1650 E Polk St · Paris, TX 75460

$85,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 26 Days on market

Built 1998 6,229 sqft lot Est $88k · at est.

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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 +9.3/15.0
• 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

This clean 3-bedroom, 1-bathroom property is the perfect canvas for your next project. Whether you're looking to flip, rent, or make it your own, this home is ready for its next chapter.Don't miss out on this prime investment! Contact us today for more details or to schedule a showing. Seller is not accepting blind offers.

Key facts

• New walls
• Brand new roof
• New paint

Tags

• UPDATED INTERIOR
• NEW WALLS
• NEW PAINT
• UPDATED BATHROOM TILE
• BRAND NEW ROOF

Property features AI

Finance

• Other: Property offered for sale (standard listing); Directions available: From Clarksville St, turn right onto 12th St SE, left onto E Polk St; house on the right
• Financial info: Listing terms: Cash
• HOA & community: No association

Exterior

• Parking: No garage; No covered or carport spaces; On-street parking
• Utilities: City water; City sewer; Electricity available; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1998; Not attached to another unit; Subdivision: Gibbons-Braden Add
• Construction: Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Lot under 0.5 acre (approximately 0.143 acre); Public-record lot size

Interior

• Kitchen: No appliances included
• Bedrooms: Three bedrooms (all on main level); Primary bedroom on main level
• Bathrooms: One full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: One-level layout; Five total rooms; One living area; Dining room
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.2% 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 40% 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.83% ✓
• Cap rate: 16.23%
• Cash-on-cash: 35.50%
• DSCR: 2.58
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $88,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1061 19th St SE	0.21mi	2/1.0 (-1)	1,096 (-2%)	1mo	$60,000	$55	81
939 SE 12th St	0.26mi	3/1.0	1,088 (-3%)	3mo	$49,900	$46	81
613 SE 9th	0.51mi	2/1.0 (-1)	1,120 (0%)	4mo	$88,480	$79	68
1603 Neathery	0.21mi	3/2.0	1,240 (+11%)	13mo	$103,000	$83	57
1337 E Houston St	0.69mi	3/2.0	1,090 (-3%)	3mo	$179,500	$165	57
217 19th St SE	0.52mi	2/1.0 (-1)	1,010 (-10%)	3mo	$154,900	$153	52
825 Cedar St	0.50mi	3/1.0	984 (-12%)	6mo	$52,500	$53	51
2430 Culbertson St	0.60mi	3/2.0	1,224 (+9%)	7mo	$135,000	$110	47
225 16th St SE	0.50mi	3/1.0	974 (-13%)	14mo	$119,000	$122	44
420 8th St SW	0.64mi	2/2.0 (-1)	1,200 (+7%)	13mo	$35,000	$29	39
630 9th St SE	0.52mi	2/1.0 (-1)	952 (-15%)	9mo	$39,900	$42	38
365 24th St SE	0.64mi	3/2.0	1,278 (+14%)	8mo	$74,900	$59	36

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: 31.1%
• Equity multiple: 2.30×
• Total profit: $31,048
• Equity at exit: $12,674

10-year hold

• IRR: 38.3%
• Equity multiple: 4.56×
• Total profit: $84,704
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $704

Break-even live

Break-even rent $661

Max offer price $85,000

Occupancy floor 50%

Sensitivity live

Price	-10% $752	-5% $728	+0% $704	+5% $680	+10% $656
Rent	-10% $581	-5% $643	+0% $704	+5% $765	+10% $827
Rate	-1.0pp $747	-0.5pp $726	base $704	+0.5pp $682	+1.0pp $660

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: $21,250
• Closing costs: $2,550
• 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	0.28mi
649 E Price St Paris, TX	2.0	1.0	900	$1,100	$1.22	44d	1	0.98mi
370 29th St NE Paris, TX	3.0	1.0	1220	$1,200	$0.98	44d	1	1.25mi
3215 Clarksville St Paris, TX	1.0–2.0	1.0	895	$1,395	$1.56	44d	1	1.34mi

