Duplex With Private
For Sale
$140,000
545 E Houston St, Paris, TX 75460
Converted two-unit residence with separate access, a shared yard, and a metal roof within Paris city limits.
Property Size1,404 SF
Price / SF$99.72
Days on Market530
Property Features for 545 E Houston St
General Information
Standard status
Active
Size
1,404 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
shared yard
Building Details
Buildings
1
Listing Agency:
United Country Altaterra Realt
Listed By:
Kimberly Ross · License #0668511
(903) 438-2585
Source:
Divinerealtygrp
Added: Mar 25, 2025
Changed: Sep 2
Last Checked: Sep 5 at 8:41AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of United Country Altaterra Realt
Investment Insights
Based on property information with market context.
This duplex occupies a converted residence with 1,404 square feet of interior space. Each unit has its own private entrance, creating distinct living areas within the property. A durable metal roof and shared yard are additional physical features, while the configuration supports independent occupancy between the two units.
The property is located within the Paris city limits on E Houston St, with shopping, dining, schools, and other local amenities nearby. It is offered separately or as part of a portfolio, providing flexibility for the acquisition structure.
The property is located within the Paris city limits on E Houston St, with shopping, dining, schools, and other local amenities nearby. It is offered separately or as part of a portfolio, providing flexibility for the acquisition structure.
Key Highlights
- Duplex conversion with 1,404 square feet of interior space
- Two units, each with a private entrance
- Durable metal roof
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$11,334
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.10%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$226,680
$226.7K
Cap Rate 7%
$161,914
$161.9K
Cap Rate 9%
$125,933
$125.9K
Market Conditions
NOI Build-Up for 1,404 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$17.4K $12.36/SF
− Vacancy
−$1.2K −$0.83/SF
EGI
$16.2K $11.53/SF
− OpEx
−$4.9K −$3.46/SF
NOI
$11.3K $8.07/SF
Area
Lamar County, TX
Vacancy
6.70%
Lease Rate
$12.36 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$226,680
Cap Rate 7%
$161,914
Cap Rate 9%
$125,933
Alternative Uses
Best Use
Multifamily LT 5
$161.9K
$141.7K – $188.9K
NOI $11,334 @ 7.0% cap · market cap 8.10%
Second Best
Apartment 5plus
$145.9K
$127.7K – $170.3K
NOI $10,216 @ 7.0% cap · market cap 7.30%
Theoretical Best
Hotel Hospitality
$1.06M
$925.3K – $1.23M
NOI $74,026 @ 7.0% cap · market cap 52.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,014
Businesses Nearby
Explore this area
Business Placement
Demographics for 75460, TX
22,925
Population
11,210
Households
2
Avg Household Size
38
Median Age
17%
College-Educated
88%
High-School Grad
101.9 sq mi
ZIP Area
225
Density / Sq Mi
$44,241
Median Household Income
$30,546
Median Earnings
$895
Median Rent
$123,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Converted two-unit residence with separate access, a shared yard, and a metal roof within Paris city limits.
Where is this duplex located?
The property is located at 545 E Houston St Paris, TX.
What is the asking price?
The asking price for this property is $140,000.
What are key features of this property?
This property features: Duplex conversion with 1,404 square feet of interior space; Two units, each with a private entrance; Durable metal roof
