2332 Simpson St · Paris, TX 75460

$125,000

2 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 107 Days on market

Built 1950 9,453 sqft lot Est $123k · at est. ↓ 4% 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).

• Cash flow +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +6.7/15.0
• 1% rule +6.5/10.0
• 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

Open to All Offers – Tudor-Style Home with Upside Potential This 2-bedroom, 1-bath Tudor-style home in Paris offers both character and potential. Steep rooflines, painted brick, and an arched entry create instant curb appeal, while inside, a masonry fireplace anchors the main living area, which flows into a functional kitchen with ample counter space and direct access to the sunroom. The primary bedroom is generously sized, and the secondary bedroom provides flexibility for a guest room, office, or hobby space, making the layout adaptable to multiple uses. The property will need some updates and repairs, giving buyers with vision the chance to enhance both function and value. Feature

Key facts

• 9,453 sq ft lot
• Parking
• Built 1950

Property features AI

Finance

• Other: Property is not in a municipal utility district; Will not subdivide
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: 1 covered space; 1 carport space; Driveway
• Utilities: Electricity connected; City water; City sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Brick construction; Built in 1950
• Exterior features: All-weather road access; City water and city sewer

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Built-in cabinets; Tile counters
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: No specific heating or cooling details provided
• Interior features: High-speed internet available; 8 total rooms; One level
• Laundry & utility: Utility room on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 275 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 37% 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.15% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.02%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $122,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2430 Culbertson St	0.09mi	3/2.0 (+1)	1,224 (+1%)	7mo	$135,000	$110	80
365 24th St SE	0.17mi	3/2.0 (+1)	1,278 (+5%)	8mo	$74,900	$59	68
2131 Hubbard St	0.24mi	2/1.0	1,369 (+13%)	4mo	$95,000	$69	65
1061 19th St SE	0.40mi	2/1.0	1,096 (-10%)	1mo	$60,000	$55	64
670 SE 22nd St SE	0.12mi	3/2.0 (+1)	1,316 (+8%)	11mo	$159,500	$121	62
230 NE 20th	0.54mi	2/1.0	1,328 (+9%)	8mo	$119,500	$90	53
2995 Carson Ln	0.59mi	3/2.0 (+1)	1,334 (+10%)	4mo	$134,900	$101	44
2121 Cedar St	0.35mi	3/2.0 (+1)	1,394 (+15%)	9mo	$150,000	$108	43
939 SE 12th St	0.73mi	3/1.0 (+1)	1,088 (-10%)	3mo	$49,900	$46	41
1337 E Houston St	0.72mi	3/2.0 (+1)	1,090 (-10%)	3mo	$179,500	$165	38
350 29th St NE	0.74mi	3/1.0 (+1)	1,080 (-11%)	11mo	$85,000	$79	32
1735 Bella Vis	0.62mi	3/2.0 (+1)	1,393 (+15%)	10mo	$199,900	$144	30

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,472
• Equity at exit: $18,638

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $18,655
• Equity at exit: $10,808

Cash invested: $35,000 (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 75460

• Active inventory: 275
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$160 /mo · $1,920/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $263

Break-even live

Break-even rent $1,098

Max offer price $125,000

Occupancy floor 77%

Sensitivity live

Price	-10% $334	-5% $299	+0% $263	+5% $228	+10% $192
Rent	-10% $150	-5% $207	+0% $263	+5% $320	+10% $376
Rate	-1.0pp $326	-0.5pp $295	base $263	+0.5pp $231	+1.0pp $198

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 Cedar St Paris, TX	3.0	2.0	1394	$2,000	$1.43	44d	1	0.33mi
370 29th St NE Paris, TX	3.0	1.0	1220	$1,200	$0.98	44d	1	0.78mi
3215 Clarksville St Paris, TX	1.0–2.0	1.0	895	$1,395	$1.56	44d	1	1.04mi
649 E Price St Paris, TX	2.0	1.0	900	$1,100	$1.22	44d	1	1.12mi

Listing history 14 events

1. 2026-06-12
   statusdays on market $125,000 Pending 107 DOM
2. 2026-06-09
   days on market $125,000 Active 104 DOM
3. 2026-06-08
   days on market $125,000 Active 103 DOM
4. 2026-06-07
   days on market $125,000 Active 102 DOM
5. 2026-06-03
   days on market $125,000 Active 98 DOM
6. 2026-06-02
   days on market $125,000 Active 97 DOM
7. 2026-06-01
   days on market $125,000 Active 96 DOM
8. 2026-05-31
   days on market $125,000 Active 95 DOM
9. 2026-05-31
   days on market $125,000 Active 94 DOM
10. 2026-04-13
    price $125,000
11. 2026-02-25
    listed $130,000 Active
12. 2015-07-10
    soldstatus
13. 2012-06-20
    soldstatus
14. 2001-09-04
    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: $1,920 · $160/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$367/yr (+$31/mo · 19.1%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $17,176
• − Mortgage interest: −$7,002
• − Property taxes: −$1,920
• − Insurance: −$625
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$3,636
• Taxable income: $1,244
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $2,859/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

-3.8% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $125,000 NTREIS
• 2026-02-25 Listed $130,000 NTREIS
• 2015-07-10 Sold (Public Records) — Public Records
• 2012-06-20 Sold (Public Records) — Public Records
• 2001-09-04 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,920 · +14.0% YoY. Source: county tax records.