1065 11th St NE · Paris, TX 75460

$53,999

2 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 539 Days on market

Built 1950 0.66 ac lot

---

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

A cute home that needs some improvement, but has a huge amount of promise. This cozy home comes with 2 bedrooms, 1 bathroom, and sits on a 28,928 square foot lot. The property is located just 5 minutes from Downtown Paris which has many local museums, parks, and shops that can be found nearby plus easy access to HWY 271. Schedule a visit today! As is.

Key facts

• 0.66 acre lot
• Built 1950
• Listed 538 days

Property features AI

Finance

• Other: Annual tax noted (information available)
• Financial info: Lease not considered

Exterior

• Home design: Residential property; Built in 1950
• Construction: Living area approximately 1,216; Total building area approximately 1,216
• Exterior features: Property in a subdivision; Approximately 0.664-acre lot

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 10 x 10); Second bedroom on the first floor (approx. 8 x 10)
• Bathrooms: 1 full bathroom
• Interior features: Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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: Aikin El (math 32% / reading 35%, grade F, #2,174 of 4,322 statewide, top 51%, 937 students, 74% FRL); Paris J H (math 36% / reading 39%, grade F, #736 of 1,662 statewide, top 45%, 522 students, 76% FRL); Paris H S (math 60% / reading 51%, grade C, #364 of 1,632 statewide, top 23%, 934 students, 71% FRL) — zoned schools at 74% FRL track the district average.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $373 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 539 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $8k; list at $54k implies a 575% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,519 (12.0% below list)

Questions for the listing agent

1. It's been on market 539 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 1950 — 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. 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: 2.18% ✓
• Cap rate: 18.97%
• Cash-on-cash: 45.28%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $108,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Van Zandt St	0.09mi	3/2.0 (+1)	1,352 (+11%)	0mo	$174,500	$129	68
349 Fitzhugh Ave	0.47mi	2/1.0	1,140 (-6%)	11mo	$52,000	$46	59
1025 17th St NE	0.34mi	2/1.0	1,116 (-8%)	18mo	$99,000	$89	56
370 NE 5th	0.57mi	2/1.0	1,120 (-8%)	6mo	$45,000	$40	55
336 14th St NE	0.52mi	2/1.0	1,120 (-8%)	10mo	$149,990	$134	55
380 3rd St NE	0.63mi	3/1.0 (+1)	1,305 (+7%)	2mo	$28,000	$21	51
145 NE 17th	0.67mi	2/1.0	1,184 (-3%)	17mo	$65,000	$55	50
435 2nd St NE	0.67mi	3/1.0 (+1)	1,300 (+7%)	10mo	$50,000	$38	44
1337 E Houston St	0.64mi	3/2.0 (+1)	1,090 (-10%)	3mo	$179,500	$165	41
1511 Pine Bluff St	0.55mi	3/1.0 (+1)	1,296 (+7%)	20mo	$75,000	$58	41
506 E Price St	0.70mi	3/2.0 (+1)	1,349 (+11%)	9mo	$205,000	$152	32
51 PR 43793	0.63mi	3/2.0 (+1)	1,392 (+14%)	21mo	$249,900	$180	20

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: 42.4%
• Equity multiple: 2.83×
• Total profit: $27,600
• Equity at exit: $8,051

10-year hold

• IRR: 48.5%
• Equity multiple: 5.69×
• Total profit: $70,870
• Equity at exit: $4,669

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 75460

• Active inventory: 274
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,180 high
• Mortgage (P&I): −$283
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $571

Break-even live

Break-even rent $457

Max offer price $53,999

Occupancy floor 47%

Sensitivity live

Price	-10% $601	-5% $586	+0% $571	+5% $555	+10% $540
Rent	-10% $477	-5% $524	+0% $571	+5% $617	+10% $664
Rate	-1.0pp $598	-0.5pp $584	base $571	+0.5pp $557	+1.0pp $542

