684 5th St NW · Paris, TX 75460

$47,499

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 147 Days on market

10,019 sqft lot ↓ 44% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great opportunity for investors or handymen! This spacious 1,344 sq. ft. home sits on a generous corner lot with mature trees. Whether you're looking for a quick flip, rental property, or a blank slate to build your dream home, this property has plenty of potential. Featuring 3 bedrooms and 2 bathrooms, it's a fantastic investment in a desirable location!

Key facts

• 0.23 acre lot
• Listed 146 days

Property features AI

Finance

• Other: Property listed for investors or buyers seeking a fixer/flip opportunity; Possession at closing/funding
• Financial info: Listing terms: Cash; Loan type: Treat As Clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: On-site parking; Other parking features
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; One story
• Construction: Year built not specified
• Exterior features: Corner lot with mature trees; Lot under 0.5 acre (approx. 0.23 acre)

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; Living area approximately 1,344; Two main rooms listed; One living area; One dining area; Other interior features
• Laundry & utility: No specific laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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: 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: Justiss El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 552 students, 90% FRL) — zoned schools average 90% FRL vs 70% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 274 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 32% 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 $328 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $3k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• 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 $41,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.64% ✓
• Cap rate: 21.06%
• Cash-on-cash: 52.74%
• DSCR: 3.35
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $142,464
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
380 3rd St NE	0.43mi	3/1.0	1,305 (-3%)	2mo	$28,000	$21	73
435 2nd St NE	0.36mi	3/1.0	1,300 (-3%)	10mo	$50,000	$38	70
506 E Price St	0.60mi	3/2.0	1,349 (+0%)	9mo	$205,000	$152	60
51 PR 43793	0.29mi	3/2.0	1,392 (+4%)	20mo	$249,900	$180	59
341 Graham St	0.31mi	2/1.0 (-1)	1,367 (+2%)	22mo	$50,000	$37	59
255 SW 7th St	0.60mi	3/2.0	1,222 (-9%)	4mo	$129,900	$106	50
236 2nd St NE	0.45mi	3/1.5	1,148 (-15%)	7mo	$92,000	$80	47
715 W Kaufman St	0.57mi	2/2.0 (-1)	1,243 (-8%)	10mo	$35,000	$28	43
245 SW 7th St	0.58mi	3/2.0	1,184 (-12%)	15mo	$154,900	$131	36
965 W Austin St	0.66mi	3/2.0	1,150 (-14%)	19mo	$155,000	$135	26

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: 50.8%
• Equity multiple: 3.23×
• Total profit: $29,601
• Equity at exit: $7,082

10-year hold

• IRR: 56.2%
• Equity multiple: 6.56×
• Total profit: $73,992
• Equity at exit: $4,107

Cash invested: $13,300 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$249
• Tax from tax record: −$139 /mo · $1,666/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $585

Break-even live

Break-even rent $516

Max offer price $47,499

Occupancy floor 48%

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 7th St SW Paris, TX	1.0–4.0	1.0–2.0	903	$1,250	$1.38	43d	16	0.17mi
649 E Price St Paris, TX	2.0	1.0	900	$1,100	$1.22	43d	1	0.71mi

Listing history 31 events

1. 2026-06-19
   days on market $47,499 Active 147 DOM
2. 2026-06-18
   days on market $47,499 Active 146 DOM
3. 2026-06-17
   days on market $47,499 Active 145 DOM
4. 2026-06-16
   days on market $47,499 Active 144 DOM
5. 2026-06-15
   days on market $47,499 Active 143 DOM
6. 2026-06-14
   days on market $47,499 Active 141 DOM
7. 2026-06-12
   days on market $47,499 Active 140 DOM
8. 2026-06-09
   days on market $47,499 Active 137 DOM
9. 2026-06-08
   days on market $47,499 Active 136 DOM
10. 2026-06-07
    days on market $47,499 Active 135 DOM
11. 2026-06-03
    days on market $47,499 Active 131 DOM
12. 2026-06-02
    days on market $47,499 Active 130 DOM
13. 2026-06-01
    days on market $47,499 Active 129 DOM
14. 2026-05-31
    days on market $47,499 Active 128 DOM
15. 2026-05-31
    days on market $47,499 Active 127 DOM
16. 2026-05-11
    price $47,499
17. 2026-03-24
    price $47,500
18. 2026-02-18
    price $49,999
19. 2026-01-23
    listed $50,000 Active
20. 2025-08-18
    soldstatus Closed 357-char remark

    Show marketing remark (357 chars)

    Great opportunity for investors or handymen! This spacious 1,344 sq. ft. home sits on a generous corner lot with mature trees. Whether you're looking for a quick flip, rental property, or a blank slate to build your dream home, this property has plenty of potential. Featuring 3 bedrooms and 2 bathrooms, it's a fantastic investment in a desirable location!

