1107 W Paschal St · Troup, TX 75789

$70,000

2 bd · 1.0 ba · 811 sqft · Land · 1 Days on market

Built 1960 0.46 ac lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Troup! This charming fixer-upper is full of potential and ready for your personal touch. Featuring 2 bedrooms and 1 bathroom, this cozy home offers the perfect opportunity for first-time buyers, investors, or anyone dreaming of creating their ideal space. Conveniently located close to town, you’ll enjoy small-town living while being just minutes from Tyler and Whitehouse for shopping, dining, and entertainment. Whether you’re relaxing outdoors with family BBQs, looking for a weekend project, or searching for the perfect starter home to make your own, this property has endless possibilities. With a little vision and creativity, this hidden gem could truly shine. Don&rs

Key facts

• 0.46 acre lot
• Garage
• Built 1960

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public sewer
• Home design: Single-family residence; One story
• Construction: Brick and brick veneer construction
• Exterior features: Chain link fencing; Composition roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating listed
• Interior features: Electric water heater; 2 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $70k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 68/100 on livability (#503 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, amenities F, commute F.
• Troup ISD (rural): math 52% / reading 56% proficiency, ranked #128 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 209 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago 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 wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.97%
• DSCR: 2.02
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.9%
• Equity multiple: 1.64×
• Total profit: $12,527
• Equity at exit: $10,437

10-year hold

• IRR: 24.5%
• Equity multiple: 3.12×
• Total profit: $41,569
• Equity at exit: $6,052

Cash invested: $19,600 (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 75789

• Home prices YoY: -15.9%
• Active inventory: 209
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$19 /mo · $222/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $375

Break-even live

Break-even rent $525

Max offer price $70,000

Occupancy floor 57%

Sensitivity live

Price	-10% $415	-5% $395	+0% $375	+5% $355	+10% $336
Rent	-10% $296	-5% $336	+0% $375	+5% $415	+10% $454
Rate	-1.0pp $410	-0.5pp $393	base $375	+0.5pp $357	+1.0pp $339

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Paul St Troup, TX	2.0	1.0	816	$1,000	$1.23	13d	1	0.13mi

Listing history 9 events

1. 2026-05-16
   status Pending 803-char remark
2. 2026-05-11
   listed $70,000 Active 803-char remark
3. 2026-03-16
   soldstatus
4. 2021-07-08
   historical
5. 2021-06-03
   status Active
6. 2021-04-02
   status Pending
7. 2021-02-22
   historical
8. 2021-01-28
   listed $5,000
9. 1984-02-21
   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: $222 · $19/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$1,059/yr (+$88/mo · 475.9%)

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $12,000
• − Mortgage interest: −$3,921
• − Property taxes: −$222
• − Insurance: −$350
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,036
• Taxable income: $3,550
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $3,650/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: Troup ISD
• NCES district ID: 4843230
• Math proficiency: 52% ▼ -6.00%
• Reading proficiency: 56% ▲ 1.00%
• Median HH income: $45,280
• Composite: 45.64/100
• National rank: #2585
• State rank: #128 of 826 in TX

Livability — Troup

• Score: 68/100
• State rank: #503
• US rank: #9973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Troup, TX
• Population (ZIP): 8,332

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Black 11% Two or more races 7%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.00%
• Current HPI: 226.8341
• 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

+1300.0% since first listed

11 events — show timeline

• 2026-06-05 Sold (Public Records) — Public Records
• 2026-06-04 Sold (MLS) — LAAR
• 2026-05-16 Pending — LAAR
• 2026-05-11 Listed $70,000 LAAR
• 2026-03-16 Sold (Public Records) — Public Records
• 2021-07-08 Listing Removed — HARMLS
• 2021-06-03 Relisted — HARMLS
• 2021-04-02 Pending — HARMLS
• 2021-02-22 Listing Removed — HARMLS
• 2021-01-28 Listed $5,000 HARMLS
• 1984-02-21 Sold (Public Records) — Public Records

Property tax history

-0.4%/yr

Latest (2024): $222 · +4.7% YoY. Source: county tax records.