1731 Margaret St · Paris, TX 75460

$119,900

2 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 665 Days on market

Built 1930 0.25 ac lot Est $106k · 13% over ↓ 8% since listing

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Why this score? — see what drove the D+ 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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks

* * * Nice home with a HUGE back yard!!! Comes equipped with 2 bedrooms, 1 bathroom, front patio, gas cooking stove, large concrete area in back yard with plug, basket ball goal, exterior camera system, storage shed with electric, and much more! * * *

Key facts

• Gas cooking stove
• Large back yard
• 0.25 acre lot

Tags

• LARGE BACK YARD
• GAS COOKING STOVE
• EXTERIOR CAMERA SYSTEM
• STORAGE SHED WITH ELECTRIC

Property features AI

Finance

• Other: Lot of approximately 0.254 acres; Subdivision: Anita Park
• Financial info: Listing accepts Cash and Conventional terms
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (no covered, carport, or garage spaces listed)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Attached: Yes; Built in 1930; One story
• Construction: Siding exterior; Shingle roof; Pillar/post/pier foundation
• Exterior features: Back yard fencing (wood)

Interior

• Kitchen: Gas range
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Ceramic tile; Hardwood; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; No heating system listed
• Interior features: Open floor plan; Decorative lighting; 7 total rooms; One-level layout; 1 living area; 1 dining area
• Laundry & utility: Utility room/laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Givens Early Childhood Center (103 students, 93% FRL) — zoned schools average 93% FRL vs 70% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 274 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 33% 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 $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 665 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 665 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 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.07% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $106,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 19th St SE	0.12mi	2/1.0	1,010 (-14%)	3mo	$154,900	$153	68
336 14th St NE	0.33mi	2/1.0	1,120 (-5%)	10mo	$149,990	$134	68
1337 E Houston St	0.25mi	3/2.0 (+1)	1,090 (-8%)	3mo	$179,500	$165	64
613 SE 9th	0.56mi	2/1.0	1,120 (-5%)	4mo	$88,480	$79	62
740 10th St SE	0.58mi	1/1.0 (-1)	1,200 (+2%)	5mo	$114,000	$95	61
230 NE 20th	0.27mi	2/1.0	1,328 (+12%)	8mo	$119,500	$90	60
1061 19th St SE	0.62mi	2/1.0	1,096 (-7%)	1mo	$60,000	$55	58
349 Fitzhugh Ave	0.63mi	2/1.0	1,140 (-3%)	11mo	$52,000	$46	56
2430 Culbertson St	0.50mi	3/2.0 (+1)	1,224 (+4%)	7mo	$135,000	$110	56
939 SE 12th St	0.58mi	3/1.0 (+1)	1,088 (-8%)	3mo	$49,900	$46	52
2305 Pine Bluff St	0.44mi	2/1.0	1,028 (-13%)	9mo	$89,000	$87	51
365 24th St SE	0.44mi	3/2.0 (+1)	1,278 (+8%)	8mo	$74,900	$59	50

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-9,008
• Equity at exit: $17,877

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $5,672
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$629
• Tax from tax record: −$176 /mo · $2,114/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $163

Break-even live

Break-even rent $1,082

Max offer price $119,900

Occupancy floor 82%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 Cedar St Paris, TX	3.0	2.0	1394	$2,000	$1.43	43d	1	0.62mi
649 E Price St Paris, TX	2.0	1.0	900	$1,100	$1.22	43d	1	0.70mi
370 29th St NE Paris, TX	3.0	1.0	1220	$1,200	$0.98	43d	1	0.89mi
3215 Clarksville St Paris, TX	1.0–2.0	1.0	895	$1,395	$1.56	43d	1	1.47mi
132 7th St SW Paris, TX	2.0	1.0	800	$900	$1.12	43d	1	1.48mi

Listing history 22 events

1. 2026-06-19
   days on market $119,900 Active 665 DOM
2. 2026-06-18
   days on market $119,900 Active 664 DOM
3. 2026-06-17
   days on market $119,900 Active 663 DOM
4. 2026-06-16
   days on market $119,900 Active 662 DOM
5. 2026-06-15
   days on market $119,900 Active 661 DOM
6. 2026-06-14
   days on market $119,900 Active 659 DOM
7. 2026-06-12
   days on market $119,900 Active 658 DOM
8. 2026-06-09
   days on market $119,900 Active 655 DOM
9. 2026-06-08
   days on market $119,900 Active 654 DOM
10. 2026-06-07
    days on market $119,900 Active 653 DOM
11. 2026-06-03
    days on market $119,900 Active 649 DOM
12. 2026-06-02
    days on market $119,900 Active 648 DOM
13. 2026-06-01
    days on market $119,900 Active 647 DOM
14. 2026-05-31
    days on market $119,900 Active 646 DOM
15. 2026-05-31
    days on market $119,900 Active 645 DOM
16. 2025-06-23
    soldstatus
17. 2025-05-13
    price $119,900
18. 2024-08-23
    listed $129,900 Active
19. 2021-10-19
    soldstatus
20. 2019-02-28
    soldstatus
21. 2008-07-23
    soldstatus
22. 2006-05-19
    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: $2,114 · $176/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$80/yr (+$7/mo · 3.8%)

ⓘ 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 19% 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: $15,462
• − Mortgage interest: −$6,716
• − Property taxes: −$2,114
• − Insurance: −$600
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$3,488
• Taxable income: $71
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $1,940/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

-7.7% since first listed

7 events — show timeline

• 2025-06-23 Sold (Public Records) — Public Records
• 2025-05-13 Price Changed $119,900 NTREIS
• 2024-08-23 Listed $129,900 NTREIS
• 2021-10-19 Sold (Public Records) — Public Records
• 2019-02-28 Sold (Public Records) — Public Records
• 2008-07-23 Sold (Public Records) — Public Records
• 2006-05-19 Sold (Public Records) — Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,114 · +6.0% YoY. Source: county tax records.