1320 Moody St · Paducah, TX 79248

$119,000

4 bd · 2.0 ba · 1,989 sqft · SingleFamily public records · 91 Days on market

Built 1986 8,624 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NICE 4 bedrooms and 2 Full Bathrooms , Full size Kitchen with open counter to Big breakfast Room, and 2 Full Garages attached, Back Garage Designed for office. Located in the heart of city of PADUCAH , Great Neighborhood, Excellent School system, This House Total Remodeled (new Floor, New Bathroom Remodeled, Ceramic Floor in Bathroom, New Paint) listing agent Owner, PLEASE DON'T DISTURBED TENANTS

Key facts

• Big breakfast room
• New paint
• Total remodeled

Tags

• FULL SIZE KITCHEN
• BIG BREAKFAST ROOM
• TOTAL REMODELED
• CERAMIC FLOOR IN BATHROOM
• NEW PAINT

Property features AI

Finance

• Other: Total of 9 rooms; Living area approximately 1,989
• Financial info: Lease considered
• HOA & community: Gutters noted in community features

Exterior

• Parking: Attached garage with workshop area; Oversized garage; Driveway; Garage provides 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces south; One-story entry (all main rooms listed on first floor)
• Construction: Brick construction; Shingle and wood roof; Built in 1986; Pillar/post/pier and slab foundation
• Exterior features: Private yard; Corner lot; Asphalt and gravel road access

Interior

• Kitchen: Disposal
• Bedrooms: Primary bedroom on first floor; Additional bedrooms on first floor (total 4 bedrooms)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric and Gas); Central air conditioning (Electric and Gas)
• Interior features: Breakfast bar; Kitchen/family room combo; Tub/shower
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#740 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• Paducah ISD (rural): math 50% / reading 30% proficiency, ranked #766 of 1,141 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($823 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y ago; this cycle's ask is 11800% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.13% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.15%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $37,791
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 Backus St	0.44mi	3/2.0 (-1)	1,880 (-6%)	3mo	$35,000	$19	62

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: 18.9%
• Equity multiple: 2.07×
• Total profit: $35,781
• Equity at exit: $53,508

10-year hold

• IRR: 20.2%
• Equity multiple: 3.92×
• Total profit: $97,234
• Equity at exit: $82,462

Cash invested: $33,320 (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 79248

• Active inventory: 12
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $337

Break-even live

Break-even rent $921

Max offer price $119,000

Occupancy floor 70%

Sensitivity live

Price	-10% $405	-5% $371	+0% $337	+5% $304	+10% $270
Rent	-10% $231	-5% $284	+0% $337	+5% $391	+10% $444
Rate	-1.0pp $397	-0.5pp $368	base $337	+0.5pp $306	+1.0pp $275