21. 2025-08-02
    status Pending 357-char remark

    Show marketing remark (357 chars)

    Great opportunity for investors or handymen! This spacious 1,344 sq. ft. home sits on a generous corner lot with mature trees. Whether you're looking for a quick flip, rental property, or a blank slate to build your dream home, this property has plenty of potential. Featuring 3 bedrooms and 2 bathrooms, it's a fantastic investment in a desirable location!

22. 2025-06-20
    price $52,900 357-char remark

    Show marketing remark (357 chars)

    Great opportunity for investors or handymen! This spacious 1,344 sq. ft. home sits on a generous corner lot with mature trees. Whether you're looking for a quick flip, rental property, or a blank slate to build your dream home, this property has plenty of potential. Featuring 3 bedrooms and 2 bathrooms, it's a fantastic investment in a desirable location!

23. 2025-03-31
    listed $54,900 Active 357-char remark

    Show marketing remark (357 chars)

    Great opportunity for investors or handymen! This spacious 1,344 sq. ft. home sits on a generous corner lot with mature trees. Whether you're looking for a quick flip, rental property, or a blank slate to build your dream home, this property has plenty of potential. Featuring 3 bedrooms and 2 bathrooms, it's a fantastic investment in a desirable location!

24. 2023-03-16
    soldstatus Closed 191-char remark

    Show marketing remark (191 chars)

    Investors Special! Sizable property on nice lot with mature trees. The home boasts 1344 square feet! Would make a great flip, rental, or dream home. 3 beds and 2 baths. Good size corner lot.

25. 2023-02-06
    status Pending 191-char remark

    Show marketing remark (191 chars)

    Investors Special! Sizable property on nice lot with mature trees. The home boasts 1344 square feet! Would make a great flip, rental, or dream home. 3 beds and 2 baths. Good size corner lot.

26. 2023-01-19
    listed $29,900 Active 191-char remark

    Show marketing remark (191 chars)

    Investors Special! Sizable property on nice lot with mature trees. The home boasts 1344 square feet! Would make a great flip, rental, or dream home. 3 beds and 2 baths. Good size corner lot.

27. 2022-12-20
    soldstatus Closed
28. 2022-11-22
    status Pending
29. 2022-10-24
    price $35,000
30. 2022-06-20
    listed $84,900 Active
31. 2011-12-30
    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: $1,666 · $139/mo
• Projected year-2 tax: $1,666 · $139/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 ≥111°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: $15,072
• − Mortgage interest: −$2,661
• − Property taxes: −$1,666
• − Insurance: −$237
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$1,382
• Taxable income: $6,715
• Est. tax owed @ 24.0%: −$1,612
• After-tax cash flow: $5,403/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

-44.1% since first listed

16 events — show timeline

• 2026-05-11 Price Changed $47,499 NTREIS
• 2026-03-24 Price Changed $47,500 NTREIS
• 2026-02-18 Price Changed $49,999 NTREIS
• 2026-01-23 Listed $50,000 NTREIS
• 2025-08-18 Sold (MLS) — NTREIS
• 2025-08-02 Pending — NTREIS
• 2025-06-20 Price Changed $52,900 NTREIS
• 2025-03-31 Listed $54,900 NTREIS
• 2023-03-16 Sold (MLS) — NTREIS
• 2023-02-06 Pending — NTREIS
• 2023-01-19 Listed $29,900 NTREIS
• 2022-12-20 Sold (MLS) — NTREIS
• 2022-11-22 Pending — NTREIS
• 2022-10-24 Price Changed $35,000 NTREIS
• 2022-06-20 Listed $84,900 NTREIS
• 2011-12-30 Sold (Public Records) — Public Records

Property tax history

+13.0%/yr

Latest (2025): $1,666 · +1.2% YoY. Source: county tax records.