108 SE 22nd St · Paris, TX 75460

$60,000

3 bd · 1.0 ba · 1,704 sqft · SingleFamily public records · 84 Days on market

Built 1960 8,276 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

Opportunity awaits! This three-bedroom, 2-bath pier and beam home with low-maintenance offers great potential for the right buyer. Property is being sold AS-IS and will require significant TLC. Perfect for investors and renovation projects. Cash offers only. Bring your creativity and turn this into a great investment opportunity!!

Key facts

• 8,276 sq ft lot
• Garage
• Built 1960

Property features AI

Finance

• Financial info: Second mortgage: none; Loan type: Treat As Clear
• HOA & community: No homeowners association

Exterior

• Parking: 1-car garage; Garage faces front; Concrete parking surfaces; No covered or carport spaces reported
• Utilities: City water; City sewer; Electricity available; Cable available
• Home design: Single-family residence; Residential property; One story; Subdivision: City of Paris
• Construction: Siding exterior; Built in 1960
• Exterior features: Concrete driveway/walks; Curbs

Interior

• Kitchen: Built-in cabinets; Dual sinks; Solid surface (non-natural) countertops; Utility area in kitchen; Dishwasher; Electric oven; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom approx. 14 x 14; Additional primary bedroom/primary bathrm listed (19 x 15) — multiple primary-designated rooms noted; Third bedroom approx. 11 x 12
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms (both on the main level); Bathrooms include built-in cabinets, linen closet, medicine cabinet, and solid surface counters in at least one bath; One bath features dual sinks and built-in cabinets
• Interior features: Cable TV available; High-speed internet available; 10 total rooms; One living area; One dining area; Levels: One
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; Separate utility room with space for freezer and utility closet (approx. 9 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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: crime F, amenities F, commute 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.
• Zoned schools: Givens Early Childhood Center (103 students, 93% FRL) — zoned schools average 93% FRL vs 70% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 36% 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• 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 $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.31% ✓
• Cap rate: 17.72%
• Cash-on-cash: 40.83%
• DSCR: 2.82
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $165,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 SE 22nd St	0.00mi	3/2.0	1,704 (0%)	1mo	$60,000	$35	95
2240 Hubbard	0.11mi	3/1.0	1,644 (-4%)	1mo	$159,900	$97	88
693 SE 25th St	0.42mi	3/1.0	1,580 (-7%)	1mo	$95,000	$60	68
831 17th St SE	0.50mi	3/2.0	1,784 (+5%)	1mo	$135,000	$76	64
1745 E Cherry	0.45mi	3/2.0	1,569 (-8%)	2mo	$195,000	$124	60
841 20th St SE	0.45mi	3/2.0	1,575 (-8%)	10mo	$169,000	$107	54
2465 Highland Rd	0.60mi	3/2.0	1,566 (-8%)	2mo	$219,900	$140	53
1347 E Houston St	0.49mi	2/2.0 (-1)	1,542 (-10%)	2mo	$79,000	$51	51
2025 Cedar St	0.59mi	3/2.0	1,552 (-9%)	4mo	$164,500	$106	50
3025 E Houston St	0.65mi	2/1.0 (-1)	1,528 (-10%)	2mo	$123,000	$80	46
1910 E Polk St	0.56mi	3/2.0	1,908 (+12%)	6mo	$149,000	$78	45
2965 Mahaffey Ln	0.72mi	3/2.0	1,594 (-6%)	8mo	$199,900	$125	44

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: 37.4%
• Equity multiple: 2.59×
• Total profit: $26,768
• Equity at exit: $8,946

10-year hold

• IRR: 44.0%
• Equity multiple: 5.20×
• Total profit: $70,543
• Equity at exit: $5,188

Cash invested: $16,800 (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: 274
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$185 /mo · $2,221/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $572

Break-even live

Break-even rent $664

Max offer price $60,000

Occupancy floor 54%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2246 Simpson St Paris, TX	3.0	1.0	1508	$1,250	$0.83	43d	1	0.28mi
2121 Cedar St Paris, TX	3.0	2.0	1394	$2,000	$1.43	43d	1	0.58mi
370 29th St NE Paris, TX	3.0	1.0	1220	$1,200	$0.98	43d	1	0.68mi

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-02-19
   listed $60,000 Active
3. 2006-05-02
   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: $2,221 · $185/mo
• Projected year-2 tax: $2,221 · $185/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $16,652
• − Mortgage interest: −$3,361
• − Property taxes: −$2,221
• − Insurance: −$300
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$1,745
• Taxable income: $6,361
• Est. tax owed @ 24.0%: −$1,527
• After-tax cash flow: $5,332/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

• 2026-05-15 Pending — NTREIS
• 2026-02-19 Listed $60,000 NTREIS
• 2006-05-02 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,221 · +1.2% YoY. Source: county tax records.