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-21
   days on market $119,000 Active 91 DOM
2. 2026-06-21
   days on market $119,000 Active 90 DOM
3. 2026-06-18
   days on market $119,000 Active 88 DOM
4. 2026-06-17
   days on market $119,000 Active 87 DOM
5. 2026-06-16
   days on market $119,000 Active 86 DOM
6. 2026-06-15
   days on market $119,000 Active 85 DOM
7. 2026-06-15
   days on market $119,000 Active 84 DOM
8. 2026-06-13
   days on market $119,000 Active 83 DOM
9. 2026-06-12
   days on market $119,000 Active 82 DOM
10. 2026-06-10
    days on market $119,000 Active 79 DOM
11. 2026-06-08
    days on market $119,000 Active 78 DOM
12. 2026-06-08
    days on market $119,000 Active 77 DOM
13. 2026-06-05
    days on market $119,000 Active 75 DOM
14. 2026-06-03
    days on market $119,000 Active 73 DOM
15. 2026-06-02
    days on market $119,000 Active 72 DOM
16. 2026-06-01
    days on market $119,000 Active 71 DOM
17. 2026-05-31
    days on market $119,000 Active 70 DOM
18. 2026-05-12
    historical $1,000
19. 2026-05-05
    listed $1,000
20. 2026-03-31
    historical $1,200
21. 2026-03-24
    listed $1,200
22. 2026-03-22
    listed $119,000 Active
23. 2026-02-16
    historical $1,200
24. 2026-02-13
    listed $1,200
25. 2025-12-31
    historical
26. 2025-06-23
    historical $799
27. 2025-05-19
    price $799
28. 2025-04-20
    listed $695
29. 2025-01-26
    listed $119,000 Active
30. 2025-01-17
    price $99,700
31. 2024-11-27
    historical
32. 2024-07-30
    historical $799
33. 2024-07-25
    listed $799
34. 2024-07-09
    listed $129,000 Active
35. 2023-09-01
    historical
36. 2021-05-25
    soldstatus
37. 2021-03-18
    listed $45,995
38. 2021-03-11
    historical
39. 2020-06-17
    listed $45,000
40. 2000-04-07
    soldstatus
41. 1996-08-27
    soldstatus
42. 1992-04-30
    soldstatus
43. 1980-07-01
    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: $644 · $54/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$1,533/yr (+$128/mo · 237.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,172
• − Mortgage interest: −$6,666
• − Property taxes: −$644
• − Insurance: −$595
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,462
• Taxable income: $2,217
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $3,516/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: Paducah ISD
• NCES district ID: 4833900
• Math proficiency: 50% ▲ 15.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $34,369
• Composite: 35.47/100
• National rank: #9762
• State rank: #766 of 1141 in TX

Livability — Paducah

• Score: 64/100
• State rank: #740
• US rank: #13726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paducah, TX
• Population (ZIP): 1,124

Population outlook (Cottle County) Hauer SSP2

• Today (2025): 1,369 people
• By 2030: 1,358 · -0.8%
• By 2040: 1,360 · -0.7%
• By 2050: 1,369 · +0.0%
• By 2075: 1,420 · +3.7%
• By 2100: 1,307 · -4.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 30% Two or more races 29% Black 6%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 7% Hungarian 5% Lithuanian 3%
• Languages at home: 85% English-only · Spanish 15%

Political lean MEDSL · Cottle

• 2024 margin: Solid R (+72.5) · D 13.6% · R 86.0%
• 2008→2024 swing: -26.8pp toward R · 2008: -45.7pp · 2024: -72.5pp
• All cycles: 2024: R+72.5 2020: R+64.5 2016: R+69.0 2012: R+50.5 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-97.8% since first listed

26 events — show timeline

• 2026-05-12 Rental Removed $1,000 HARMLS
• 2026-05-05 Listed for Rent $1,000 HARMLS
• 2026-03-31 Rental Removed $1,200 HARMLS
• 2026-03-24 Listed for Rent $1,200 HARMLS
• 2026-03-22 Listed $119,000 HARMLS
• 2026-02-16 Rental Removed $1,200 HARMLS
• 2026-02-13 Listed for Rent $1,200 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2025-06-23 Rental Removed $799 HARMLS
• 2025-05-19 Price Changed $799 HARMLS
• 2025-04-20 Listed for Rent $695 HARMLS
• 2025-01-26 Listed $119,000 HARMLS
• 2025-01-17 Price Changed $99,700 HARMLS
• 2024-11-27 Listing Removed — HARMLS
• 2024-07-30 Rental Removed $799 HARMLS
• 2024-07-25 Listed for Rent $799 HARMLS
• 2024-07-09 Listed $129,000 HARMLS
• 2023-09-01 Rental Removed — HARMLS
• 2021-05-25 Sold (MLS) — HARMLS
• 2021-03-18 Listed $45,995 HARMLS
• 2021-03-11 Listing Removed — HARMLS
• 2020-06-17 Listed $45,000 HARMLS
• 2000-04-07 Sold (Public Records) — Public Records
• 1996-08-27 Sold (Public Records) — Public Records
• 1992-04-30 Sold (Public Records) — Public Records
• 1980-07-01 Sold (Public Records) — Public Records

Property tax history

-7.5%/yr

Latest (2025): $644 · -3.8% YoY. Source: county tax records.