474 NE 11th St NE · Paris, TX 75460

$52,500

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 4 Days on market

Built 1960 10,803 sqft lot Est $41k · 28% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Rare find in NE Paris, Texas. With a little TLC, this one could be the perfect starter home or an excellent rental property. Solid 2 bedroom, 1 bath ready for a new owner. Spacious living room opens to the dining and kitchen area. Nice sized bedrooms with hall bath. Central HVAC, natural gas, huge back yard. Don't let this one pass you by.

Key facts

• Central hvac
• Huge back yard
• Natural gas

Tags

• SPACIOUS LIVING ROOM
• DINING AND KITCHEN AREA
• CENTRAL HVAC
• NATURAL GAS
• HUGE BACK YARD

Property features AI

Finance

• Other: Lot smaller than 0.5 acre (approx. 0.248 acre); Directions: From Pine Bluff; right on NE 11th; house on the right; sign in yard
• Financial info: Listing is for sale — cash or conventional financing accepted; Unexempt taxes listed (amount not included per instructions)
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Cable available; Electric service: not specified; Municipal Utility District: No
• Home design: Single-family residence; Residential property; Attached: yes; One story; Subdivision: City Of Paris; Facing direction: not specified
• Construction: Built in 1960; Frame construction; Composition roof
• Exterior features: All-weather road access; Cable available; City sewer; City water

Interior

• Kitchen: No appliances listed
• Bedrooms: Primary bedroom (level 1) — approx. 12 x 12
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Eat-in kitchen; High speed internet available; One living area; One dining area; Total rooms: 2; One level
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $52k).
• Cap rate 15.7% 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: 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: 274 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $363 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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: moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,500

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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.89% ✓
• Cap rate: 15.75%
• Cash-on-cash: 33.77%
• DSCR: 2.50
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $41,040
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 13th St NE	0.21mi	2/1.0	732 (+2%)	2mo	$41,999	$57	86
120 10th NE	0.25mi	2/2.0	800 (+11%)	6mo	$149,900	$187	61
1164 Grove St	0.28mi	2/1.0	676 (-6%)	20mo	$69,996	$104	60
1080 13th St NE	0.38mi	2/1.0	816 (+13%)	12mo	$22,500	$28	50
620 17th St NE	0.35mi	2/1.5	816 (+13%)	19mo	$45,500	$56	44
2105 E Price St	0.64mi	1/1.0 (-1)	630 (-12%)	14mo	$35,000	$56	33

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: 29.1%
• Equity multiple: 2.22×
• Total profit: $17,865
• Equity at exit: $7,828

10-year hold

• IRR: 36.5%
• Equity multiple: 4.37×
• Total profit: $49,571
• Equity at exit: $4,539

Cash invested: $14,700 (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: 4.4×

Monthly cashflow live

• Estimated rent: $994 medium
• Mortgage (P&I): −$275
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $414

Break-even live

Break-even rent $471

Max offer price $52,500

Occupancy floor 53%

Sensitivity live

Price	-10% $443	-5% $429	+0% $414	+5% $399	+10% $384
Rent	-10% $335	-5% $374	+0% $414	+5% $453	+10% $492
Rate	-1.0pp $440	-0.5pp $427	base $414	+0.5pp $400	+1.0pp $386

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1432 Fitzhugh Ave Paris, TX	2.0	1.0	600	$900	$1.50	44d	1	0.56mi
60 W Washington St Apt 101 Paris, TX	1.0	1.0	600	$750	$1.25	44d	1	1.03mi
635 7th St SW Paris, TX	1.0–4.0	1.0–2.0	903	$1,200	$1.33	44d	16	1.09mi
916 8th St NW Paris, TX	3.0	1.0	540	$1,250	$2.31	44d	1	1.16mi

Listing history 5 events

1. 2026-05-07
   status Pending
2. 2026-05-04
   status Active
3. 2026-04-30
   listed $52,500 Active
4. 2008-06-16
   soldstatus
5. 2006-02-15
   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: $896 · $75/mo
• Projected year-2 tax: $961 · $80/mo
• Expected delta: +$65/yr (+$5/mo · 7.2%)

ⓘ 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 6/10 Major 6 d/yr ≥110°F today · 19 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: $11,933
• − Mortgage interest: −$2,941
• − Property taxes: −$896
• − Insurance: −$262
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$1,527
• Taxable income: $4,397
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $3,910/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

5 events — show timeline

• 2026-05-07 Pending — NTREIS
• 2026-05-04 Relisted — NTREIS
• 2026-04-30 Listed $52,500 NTREIS
• 2008-06-16 Sold (Public Records) — Public Records
• 2006-02-15 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $896 · +11.4% YoY. Source: county tax records.