1924 E Booth St · Paris, TX 75460

$49,000

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 33 Days on market

9,235 sqft lot

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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 +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

Investor Special in Paris, TX! Don’t miss this affordable opportunity to expand your investment portfolio or take on your next rehab project. This 3-bedroom, 1-bath home is priced under $55,000 and offers excellent potential for rental income, resale, or a starter home renovation. Conveniently located in an established area of Paris with easy access to local shopping, dining, and schools. Features a spacious layout, large yard, and plenty of room to add value. Property is being sold as-is — bring your vision and unlock the potential!

Key facts

• Established area
• Local schools
• Rehab project

Tags

• REHAB PROJECT
• RENTAL INCOME
• ESTABLISHED AREA
• LOCAL SHOPPING
• LOCAL DINING
• LOCAL SCHOOLS

Property features AI

Finance

• Other: Personal property in home excluded from sale; Possession at closing/funding; Located in Lamar County, City of Paris subdivision
• Financial info: No second mortgage; Treat as clear loan type
• HOA & community: No association

Exterior

• Parking: On-street parking
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Single family residence; Residential property; Detached (not attached)
• Construction: Year built not specified
• Exterior features: Lot less than 0.5 acre; Approximately 0.212 acres

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Interior features: One level; One living area; One dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.7% 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 35% 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• Climate carrying-cost: moderate 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 $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.76% ✓
• Cap rate: 21.69%
• Cash-on-cash: 54.98%
• DSCR: 3.45
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $137,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 14th St NE	0.26mi	2/1.0 (-1)	1,120 (-2%)	10mo	$149,990	$134	71
1337 E Houston St	0.40mi	3/2.0	1,090 (-5%)	3mo	$179,500	$165	66
2305 Pine Bluff St	0.30mi	2/1.0 (-1)	1,028 (-10%)	9mo	$89,000	$87	56
349 Fitzhugh Ave	0.64mi	2/1.0 (-1)	1,140 (-1%)	11mo	$52,000	$46	55
217 19th St SE	0.46mi	2/1.0 (-1)	1,010 (-12%)	3mo	$154,900	$153	51
205 SE 23rd St SE	0.52mi	3/1.5	1,080 (-6%)	17mo	$129,900	$120	50
2430 Culbertson St	0.72mi	3/2.0	1,224 (+7%)	7mo	$135,000	$110	45
216 20th St SE	0.46mi	3/2.0	1,288 (+12%)	14mo	$155,000	$120	43
371 26th St NE	0.51mi	4/2.0 (+1)	1,248 (+9%)	13mo	$144,000	$115	42
365 24th St SE	0.63mi	3/2.0	1,278 (+11%)	8mo	$74,900	$59	42
1240 E Hickory St	0.69mi	3/1.0	1,014 (-12%)	10mo	$69,900	$69	40
2550 Briarwood Dr	0.55mi	3/2.0	1,276 (+11%)	16mo	$195,000	$153	38

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: 53.3%
• Equity multiple: 3.35×
• Total profit: $32,178
• Equity at exit: $7,306

10-year hold

• IRR: 58.5%
• Equity multiple: 6.82×
• Total profit: $79,907
• Equity at exit: $4,237

Cash invested: $13,720 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$162 /mo · $1,939/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $629

Break-even live

Break-even rent $556

Max offer price $49,000

Occupancy floor 48%

Sensitivity live

Price	-10% $656	-5% $642	+0% $629	+5% $615	+10% $601
Rent	-10% $522	-5% $575	+0% $629	+5% $682	+10% $735
Rate	-1.0pp $653	-0.5pp $641	base $629	+0.5pp $616	+1.0pp $603

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.75mi
370 29th St NE Paris, TX	3.0	1.0	1220	$1,200	$0.98	44d	1	0.76mi
2121 Cedar St Paris, TX	3.0	2.0	1394	$2,000	$1.43	44d	1	1.01mi

Listing history 16 events

1. 2026-06-16
   days on market $49,000 Active 33 DOM
2. 2026-06-15
   days on market $49,000 Active 32 DOM
3. 2026-06-14
   days on market $49,000 Active 30 DOM
4. 2026-06-12
   days on market $49,000 Active 29 DOM
5. 2026-06-09
   days on market $49,000 Active 26 DOM
6. 2026-06-08
   days on market $49,000 Active 25 DOM
7. 2026-06-07
   days on market $49,000 Active 24 DOM
8. 2026-06-03
   days on market $49,000 Active 20 DOM
9. 2026-06-03
   price $49,000 Active 19 DOM
10. 2026-06-02
    days on market $54,900 Active 19 DOM
11. 2026-06-01
    days on market $54,900 Active 18 DOM
12. 2026-05-31
    days on market $54,900 Active 17 DOM
13. 2026-05-31
    days on market $54,900 Active 16 DOM
14. 2026-05-14
    listed $54,900 Active
15. 2010-06-29
    soldstatus
16. 2008-01-16
    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: $1,939 · $162/mo
• Projected year-2 tax: $1,939 · $162/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 5/10 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: $16,216
• − Mortgage interest: −$2,745
• − Property taxes: −$1,939
• − Insurance: −$245
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$1,425
• Taxable income: $7,267
• Est. tax owed @ 24.0%: −$1,744
• After-tax cash flow: $5,799/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

3 events — show timeline

• 2026-05-14 Listed $54,900 NTREIS
• 2010-06-29 Sold (Public Records) — Public Records
• 2008-01-16 Sold (Public Records) — Public Records

Property tax history

+14.3%/yr

Latest (2025): $1,939 · +1.2% YoY. Source: county tax records.