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: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 E Price St Paris, TX	2.0	1.0	900	$1,100	$1.22	44d	1	0.60mi
635 7th St SW Paris, TX	1.0–4.0	1.0–2.0	903	$1,200	$1.33	44d	16	1.14mi
370 29th St NE Paris, TX	3.0	1.0	1220	$1,200	$0.98	44d	1	1.29mi
132 7th St SW Paris, TX	2.0	1.0	800	$900	$1.12	44d	1	1.31mi
2121 Cedar St Paris, TX	3.0	2.0	1394	$2,000	$1.43	44d	1	1.48mi

Listing history 25 events

1. 2026-06-19
   days on market $53,999 Active 539 DOM
2. 2026-06-18
   days on market $53,999 Active 538 DOM
3. 2026-06-17
   days on market $53,999 Active 537 DOM
4. 2026-06-16
   days on market $53,999 Active 536 DOM
5. 2026-06-15
   days on market $53,999 Active 535 DOM
6. 2026-06-14
   days on market $53,999 Active 533 DOM
7. 2026-06-12
   days on market $53,999 Active 532 DOM
8. 2026-06-09
   days on market $53,999 Active 529 DOM
9. 2026-06-08
   days on market $53,999 Active 528 DOM
10. 2026-06-07
    days on market $53,999 Active 527 DOM
11. 2026-06-03
    days on market $53,999 Active 523 DOM
12. 2026-06-02
    days on market $53,999 Active 522 DOM
13. 2026-06-01
    days on market $53,999 Active 521 DOM
14. 2026-05-31
    days on market $53,999 Active 520 DOM
15. 2026-05-31
    days on market $53,999 Active 519 DOM
16. 2024-12-27
    listed $53,999 Active
17. 2024-12-27
    historical
18. 2024-10-23
    price $53,999
19. 2024-09-09
    price $56,529
20. 2023-07-27
    listed $57,999 Active
21. 2023-03-06
    soldstatus
22. 2022-09-29
    soldstatus Sold 353-char remark

    Show marketing remark (353 chars)

    A cute home that needs some improvement, but has a huge amount of promise. This cozy home comes with 2 bedrooms, 1 bathroom, and sits on a 28,928 square foot lot. The property is located just 5 minutes from Downtown Paris which has many local museums, parks, and shops that can be found nearby plus easy access to HWY 271. Schedule a visit today! As is.

23. 2022-08-04
    status Pending 353-char remark

    Show marketing remark (353 chars)

    A cute home that needs some improvement, but has a huge amount of promise. This cozy home comes with 2 bedrooms, 1 bathroom, and sits on a 28,928 square foot lot. The property is located just 5 minutes from Downtown Paris which has many local museums, parks, and shops that can be found nearby plus easy access to HWY 271. Schedule a visit today! As is.

24. 2022-06-29
    listed $47,999 Active 353-char remark

    Show marketing remark (353 chars)

    A cute home that needs some improvement, but has a huge amount of promise. This cozy home comes with 2 bedrooms, 1 bathroom, and sits on a 28,928 square foot lot. The property is located just 5 minutes from Downtown Paris which has many local museums, parks, and shops that can be found nearby plus easy access to HWY 271. Schedule a visit today! As is.

25. 2021-02-12
    soldstatus $8,000

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$320/yr (+$27/mo · 47.9%)

ⓘ 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 6/10 Major 7 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: $14,156
• − Mortgage interest: −$3,025
• − Property taxes: −$668
• − Insurance: −$270
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$1,571
• Taxable income: $6,357
• Est. tax owed @ 24.0%: −$1,526
• After-tax cash flow: $5,321/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

+575.0% since first listed

10 events — show timeline

• 2024-12-27 Listing Removed — HARMLS
• 2024-12-27 Listed $53,999 HARMLS
• 2024-10-23 Price Changed $53,999 HARMLS
• 2024-09-09 Price Changed $56,529 HARMLS
• 2023-07-27 Listed $57,999 HARMLS
• 2023-03-06 Sold (Public Records) — Public Records
• 2022-09-29 Sold (MLS) — HARMLS
• 2022-08-04 Pending — HARMLS
• 2022-06-29 Listed $47,999 HARMLS
• 2021-02-12 Sold (Public Records) $8,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $668 · -18.5% YoY. Source: county tax records.