New Construction
For Sale
$360,000
600-610 Sycamore St, Paris, TX 75460
Fully leased corner-lot property with two-story residences, private primary suites, and granite-finished kitchens.
Property Size2,400 SF
Price / SF$150
Days on Market13
Property Features for 600-610 Sycamore St
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
2
Building Details
Year Built
2026
Buildings
1
Stories
2
Listing Agency:
Glass Land and Home LLC
(903) 785-8457
Listed By:
Karen Marsh · License #0541391
Source:
Easttxhomesforsale
Added: Aug 18
Changed: Aug 29
Last Checked: Aug 29 at 11:58AM
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 Glass Land and Home LLC
Investment Insights
Based on property information with market context.
This newly built duplex contains two townhouse-style residences totaling 2,400 square feet, with approximately 1,200 square feet per unit. Each two-story layout includes an open living and dining area, a galley kitchen with granite countertops and stainless steel appliances, a half bathroom, laundry connections, and access to a private backyard. The upper level provides three bedrooms and two full bathrooms, including a primary suite with its own bath and walk-in closet.
The property is 100% occupied and sits on a corner lot at 600-610 Sycamore St in Paris, Texas. Its setting is within walking distance of downtown Paris, local shopping, restaurants, and the historic Paris Town Plaza. The 2026 construction offers recently completed residential improvements with rental occupancy already in place.
The property is 100% occupied and sits on a corner lot at 600-610 Sycamore St in Paris, Texas. Its setting is within walking distance of downtown Paris, local shopping, restaurants, and the historic Paris Town Plaza. The 2026 construction offers recently completed residential improvements with rental occupancy already in place.
Key Highlights
- Two‑unit duplex totaling 2,400 square feet
- Approximately 1,200 square feet per residence
- Each unit includes 3 bedrooms and 2 full bathrooms
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
$19,374
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
5.38%
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%
$387,480
$387.5K
Cap Rate 7%
$276,771
$276.8K
Cap Rate 9%
$215,267
$215.3K
Market Conditions
NOI Build-Up for 2,400 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
$29.7K $12.36/SF
− Vacancy
−$2.0K −$0.83/SF
EGI
$27.7K $11.53/SF
− OpEx
−$8.3K −$3.46/SF
NOI
$19.4K $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%
$387,480
Cap Rate 7%
$276,771
Cap Rate 9%
$215,267
Alternative Uses
Best Use
Multifamily LT 5
$276.8K
$242.2K – $322.9K
NOI $19,374 @ 7.0% cap · market cap 5.38%
Second Best
Apartment 5plus
$249.5K
$218.3K – $291.1K
NOI $17,464 @ 7.0% cap · market cap 4.85%
Theoretical Best
Hotel Hospitality
$1.81M
$1.58M – $2.11M
NOI $126,540 @ 7.0% cap · market cap 35.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
102
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
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Frequently Asked Questions
What type of property is this?
Duplex - Fully leased corner-lot property with two-story residences, private primary suites, and granite-finished kitchens.
Where is this duplex located?
The property is located at 600-610 Sycamore St Paris, TX.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,400 square feet; Approximately 1,200 square feet per residence; Each unit includes 3 bedrooms and 2 full bathrooms
