1419 8th St · Paducah, TX 79248

$54,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 1 Days on market

Built 2010 7,013 sqft lot Est $51k · at est.

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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 +5.3/15.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

WELCOME TO THE COUNTRY LIVING IN PRETTY SMALL TOWN OF PADUCAH TEXAS, THIS PRETTY COUNTRY HOME 3 BEDROOMS, ONE FULL BATHROOM, LIVING ROOM , DINNING ROOM, AND LARGE LIVING ROOM, UTILITY ROOM WITH WASHER AND DRYER CONNECTIONS, ALSO NICE BIG GARAGE SHOP CAN BE MODIFIED TO GARAGE APARTMENT , THIS HOME HAS WIND-SHELTER , LOT SIZE 7000 SQ FT ( 50 FT X 140 FT ), ALSO THE 2 LOTS NEXT TO THE HOUSE 7000 SQ FT CAN BE PURCHASE SEPARATE, PLEASE CALL AGENT FOR APPOINTMENT OR FOR APPLICATION

Key facts

• 7,013 sq ft lot
• Built 2010

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease considered

Exterior

• Parking: Garage with workshop
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces north; Full ownership; Pillar/post/pier foundation; Built in 2010
• Construction: Stucco and wood siding exterior; Composition roof
• Exterior features: Porch; Private yard; Storage; Shed(s); Workshop; Cleared lot; Gravel road access

Interior

• Kitchen: Convection oven; Gas cooktop; Microwave; Refrigerator
• Bedrooms: Primary bedroom on first floor (18 x 13); Bedroom on first floor (13 x 13); Bedroom on first floor (12 x 13); Bonus room on first floor (18 x 20); Total rooms: 8; Bedrooms possible: 3
• Flooring: Laminate; Wood
• Bathrooms: 1 full bathroom; Primary bathroom on first floor (6 x 10)
• Heating & cooling: Window heating unit; Window cooling unit
• Interior features: Breakfast bar; Tub with shower; Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room on first floor (18 x 20)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).

Location & tenants

• Location reads 64/100 on livability (#740 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• Paducah ISD (rural): math 50% / reading 30% proficiency, ranked #766 of 1,141 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($373 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 2.15% ✓
• Cap rate: 19.09%
• Cash-on-cash: 45.71%
• DSCR: 3.03
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $51,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1307 9th St	0.12mi	2/1.0 (-1)	1,410 (+7%)	2mo	$55,000	$39	76

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: 51.0%
• Equity multiple: 3.86×
• Total profit: $43,185
• Equity at exit: $24,281

10-year hold

• IRR: 50.6%
• Equity multiple: 7.77×
• Total profit: $102,330
• Equity at exit: $37,420

Cash invested: $15,120 (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 79248

• Active inventory: 12
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $576

Break-even live

Break-even rent $430

Max offer price $54,000

Occupancy floor 45%

Sensitivity live

Price	-10% $607	-5% $591	+0% $576	+5% $561	+10% $545
Rent	-10% $484	-5% $530	+0% $576	+5% $622	+10% $668
Rate	-1.0pp $603	-0.5pp $590	base $576	+0.5pp $562	+1.0pp $548

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 480-char remark
2. 2026-06-17
   listed $54,000 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: $408 · $34/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$580/yr (+$48/mo · 142.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,909
• − Mortgage interest: −$3,025
• − Property taxes: −$408
• − Insurance: −$270
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$1,571
• Taxable income: $6,409
• Est. tax owed @ 24.0%: −$1,538
• After-tax cash flow: $5,373/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: Paducah ISD
• NCES district ID: 4833900
• Math proficiency: 50% ▲ 15.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $34,369
• Composite: 35.47/100
• National rank: #9762
• State rank: #766 of 1141 in TX

Livability — Paducah

• Score: 64/100
• State rank: #740
• US rank: #13726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paducah, TX
• Population (ZIP): 1,124

Population outlook (Cottle County) Hauer SSP2

• Today (2025): 1,369 people
• By 2030: 1,358 · -0.8%
• By 2040: 1,360 · -0.7%
• By 2050: 1,369 · +0.0%
• By 2075: 1,420 · +3.7%
• By 2100: 1,307 · -4.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 30% Two or more races 29% Black 6%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 7% Hungarian 5% Lithuanian 3%
• Languages at home: 85% English-only · Spanish 15%

Political lean MEDSL · Cottle

• 2024 margin: Solid R (+72.5) · D 13.6% · R 86.0%
• 2008→2024 swing: -26.8pp toward R · 2008: -45.7pp · 2024: -72.5pp
• All cycles: 2024: R+72.5 2020: R+64.5 2016: R+69.0 2012: R+50.5 2008: R+45.7

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

+12.5% since first listed

12 events — show timeline

• 2026-06-17 Listed $54,000 HARMLS
• 2025-04-30 Listing Removed — HARMLS
• 2024-11-01 Rental Removed $599 HARMLS
• 2024-04-21 Price Changed $75,000 HARMLS
• 2024-04-21 Relisted — HARMLS
• 2024-03-27 Listing Removed — HARMLS
• 2023-10-14 Listed for Rent $599 HARMLS
• 2023-10-13 Listed $48,000 HARMLS
• 1996-11-21 Sold (Public Records) — Public Records
• 1996-08-27 Sold (Public Records) — Public Records
• 1996-03-22 Sold (Public Records) — Public Records
• 1980-07-01 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $408 · -3.8% YoY. Source: county tax records.