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    Mixed-Use Building with Storefront Title is generated by Realmo AI

    20 N Plaza, Paris, TX 75460

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    Claim this Listing
    For Sale
    $899,950

    SINGLE_FAMILY - Paris, TX

    Type:Retail
    Property size:
    16,200 SF
    Lot size:
    0.18 Acres
    Price / SF:
    $55/SF
    Added:
    May 8, 2026
    Days on Market:
    27
    Last Refresh:
    Jun 3 at 3:06 pm

    Property Features for 20 N Plaza

    General Information

    Property type
    Residential
    Property subtype
    Retail
    Parking features
    On Street
    Security features
    Security
    Standard status
    Active
    APN
    13643
    Lot size
    0.18 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Central
    Cooling system
    Electric, Central Air
    Water source
    Public

    Building Details

    Year built
    1917
    Floors in Building
    3
    Number of units
    2
    Flooring type
    Hardwood, Carpet, Tile
    Building materials
    Brick

    We can help!

    Listing Contact
    Bentley Greb
    Bentley Greb

    Listing agent Bentley Greb License #0650433

    Listing office Greb Real Estate Paris, TX

    Listing date May 8, 2026

    MLS# 20929977

    Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Over 16,200 SF flexible brick building with dual access via 15 N. Main St front entrance and a rear alley entry
    • Storefront on the 20 North Plaza side with classic awning, double‑door entry, and glass‑encased display windows
    • Interior features picture windows, a spacious mezzanine, and two upper floors with residential living quarters
    • Upgrades include a brand‑new roof on the 15 N. Main side plus new HVAC, updated electrical and lighting, and a sprinkler system with monitoring/alarm
    • Utilities: public water and public sewer; heating natural gas central and cooling electric central air
    • Flooring includes hardwood, carpet, and tile; parking available on‑street

    Overview

    This one-of-a-kind mixed-use property combines street-level retail presentation with upper residential living. The interior includes picture windows, a spacious mezzanine, two upper floors with residential quarters, and a private office plus generous storage. The building offers dual access, with a main entrance on the 15 N. Main side and an additional rear alley entry, supporting flexible day-to-day operations.

    Located in the heart of downtown Paris, Texas, the storefront faces the 20 North Plaza side. That elevation features a classic awning, a double-door entry, and glass-encased display windows designed to draw in foot traffic. The Plaza side is noted for historically accurate 1960s-era architecture that helps the property stand out among neighboring structures.

    Recent upgrades are highlighted as supporting modern comfort and code compliance, including a brand-new roof on the 15 N. Main side, a new HVAC system, updated electrical and lighting, and a state-of-the-art sprinkler system with full monitoring and alarm capabilities. With its mix of retail frontage, adaptable interior layout, and finished upper living space, the property can fit a flagship-style retail operator, a live-work concept, or an investor seeking a flexible downtown configuration.
    Location Intelligence

    Current Use by Public Records

    Live-work space

    Map

    City
    Paris
    County
    Lamar
    State
    Texas
    Longitude
    -95.556738
    Latitude
    33.661606

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    FAQs

    What type of property is this?
    Live-work space - Versatile building with street-level storefront and upper residential quarters, recently upgraded for comfort and safety.
    Where is this live-work space located?
    The property is located at 20 N Plaza Paris, TX.
    What is the asking price?
    The asking price for this property is $899,950.
    What are key features of this property?
    This property features: Over 16,200 SF flexible brick building with dual access via 15 N. Main St front entrance and a rear alley entry; Storefront on the 20 North Plaza side with classic awning, double‑door entry, and glass‑encased display windows; Interior features picture windows, a spacious mezzanine, and two upper floors with residential living quarters
    (903) 401-2939
    We can help!
    Listing Contact
    Bentley Greb
    Bentley Greb
    Real Estate License ID: 0650433
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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