401 Paris St · Pecan Gap, TX 75469

$80,000

1 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 4 Days on market

Built 1900 1.00 ac lot

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Why this score? — see what drove the C+ 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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful tree shaded lots that go from Paris St back to Mayo st. House needs work but would be a great investment opportunity to either fix up or build more houses on the lots.

Key facts

• 1 acre lot
• Built 1900
• Listed 4 days

Property features AI

Finance

• Other: Located in Old Town Pecan Gap subdivision; County: Delta; Standard listing agreement
• Financial info: Listing for sale (Active); Original and current list price available; Treat as clear loan type
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; Property in a municipal utility district
• Home design: Single-family residence; One story; Attached property
• Construction: Frame construction; Built in 1900
• Exterior features: Large backyard with grass; Few trees

Interior

• Kitchen: Other appliances
• Bedrooms: One primary bedroom on the main level
• Bathrooms: One full bathroom
• Interior features: Two main rooms; One living area; Other interior features
• Laundry & utility: No specific laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 60/100 on livability (#1,090 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime C-, amenities F, commute F.
• Fannindel ISD (rural): math 25% / reading 30% proficiency, ranked #1,057 of 1,141 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fannindel El (math 10% / reading 10%, grade F, #4,250 of 4,322 statewide, top 99%, 83 students, 95% FRL) — zoned schools average 95% FRL vs 70% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 28% district-wide (-18 pts) — the specific schools serving this property underperform the Fannindel ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 21 active listings in the ZIP; 7 units permitted in Delta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Delta County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.95×
• Total profit: $21,180
• Equity at exit: $35,971

10-year hold

• IRR: 18.1%
• Equity multiple: 3.65×
• Total profit: $59,397
• Equity at exit: $55,436

Cash invested: $22,400 (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 75469

• Active inventory: 21
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$171 /mo · $2,052/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $180

Break-even live

Break-even rent $790

Max offer price $80,000

Occupancy floor 77%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $80,000 Active 4 DOM
2. 2026-06-17
   days on market $80,000 Active 3 DOM
3. 2026-06-16
   days on market $80,000 Active 2 DOM
4. 2026-06-15
   remarks 177-char remark
5. 2026-06-15
   listed $80,000 Active 1 DOM

ⓘ 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: $2,052 · $171/mo
• Projected year-2 tax: $2,052 · $171/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 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $12,215
• − Mortgage interest: −$4,481
• − Property taxes: −$2,052
• − Insurance: −$400
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$2,327
• Taxable income: $1,000
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $1,924/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: Fannindel ISD
• NCES district ID: 4819050
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $34,661
• Composite: 25.59/100
• National rank: #12831
• State rank: #1057 of 1141 in TX

Livability — Pecan Gap

• Score: 60/100
• State rank: #1090
• US rank: #19346

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pecan Gap, TX
• Population (ZIP): 438

Population outlook (Delta County) Hauer SSP2

• Today (2025): 5,168 people
• By 2030: 5,108 · -1.2%
• By 2040: 4,960 · -4.0%
• By 2050: 4,832 · -6.5%
• By 2075: 4,402 · -14.8%
• By 2100: 3,893 · -24.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Romanian 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Delta

• 2024 margin: Solid R (+69.7) · D 14.9% · R 84.7%
• 2008→2024 swing: -24.4pp toward R · 2008: -45.3pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.9 2016: R+63.0 2012: R+53.0 2008: R+45.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-06-12 Listed $80,000 NTREIS
• 2001-01-12 Sold (Public Records) — Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,052 · +27.8% YoY. Source: county tax records.