43d	1	0.51mi
649 E Price St Paris, TX	2.0	1.0	900	$1,100	$1.22	43d	1	0.92mi
132 7th St SW Paris, TX	2.0	1.0	800	$900	$1.12	43d	1	1.35mi
370 29th St NE Paris, TX	3.0	1.0	1220	$1,200	$0.98	43d	1	1.47mi

Listing history 44 events

1. 2026-06-19
   days on market $103,000 Active 107 DOM
2. 2026-06-18
   days on market $103,000 Active 106 DOM
3. 2026-06-17
   days on market $103,000 Active 105 DOM
4. 2026-06-16
   days on market $103,000 Active 104 DOM
5. 2026-06-15
   days on market $103,000 Active 103 DOM
6. 2026-06-14
   days on market $103,000 Active 101 DOM
7. 2026-06-12
   days on market $103,000 Active 100 DOM
8. 2026-06-09
   days on market $103,000 Active 97 DOM
9. 2026-06-08
   days on market $103,000 Active 96 DOM
10. 2026-06-07
    days on market $103,000 Active 95 DOM
11. 2026-06-03
    days on market $103,000 Active 91 DOM
12. 2026-06-02
    days on market $103,000 Active 90 DOM
13. 2026-06-01
    days on market $103,000 Active 89 DOM
14. 2026-05-31
    days on market $103,000 Active 88 DOM
15. 2026-05-31
    days on market $103,000 Active 87 DOM
16. 2026-04-21
    price $108,000
17. 2026-03-03
    listed $112,500 Active
18. 2024-12-17
    soldstatus Closed 350-char remark

    Show marketing remark (350 chars)

    Come see this charming ranch-style home near historic downtown Paris! Upgrades including flooring, paint, electrical, and plumbing. No-thru street that ends at the Trail de Paris. Spacious back yard with storage building. Priced to appeal to both investors and first-time home buyers alike. Buyer agent friendly, so call to make an appointment today!

19. 2024-12-17
    soldstatus

    Show marketing remark (350 chars)

    Come see this charming ranch-style home near historic downtown Paris! Upgrades including flooring, paint, electrical, and plumbing. No-thru street that ends at the Trail de Paris. Spacious back yard with storage building. Priced to appeal to both investors and first-time home buyers alike. Buyer agent friendly, so call to make an appointment today!

20. 2024-12-11
    status Pending 350-char remark

    Show marketing remark (350 chars)

    Come see this charming ranch-style home near historic downtown Paris! Upgrades including flooring, paint, electrical, and plumbing. No-thru street that ends at the Trail de Paris. Spacious back yard with storage building. Priced to appeal to both investors and first-time home buyers alike. Buyer agent friendly, so call to make an appointment today!

21. 2024-12-01
    historical Active Option Contract 350-char remark

    Show marketing remark (350 chars)

    Come see this charming ranch-style home near historic downtown Paris! Upgrades including flooring, paint, electrical, and plumbing. No-thru street that ends at the Trail de Paris. Spacious back yard with storage building. Priced to appeal to both investors and first-time home buyers alike. Buyer agent friendly, so call to make an appointment today!

22. 2024-10-01
    price $99,000 350-char remark

    Show marketing remark (350 chars)

    Come see this charming ranch-style home near historic downtown Paris! Upgrades including flooring, paint, electrical, and plumbing. No-thru street that ends at the Trail de Paris. Spacious back yard with storage building. Priced to appeal to both investors and first-time home buyers alike. Buyer agent friendly, so call to make an appointment today!

23. 2024-08-20
    listed $102,500 Active 350-char remark

    Show marketing remark (350 chars)

    Come see this charming ranch-style home near historic downtown Paris! Upgrades including flooring, paint, electrical, and plumbing. No-thru street that ends at the Trail de Paris. Spacious back yard with storage building. Priced to appeal to both investors and first-time home buyers alike. Buyer agent friendly, so call to make an appointment today!

24. 2024-05-31
    historical
25. 2024-05-16
    status Active
26. 2024-05-15
    historical
27. 2024-05-02
    status Active
28. 2024-05-01
    historical
29. 2024-02-26
    listed $83,000 Active
30. 2024-01-23
    historical
31. 2024-01-11
    price $84,000
32. 2023-12-27
    price $85,000
33. 2023-12-13
    price $88,000
34. 2023-11-15
    listed $89,000 Active
35. 2023-08-28
    price $95,000
36. 2023-07-26
    price $96,000
37. 2023-07-07
    listed $97,000 Active
38. 2023-05-30
    historical
39. 2023-03-18
    price $99,000
40. 2023-02-06
    price $105,000
41. 2023-01-15
    listed $110,000 Active
42. 2022-03-31
    soldstatus
43. 2019-03-06
    soldstatus
44. 2005-12-09
    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: $1,931 · $161/mo
• Projected year-2 tax: $1,931 · $161/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 20 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: $17,425
• − Mortgage interest: −$5,770
• − Property taxes: −$1,931
• − Insurance: −$515
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$2,996
• Taxable income: $3,425
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $4,016/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

-1.8% since first listed

29 events — show timeline

• 2026-04-21 Price Changed $108,000 NTREIS
• 2026-03-03 Listed $112,500 NTREIS
• 2024-12-17 Sold (Public Records) — Public Records
• 2024-12-17 Sold (MLS) — NTREIS
• 2024-12-11 Pending — NTREIS
• 2024-12-01 Contingent — NTREIS
• 2024-10-01 Price Changed $99,000 NTREIS
• 2024-08-20 Listed $102,500 NTREIS
• 2024-05-31 Listing Removed — NTREIS
• 2024-05-16 Relisted — NTREIS
• 2024-05-15 Listing Removed — NTREIS
• 2024-05-02 Relisted — NTREIS
• 2024-05-01 Listing Removed — NTREIS
• 2024-02-26 Listed $83,000 NTREIS
• 2024-01-23 Listing Removed — NTREIS
• 2024-01-11 Price Changed $84,000 NTREIS
• 2023-12-27 Price Changed $85,000 NTREIS
• 2023-12-13 Price Changed $88,000 NTREIS
• 2023-11-15 Listed $89,000 NTREIS
• 2023-08-28 Price Changed $95,000 NTREIS
• 2023-07-26 Price Changed $96,000 NTREIS
• 2023-07-07 Listed $97,000 NTREIS
• 2023-05-30 Listing Removed — NTREIS
• 2023-03-18 Price Changed $99,000 NTREIS
• 2023-02-06 Price Changed $105,000 NTREIS
• 2023-01-15 Listed $110,000 NTREIS
• 2022-03-31 Sold (Public Records) — Public Records
• 2019-03-06 Sold (Public Records) — Public Records
• 2005-12-09 Sold (Public Records) — Public Records

Property tax history

+19.3%/yr

Latest (2025): $1,931 · +6.8% YoY. Source: county tax records.