1954 E Booth St · Paris, TX 75460

$79,900

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 153 Days on market

Built 1965 9,235 sqft lot Est $141k · 43% under ↓ 18% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Solid brick-veneer home offering 3 bedrooms, 1 bathroom, and 2 living areas. Gas log fireplace in cozy den, functional kitchen layout with stove and refrigerator conveying to new owner and ample space for everyday living or future updates. Exterior features a fenced backyard, providing privacy and room for outdoor activities. Ideal property for investors or buyers seeking a home with strong potential.

Key facts

• Gas log fireplace
• Brick veneer home
• Fenced backyard

Tags

• BRICK VENEER HOME
• GAS LOG FIREPLACE
• FENCED BACKYARD
• FUNCTIONAL KITCHEN LAYOUT

Property features AI

Finance

• Financial info: Accepts cash and conventional financing
• HOA & community: No homeowners association

Exterior

• Parking: Concrete parking
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Natural gas available; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1965
• Exterior features: Back yard chain link fencing; Interior lot; Sandy loam soil

Interior

• Kitchen: Eat-in kitchen with breakfast bar; Dishwasher; Electric range; Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Gas jets/Natural gas; Central air conditioning; Ceiling fans
• Interior features: Cable TV available; Eat-in kitchen; High speed internet available; Two living areas; One dining area; Seven total rooms; One-level layout
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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: Givens Early Childhood Center (103 students, 93% 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).
• Market conditions: 277 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 35% 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1965 — 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: 1.69% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.51%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $140,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1745 E Cherry	0.13mi	3/2.0	1,569 (+8%)	2mo	$195,000	$124	74
2430 Cypress Dr	0.49mi	3/1.0	1,390 (-4%)	4mo	$140,000	$101	67
230 NE 20th	0.21mi	2/1.0 (-1)	1,328 (-8%)	8mo	$119,500	$90	65
2465 Highland Rd	0.40mi	3/2.0	1,566 (+8%)	2mo	$219,900	$140	62
2390 Ballard Dr	0.47mi	3/1.5	1,505 (+4%)	10mo	$142,000	$94	61
1347 E Houston St	0.41mi	2/2.0 (-1)	1,542 (+6%)	2mo	$79,000	$51	60
2131 Hubbard St	0.50mi	2/1.0 (-1)	1,369 (-6%)	4mo	$95,000	$69	59
2252 Cleveland St	0.61mi	3/1.5	1,508 (+4%)	10mo	$139,900	$93	54
2380 Beverly Dr	0.63mi	2/2.0 (-1)	1,400 (-3%)	3mo	$210,000	$150	53
910 Van Zandt St	0.68mi	3/2.0	1,352 (-7%)	0mo	$174,500	$129	52
2240 Hubbard	0.56mi	3/1.0	1,644 (+13%)	1mo	$159,900	$97	51
365 24th St SE	0.61mi	3/2.0	1,278 (-12%)	8mo	$74,900	$59	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: 21.6%
• Equity multiple: 1.88×
• Total profit: $19,737
• Equity at exit: $11,913

10-year hold

• IRR: 29.7%
• Equity multiple: 3.65×
• Total profit: $59,334
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $513

Break-even live

Break-even rent $702

Max offer price $79,900

Occupancy floor 57%

Sensitivity live

Price	-10% $558	-5% $535	+0% $513	+5% $490	+10% $468
Rent	-10% $406	-5% $459	+0% $513	+5% $566	+10% $620
Rate	-1.0pp $553	-0.5pp $533	base $513	+0.5pp $492	+1.0pp $471

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
370 29th St NE Paris, TX	3.0	1.0	1220	$1,200	$0.98	46d	1	0.71mi
2246 Simpson St Paris, TX	3.0	1.0	1508	$1,250	$0.83	46d	1	0.71mi
649 E Price St Paris, TX	2.0	1.0	900	$1,100	$1.22	46d	1	0.81mi
2121 Cedar St Paris, TX	3.0	2.0	1394	$2,000	$1.43	46d	1	1.00mi

Listing history 22 events

1. 2026-06-22
   days on market $79,900 Active 153 DOM
2. 2026-06-21
   days on market $79,900 Active 152 DOM
3. 2026-06-19
   days on market $79,900 Active 150 DOM
4. 2026-06-18
   days on market $79,900 Active 149 DOM
5. 2026-06-17
   price $79,900 Active 148 DOM
6. 2026-06-17
   days on market $89,900 Active 148 DOM
7. 2026-06-16
   days on market $89,900 Active 147 DOM
8. 2026-06-15
   days on market $89,900 Active 146 DOM
9. 2026-06-14
   days on market $89,900 Active 144 DOM
10. 2026-06-12
    days on market $89,900 Active 143 DOM
11. 2026-06-09
    days on market $89,900 Active 140 DOM
12. 2026-06-08
    days on market $89,900 Active 139 DOM
13. 2026-06-07
    days on market $89,900 Active 138 DOM
14. 2026-06-03
    days on market $89,900 Active 134 DOM
15. 2026-06-02
    days on market $89,900 Active 133 DOM
16. 2026-06-01
    days on market $89,900 Active 132 DOM
17. 2026-05-31
    days on market $89,900 Active 131 DOM
18. 2026-05-31
    days on market $89,900 Active 130 DOM
19. 2026-05-11
    price $89,900
20. 2026-04-16
    price $99,900
21. 2026-02-18
    price $104,900
22. 2026-01-19
    listed $109,000 Active

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$231/yr (+$19/mo · 18.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $16,219
• − Mortgage interest: −$4,476
• − Property taxes: −$1,232
• − Insurance: −$400
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$2,324
• Taxable income: $5,193
• Est. tax owed @ 24.0%: −$1,246
• After-tax cash flow: $4,908/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

-17.5% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $89,900 NTREIS
• 2026-04-16 Price Changed $99,900 NTREIS
• 2026-02-18 Price Changed $104,900 NTREIS
• 2026-01-19 Listed $109,000 NTREIS

Property tax history

+2.9%/yr

Latest (2025): $1,232 · +21.5% YoY. Source: county tax records.