Listing history 33 events

1. 2026-06-21
   days on market $85,000 Active 26 DOM
2. 2026-06-19
   days on market $85,000 Active 24 DOM
3. 2026-06-18
   days on market $85,000 Active 23 DOM
4. 2026-06-17
   days on market $85,000 Active 22 DOM
5. 2026-06-16
   days on market $85,000 Active 21 DOM
6. 2026-06-15
   days on market $85,000 Active 20 DOM
7. 2026-06-14
   days on market $85,000 Active 18 DOM
8. 2026-06-12
   days on market $85,000 Active 17 DOM
9. 2026-06-09
   days on market $85,000 Active 14 DOM
10. 2026-06-08
    days on market $85,000 Active 13 DOM
11. 2026-06-07
    days on market $85,000 Active 12 DOM
12. 2026-06-03
    days on market $85,000 Active 8 DOM
13. 2026-06-02
    days on market $85,000 Active 7 DOM
14. 2026-06-01
    days on market $85,000 Active 6 DOM
15. 2026-05-31
    days on market $85,000 Active 5 DOM
16. 2026-05-31
    days on market $85,000 Active 4 DOM
17. 2026-05-26
    listed $85,000 Active
18. 2026-02-23
    historical
19. 2026-02-04
    price $51,000
20. 2026-01-12
    price $52,000
21. 2025-12-29
    price $54,000
22. 2025-12-05
    price $55,000
23. 2025-11-14
    price $58,000
24. 2025-10-21
    price $59,000
25. 2025-09-12
    price $60,000
26. 2025-08-29
    listed $65,000 Active
27. 2025-06-16
    soldstatus Closed 324-char remark

    Show marketing remark (324 chars)

    This clean 3-bedroom, 1-bathroom property is the perfect canvas for your next project. Whether you're looking to flip, rent, or make it your own, this home is ready for its next chapter.Don't miss out on this prime investment! Contact us today for more details or to schedule a showing. Seller is not accepting blind offers.

28. 2025-06-16
    soldstatus

    Show marketing remark (324 chars)

    This clean 3-bedroom, 1-bathroom property is the perfect canvas for your next project. Whether you're looking to flip, rent, or make it your own, this home is ready for its next chapter.Don't miss out on this prime investment! Contact us today for more details or to schedule a showing. Seller is not accepting blind offers.

29. 2025-05-22
    status Pending 324-char remark

    Show marketing remark (324 chars)

    This clean 3-bedroom, 1-bathroom property is the perfect canvas for your next project. Whether you're looking to flip, rent, or make it your own, this home is ready for its next chapter.Don't miss out on this prime investment! Contact us today for more details or to schedule a showing. Seller is not accepting blind offers.

30. 2025-04-22
    price $35,000 324-char remark

    Show marketing remark (324 chars)

    This clean 3-bedroom, 1-bathroom property is the perfect canvas for your next project. Whether you're looking to flip, rent, or make it your own, this home is ready for its next chapter.Don't miss out on this prime investment! Contact us today for more details or to schedule a showing. Seller is not accepting blind offers.

31. 2025-04-01
    price $39,999 324-char remark

    Show marketing remark (324 chars)

    This clean 3-bedroom, 1-bathroom property is the perfect canvas for your next project. Whether you're looking to flip, rent, or make it your own, this home is ready for its next chapter.Don't miss out on this prime investment! Contact us today for more details or to schedule a showing. Seller is not accepting blind offers.

32. 2025-03-02
    listed $45,000 Active 324-char remark

    Show marketing remark (324 chars)

    This clean 3-bedroom, 1-bathroom property is the perfect canvas for your next project. Whether you're looking to flip, rent, or make it your own, this home is ready for its next chapter.Don't miss out on this prime investment! Contact us today for more details or to schedule a showing. Seller is not accepting blind offers.

33. 2007-03-09
    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: $493 · $41/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$1,062/yr (+$89/mo · 215.4%)

ⓘ 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 · 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: $18,627
• − Mortgage interest: −$4,761
• − Property taxes: −$493
• − Insurance: −$425
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$2,473
• Taxable income: $7,494
• Est. tax owed @ 24.0%: −$1,799
• After-tax cash flow: $6,649/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

+88.9% since first listed

17 events — show timeline

• 2026-05-26 Listed $85,000 NTREIS
• 2026-02-23 Listing Removed — NTREIS
• 2026-02-04 Price Changed $51,000 NTREIS
• 2026-01-12 Price Changed $52,000 NTREIS
• 2025-12-29 Price Changed $54,000 NTREIS
• 2025-12-05 Price Changed $55,000 NTREIS
• 2025-11-14 Price Changed $58,000 NTREIS
• 2025-10-21 Price Changed $59,000 NTREIS
• 2025-09-12 Price Changed $60,000 NTREIS
• 2025-08-29 Listed $65,000 NTREIS
• 2025-06-16 Sold (Public Records) — Public Records
• 2025-06-16 Sold (MLS) — NTREIS
• 2025-05-22 Pending — NTREIS
• 2025-04-22 Price Changed $35,000 NTREIS
• 2025-04-01 Price Changed $39,999 NTREIS
• 2025-03-02 Listed $45,000 NTREIS
• 2007-03-09 Sold (Public Records) — Public Records

Property tax history

-3.8%/yr

Latest (2025): $493 · +5.7% YoY. Source: county tax records.