693 SE 25th St · Paris, TX 75460

$95,000

3 bd · 2.0 ba · 1,580 sqft · SingleFamily public records · 1 Days on market

9,583 sqft lot Est $153k · 38% under

---

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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute home in established neighborhood with an abundance of character and potential. Solid slab foundation that even includes a basement storm shelter. Original hardwood flooring and bathroom tile add to the charm of this mid-century modern structure. Great for first time home buyer or investment opportunity.

Key facts

• 9,583 sq ft lot
• Parking

Property features AI

Finance

• Other: Subdivision: Brookside Addition; County: Lamar
• Financial info: No second mortgage indicated; Listing for sale
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking (1 space); Carport (1 space); On-street parking; Concrete parking surface
• Utilities: City water; City sewer; Individual gas meter
• Home design: Single-family residence; One story; Residential property
• Construction: Year built not specified
• Exterior features: Lot under 0.5 acre (approximately 0.22 acre); Corner lot; Public-records lot size

Interior

• Kitchen: Gas cooktop; Gas oven
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Attic fan
• Interior features: Cable TV available; Basement
• Laundry & utility: Washer; Dryer; Individual gas meter

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 11.4% 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: schools D+, crime F, amenities 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.
• Market conditions: 274 active listings in the ZIP; 3 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 36% 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $95,000

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 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.47% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.07%
• DSCR: 1.80
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $153,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
693 SE 25th St	0.00mi	3/1.0	1,580 (0%)	1mo	$95,000	$60	95
841 20th St SE	0.33mi	3/2.0	1,575 (-0%)	10mo	$169,000	$107	76
2025 Cedar St	0.38mi	3/2.0	1,552 (-2%)	4mo	$164,500	$106	76
2965 Mahaffey Ln	0.36mi	3/2.0	1,594 (+1%)	8mo	$199,900	$125	75
2240 Hubbard	0.30mi	3/1.0	1,644 (+4%)	1mo	$159,900	$97	74
108 SE 22nd St	0.42mi	3/2.0	1,704 (+8%)	1mo	$60,000	$35	67
2121 Cedar St	0.36mi	3/2.0	1,394 (-12%)	9mo	$150,000	$108	56
3025 E Houston St	0.63mi	2/1.0 (-1)	1,528 (-3%)	2mo	$123,000	$80	55
831 17th St SE	0.54mi	3/2.0	1,784 (+13%)	1mo	$135,000	$76	52
50 31st St SE	0.63mi	3/2.0	1,734 (+10%)	4mo	$199,900	$115	51
2131 Hubbard St	0.37mi	2/1.0 (-1)	1,369 (-13%)	4mo	$95,000	$69	49
1070 15th St SE	0.70mi	2/1.0 (-1)	1,414 (-10%)	5mo	$31,400	$22	37

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: 9.7%
• Equity multiple: 1.38×
• Total profit: $10,175
• Equity at exit: $14,165

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $41,927
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$168 /mo · $2,015/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $401

Break-even live

Break-even rent $893

Max offer price $95,000

Occupancy floor 66%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2246 Simpson St Paris, TX	3.0	1.0	1508	$1,250	$0.83	43d	1	0.16mi
2121 Cedar St Paris, TX	3.0	2.0	1394	$2,000	$1.43	43d	1	0.34mi
370 29th St NE Paris, TX	3.0	1.0	1220	$1,200	$0.98	43d	1	0.78mi

Listing history 4 events

1. 2026-04-28
   status Pending
2. 2026-04-28
   listed $95,000 Active
3. 2009-09-15
   soldstatus
4. 2006-02-21
   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: $2,015 · $168/mo
• Projected year-2 tax: $2,015 · $168/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 ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $16,805
• − Mortgage interest: −$5,321
• − Property taxes: −$2,015
• − Insurance: −$475
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,764
• Taxable income: $3,541
• Est. tax owed @ 24.0%: −$850
• After-tax cash flow: $3,958/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

4 events — show timeline

• 2026-04-28 Pending — NTREIS
• 2026-04-28 Listed $95,000 NTREIS
• 2009-09-15 Sold (Public Records) — Public Records
• 2006-02-21 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,015 · +11.4% YoY. Source: county tax records.