706 8th St SE · Paris, TX 75460

$110,000

4 bd · 3.0 ba · 2,767 sqft · SingleFamily public records · 146 Days on market

Built 1940 0.28 ac lot Est $180k · 39% under

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +8.2/10.0
• 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 MLS

Opportunity knocks with this home, ready for a full remodel! Sitting on a spacious corner lot, this 4-bedroom, 3-bath property is the perfect canvas for your next project. The home has been cleaned out and is vacant, offering a blank slate for renovation. With a generous backyard and a prime location, the potential is endless—whether you’re looking to restore its original charm or create a modern masterpiece. Contractual rights to the property are available. Offered well below market value, this is an ideal opportunity for investors, flippers, or buyers ready to bring their vision to life. Don’t miss out—schedule a showing today!

Key facts

• Oversized kitchen
• Giant laundry room
• Multifamily building

Tags

• MULTIFAMILY BUILDING
• SINGLE-FAMILY RESIDENCE
• OVERSIZED KITCHEN
• GIANT LAUNDRY ROOM
• GREEN WOODED SURROUNDINGS

Property features AI

Finance

• Other: Property is attached (per listing data); Directions: Property is located between 8th Street and Heron St.; Subdivision: Gibbons 1st Add
• Financial info: Listing accepted conventional and cash offers
• HOA & community: No homeowners association

Exterior

• Parking: Additional parking (no covered or carport spaces listed)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Property classified as residential
• Construction: Built in 1940
• Exterior features: Lot under 0.5 acre; Will subdivide

Interior

• Kitchen: Pantry; Other appliances reported
• Bedrooms: 4 bedrooms, all on the main level (three standard bedrooms and one primary bedroom)
• Bathrooms: 3 full bathrooms
• Interior features: Built-in features; Pantry; One living area; Two dining areas; Total of 5 rooms; Brick fireplace
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 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 $761 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.32% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $179,855
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
354 W Washington St	0.67mi	3/2.0 (-1)	2,620 (-5%)	2mo	$315,000	$120	49
823 E Jackson St	0.29mi	3/1.0 (-1)	2,886 (+4%)	24mo	$120,000	$42	47
541 S Main St	0.44mi	3/2.0 (-1)	2,476 (-10%)	9mo	$349,900	$141	46
1735 Cleveland	0.62mi	3/3.0 (-1)	2,680 (-3%)	22mo	$115,000	$43	42
1414 Margaret St	0.52mi	3/2.0 (-1)	2,601 (-6%)	19mo	$169,000	$65	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: 0.8%
• Equity multiple: 1.03×
• Total profit: $893
• Equity at exit: $16,401

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $25,097
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$230 /mo · $2,759/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $293

Break-even live

Break-even rent $1,079

Max offer price $110,000

Occupancy floor 75%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $110,000 Active 146 DOM
2. 2026-06-18
   days on market $110,000 Active 145 DOM
3. 2026-06-17
   days on market $110,000 Active 144 DOM
4. 2026-06-16
   days on market $110,000 Active 143 DOM
5. 2026-06-15
   days on market $110,000 Active 142 DOM
6. 2026-06-14
   days on market $110,000 Active 140 DOM
7. 2026-06-12
   days on market $110,000 Active 139 DOM
8. 2026-06-09
   days on market $110,000 Active 136 DOM
9. 2026-06-08
   days on market $110,000 Active 135 DOM
10. 2026-06-07
    days on market $110,000 Active 134 DOM
11. 2026-06-03
    days on market $110,000 Active 130 DOM
12. 2026-06-02
    days on market $110,000 Active 129 DOM
13. 2026-06-01
    days on market $110,000 Active 128 DOM
14. 2026-05-31
    days on market $110,000 Active 127 DOM
15. 2026-05-31
    days on market $110,000 Active 126 DOM
16. 2026-03-17
    price $110,000
17. 2026-01-24
    listed $150,000 Active
18. 2025-09-01
    soldstatus Closed 664-char remark

    Show marketing remark (664 chars)

    Opportunity knocks with this home, ready for a full remodel! Sitting on a spacious corner lot, this 4-bedroom, 3-bath property is the perfect canvas for your next project. The home has been cleaned out and is vacant, offering a blank slate for renovation. With a generous backyard and a prime location, the potential is endless—whether you’re looking to restore its original charm or create a modern masterpiece. Contractual rights to the property are available. Offered well below market value, this is an ideal opportunity for investors, flippers, or buyers ready to bring their vision to life. Don’t miss out—schedule a showing today!

19. 2025-06-06
    status Pending 664-char remark

    Show marketing remark (664 chars)

    Opportunity knocks with this home, ready for a full remodel! Sitting on a spacious corner lot, this 4-bedroom, 3-bath property is the perfect canvas for your next project. The home has been cleaned out and is vacant, offering a blank slate for renovation. With a generous backyard and a prime location, the potential is endless—whether you’re looking to restore its original charm or create a modern masterpiece. Contractual rights to the property are available. Offered well below market value, this is an ideal opportunity for investors, flippers, or buyers ready to bring their vision to life. Don’t miss out—schedule a showing today!

