3875 US Highway 271 Hwy N · Paris, TX 75473

$150,000

3 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 128 Days on market

Built 1985 0.50 ac lot $118/sqft · 43% below area Est $264k · 43% under ↓ 9% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Appreciation +7.3/10.0
• Schools +3.8/10.0
• DSCR +3.4/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This delightful three-bedroom, two-bathroom residence is perfectly situated in the highly desirable North Lamar Independent School District, merely five minutes north of the lively city of Paris, Texas. The property is conveniently located approximately halfway between the Texas-Oklahoma state line and rests on a spacious half-acre lot. It offers a fantastic opportunity for both homeowners and investors.

Key facts

• 0.5 acre lot
• Built 1985
• Listed 127 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-51 ($-609/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (22.5% below list).
• Recommended offer: $116k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: schools D+, crime F, amenities F.
• North Lamar ISD (rural): math 43% / reading 45% proficiency, ranked #275 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 119 units permitted in Lamar County in 2024 (71 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.6% local appreciation)).
• Lamar County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $116,227 (22.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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: 0.77% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

• ARV (median comp): $263,755
• List price: $150,000
• Delta: -43.13%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

4.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.67×
• Total profit: $28,203
• Equity at exit: $81,693

10-year hold

• IRR: 12.1%
• Equity multiple: 3.13×
• Total profit: $89,571
• Equity at exit: $138,328

Cash invested: $42,000 (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 75473

• Home prices YoY: 2.0%
• Active inventory: 45
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-51

Break-even live

Break-even rent $1,227

Max offer price $141,028

Occupancy floor 99%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $150,000 Active 128 DOM
2. 2026-06-18
   days on market $150,000 Active 127 DOM
3. 2026-06-17
   days on market $150,000 Active 126 DOM
4. 2026-06-16
   days on market $150,000 Active 125 DOM
5. 2026-06-15
   days on market $150,000 Active 124 DOM
6. 2026-06-14
   days on market $150,000 Active 122 DOM
7. 2026-06-12
   days on market $150,000 Active 121 DOM
8. 2026-06-09
   days on market $150,000 Active 118 DOM
9. 2026-06-08
   days on market $150,000 Active 117 DOM
10. 2026-06-07
    days on market $150,000 Active 116 DOM
11. 2026-06-03
    days on market $150,000 Active 112 DOM
12. 2026-06-02
    days on market $150,000 Active 111 DOM
13. 2026-06-01
    days on market $150,000 Active 110 DOM
14. 2026-05-31
    days on market $150,000 Active 109 DOM
15. 2026-05-31
    days on market $150,000 Active 108 DOM
16. 2026-02-11
    listed $150,000 Active 407-char remark

    Show marketing remark (407 chars)

    This delightful three-bedroom, two-bathroom residence is perfectly situated in the highly desirable North Lamar Independent School District, merely five minutes north of the lively city of Paris, Texas. The property is conveniently located approximately halfway between the Texas-Oklahoma state line and rests on a spacious half-acre lot. It offers a fantastic opportunity for both homeowners and investors.

17. 2026-02-03
    historical
18. 2025-10-24
    price $150,000
19. 2025-09-10
    listed $165,000 Active
20. 2021-11-09
    soldstatus
21. 2015-08-18
    soldstatus
22. 2012-02-10
    soldstatus
23. 2012-02-10
    soldstatus
24. 2005-10-12
    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: $1,438 · $120/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,307/yr (+$109/mo · 90.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,947
• − Mortgage interest: −$8,402
• − Property taxes: −$1,438
• − Insurance: −$750
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$4,364
• Taxable loss: −$3,239
• Est. tax savings @ 24.0%: +$777
• After-tax cash flow: $168/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: North Lamar ISD
• NCES district ID: 4833010
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $53,328
• Composite: 38.13/100
• National rank: #4270
• State rank: #275 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

• City population: 23,426
• Population (ZIP): 3,645

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: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Iranian 2% Lithuanian 1% German 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 4.63%
• Current HPI: 232.5806
• 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

-9.1% since first listed

9 events — show timeline

• 2026-02-11 Listed $150,000 NTREIS
• 2026-02-03 Listing Removed — NTREIS
• 2025-10-24 Price Changed $150,000 NTREIS
• 2025-09-10 Listed $165,000 NTREIS
• 2021-11-09 Sold (Public Records) — Public Records
• 2015-08-18 Sold (Public Records) — Public Records
• 2012-02-10 Sold (Public Records) — Public Records
• 2012-02-10 Sold (Public Records) — Public Records
• 2005-10-12 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,438 · -1.8% YoY. Source: county tax records.