1606 Richards St · Paducah, TX 79248

$132,500

2 bd · 1.0 ba · 1,666 sqft · SingleFamily public records · 35 Days on market

Built 1900 0.55 ac lot

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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 +11.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This versatile property offers exceptional potential on nearly half a city block in a highly convenient location just one block from Allsup’s, the local school, dollar store, and the well-known Dixie Maid. The home features 2 bedrooms and 2 bathrooms, 1,666 sq ft, with two separate living areas, providing flexibility for a growing family, rental setup, or easy conversion of the second living space into a 3rd bedroom. The spacious layout offers multiple possibilities for customization and investment use. Outside, the property includes a two-car carport, a low-maintenance hardscape main yard, and several outbuildings that add valuable storage and workspace options. The oversized lot als

Key facts

• Expansive lot size
• 0.55 acre lot
• Parking

Tags

• TWO SEPARATE LIVING AREAS
• EXPANSIVE LOT SIZE

Property features AI

Finance

• Other: Property is attached (per listing data); Possession typically 30–60 days; Listing status: Active
• HOA & community: No association

Exterior

• Parking: Covered carport (1 covered space, 1 carport space)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; One level
• Construction: Built in 1900; Pillar/post/pier foundation
• Exterior features: Lot is approximately 0.546 acre; Will not subdivide

Interior

• Kitchen: Other appliances
• Bedrooms: Primary bedroom on level 1; Total of 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Two living areas; One dining area; Two total rooms (reported); Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $-50 ($-594/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (19.2% below list).
• Recommended offer: $107k (19.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#740 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• Paducah ISD (rural): math 50% / reading 30% proficiency, ranked #766 of 1,141 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($916 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,033 (19.2% 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 35 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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?
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: 0.81% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $31,654
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 Backus St	0.06mi	3/2.0 (+1)	1,880 (+13%)	3mo	$35,000	$19	64

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: 6.0%
• Equity multiple: 1.35×
• Total profit: $12,811
• Equity at exit: $59,578

10-year hold

• IRR: 8.9%
• Equity multiple: 2.35×
• Total profit: $50,051
• Equity at exit: $91,816

Cash invested: $37,100 (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 79248

• Active inventory: 12
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$695
• Tax from tax record: −$145 /mo · $1,740/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-50

Break-even live

Break-even rent $1,133

Max offer price $123,751

Occupancy floor 100%

Sensitivity live

Price	-10% $25	-5% $-12	+0% $-50	+5% $-87	+10% $-125
Rent	-10% $-134	-5% $-92	+0% $-50	+5% $-7	+10% $35
Rate	-1.0pp $17	-0.5pp $-16	base $-50	+0.5pp $-84	+1.0pp $-119

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $132,500 Active 35 DOM
2. 2026-06-18
   days on market $132,500 Active 33 DOM
3. 2026-06-17
   days on market $132,500 Active 32 DOM
4. 2026-06-16
   days on market $132,500 Active 31 DOM
5. 2026-06-15
   days on market $132,500 Active 30 DOM
6. 2026-06-15
   days on market $132,500 Active 29 DOM
7. 2026-06-13
   days on market $132,500 Active 28 DOM
8. 2026-06-12
   days on market $132,500 Active 27 DOM
9. 2026-06-10
   days on market $132,500 Active 24 DOM
10. 2026-06-08
    days on market $132,500 Active 23 DOM
11. 2026-06-08
    days on market $132,500 Active 22 DOM
12. 2026-06-05
    days on market $132,500 Active 20 DOM
13. 2026-06-03
    days on market $132,500 Active 18 DOM
14. 2026-06-02
    days on market $132,500 Active 17 DOM
15. 2026-06-01
    days on market $132,500 Active 16 DOM
16. 2026-05-31
    days on market $132,500 Active 15 DOM
17. 2026-05-16
    listed $132,500 Active
18. 1996-08-27
    soldstatus
19. 1996-02-27
    soldstatus
20. 1983-03-07
    soldstatus
21. 1981-10-09
    soldstatus
22. 1980-07-01
    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: $1,740 · $145/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$684/yr (+$57/mo · 39.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,844
• − Mortgage interest: −$7,422
• − Property taxes: −$1,740
• − Insurance: −$662
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$3,855
• Taxable loss: −$2,891
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $99/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: Paducah ISD
• NCES district ID: 4833900
• Math proficiency: 50% ▲ 15.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $34,369
• Composite: 35.47/100
• National rank: #9762
• State rank: #766 of 1141 in TX

Livability — Paducah

• Score: 64/100
• State rank: #740
• US rank: #13726

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paducah, TX
• Population (ZIP): 1,124

Population outlook (Cottle County) Hauer SSP2

• Today (2025): 1,369 people
• By 2030: 1,358 · -0.8%
• By 2040: 1,360 · -0.7%
• By 2050: 1,369 · +0.0%
• By 2075: 1,420 · +3.7%
• By 2100: 1,307 · -4.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 30% Two or more races 29% Black 6%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 7% Hungarian 5% Lithuanian 3%
• Languages at home: 85% English-only · Spanish 15%

Political lean MEDSL · Cottle

• 2024 margin: Solid R (+72.5) · D 13.6% · R 86.0%
• 2008→2024 swing: -26.8pp toward R · 2008: -45.7pp · 2024: -72.5pp
• All cycles: 2024: R+72.5 2020: R+64.5 2016: R+69.0 2012: R+50.5 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

6 events — show timeline

• 2026-05-16 Listed $132,500 NTREIS
• 1996-08-27 Sold (Public Records) — Public Records
• 1996-02-27 Sold (Public Records) — Public Records
• 1983-03-07 Sold (Public Records) — Public Records
• 1981-10-09 Sold (Public Records) — Public Records
• 1980-07-01 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,740 · +19.0% YoY. Source: county tax records.