20. 2025-04-28
    price $57,000 664-char remark

    Show marketing remark (664 chars)

    Opportunity knocks with this home, ready for a full remodel! Sitting on a spacious corner lot, this 4-bedroom, 3-bath property is the perfect canvas for your next project. The home has been cleaned out and is vacant, offering a blank slate for renovation. With a generous backyard and a prime location, the potential is endless—whether you’re looking to restore its original charm or create a modern masterpiece. Contractual rights to the property are available. Offered well below market value, this is an ideal opportunity for investors, flippers, or buyers ready to bring their vision to life. Don’t miss out—schedule a showing today!

21. 2025-04-17
    price $62,000 664-char remark

    Show marketing remark (664 chars)

    Opportunity knocks with this home, ready for a full remodel! Sitting on a spacious corner lot, this 4-bedroom, 3-bath property is the perfect canvas for your next project. The home has been cleaned out and is vacant, offering a blank slate for renovation. With a generous backyard and a prime location, the potential is endless—whether you’re looking to restore its original charm or create a modern masterpiece. Contractual rights to the property are available. Offered well below market value, this is an ideal opportunity for investors, flippers, or buyers ready to bring their vision to life. Don’t miss out—schedule a showing today!

22. 2025-04-08
    price $67,900 664-char remark

    Show marketing remark (664 chars)

    Opportunity knocks with this home, ready for a full remodel! Sitting on a spacious corner lot, this 4-bedroom, 3-bath property is the perfect canvas for your next project. The home has been cleaned out and is vacant, offering a blank slate for renovation. With a generous backyard and a prime location, the potential is endless—whether you’re looking to restore its original charm or create a modern masterpiece. Contractual rights to the property are available. Offered well below market value, this is an ideal opportunity for investors, flippers, or buyers ready to bring their vision to life. Don’t miss out—schedule a showing today!

23. 2025-04-02
    price $72,990 664-char remark

    Show marketing remark (664 chars)

    Opportunity knocks with this home, ready for a full remodel! Sitting on a spacious corner lot, this 4-bedroom, 3-bath property is the perfect canvas for your next project. The home has been cleaned out and is vacant, offering a blank slate for renovation. With a generous backyard and a prime location, the potential is endless—whether you’re looking to restore its original charm or create a modern masterpiece. Contractual rights to the property are available. Offered well below market value, this is an ideal opportunity for investors, flippers, or buyers ready to bring their vision to life. Don’t miss out—schedule a showing today!

24. 2025-03-29
    price $79,999 664-char remark

    Show marketing remark (664 chars)

    Opportunity knocks with this home, ready for a full remodel! Sitting on a spacious corner lot, this 4-bedroom, 3-bath property is the perfect canvas for your next project. The home has been cleaned out and is vacant, offering a blank slate for renovation. With a generous backyard and a prime location, the potential is endless—whether you’re looking to restore its original charm or create a modern masterpiece. Contractual rights to the property are available. Offered well below market value, this is an ideal opportunity for investors, flippers, or buyers ready to bring their vision to life. Don’t miss out—schedule a showing today!

25. 2025-03-25
    listed $110,000 Active 664-char remark

    Show marketing remark (664 chars)

    Opportunity knocks with this home, ready for a full remodel! Sitting on a spacious corner lot, this 4-bedroom, 3-bath property is the perfect canvas for your next project. The home has been cleaned out and is vacant, offering a blank slate for renovation. With a generous backyard and a prime location, the potential is endless—whether you’re looking to restore its original charm or create a modern masterpiece. Contractual rights to the property are available. Offered well below market value, this is an ideal opportunity for investors, flippers, or buyers ready to bring their vision to life. Don’t miss out—schedule a showing today!

26. 2007-08-06
    soldstatus
27. 2005-08-02
    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: $2,759 · $230/mo
• Projected year-2 tax: $2,759 · $230/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 · 22 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: $17,396
• − Mortgage interest: −$6,162
• − Property taxes: −$2,759
• − Insurance: −$550
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,200
• Taxable income: $1,942
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $3,046/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

12 events — show timeline

• 2026-03-17 Price Changed $110,000 NTREIS
• 2026-01-24 Listed $150,000 NTREIS
• 2025-09-01 Sold (MLS) — NTREIS
• 2025-06-06 Pending — NTREIS
• 2025-04-28 Price Changed $57,000 NTREIS
• 2025-04-17 Price Changed $62,000 NTREIS
• 2025-04-08 Price Changed $67,900 NTREIS
• 2025-04-02 Price Changed $72,990 NTREIS
• 2025-03-29 Price Changed $79,999 NTREIS
• 2025-03-25 Listed $110,000 NTREIS
• 2007-08-06 Sold (Public Records) — Public Records
• 2005-08-02 Sold (Public Records) — Public Records

Property tax history

+12.6%/yr

Latest (2025): $2,759 · +6.7% YoY. Source: county tax records.