Two-Story
New
For Sale
$360,000
600-610 SYCAMORE Street, Paris, TX 75460
ResidentialIncome, Paris, TX
Property Size2,400 SF
Lot Size0.19 Acres
Price / SF$150
Days on Market7
Property Features for 600-610 SYCAMORE Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
6
Bathrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bedroom 3, Bathroom 3, Bathroom 5, Bathroom 6, Bedroom 5, Bedroom 2, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 6, Bedroom 4, Bathroom 4
Parking
2
Parking features
Driveway
Interior features
DecorativeDesignerLightingFixtures, GraniteCounters, CableTv, WalkInClosets
Appliances
Dishwasher, ElectricOven, Disposal
Lot features
Corner Lot
Elementary school
Aiken
Middle school
Crockett,Travis
High school
Paris
Elementary school district
Paris ISD
Middle school district
Paris ISD
High school district
Paris ISD
Directions
GPS FRIENDLY; CORNER OF 6TH AND SYCAMORE
Standard status
Active
APN
100467
Size
2,400 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Description
BLOCK 188-C
Legal Description
BLOCK 188-C
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air, Ceiling Fan(s)
Water source
Public
Building Details
Year built
2026
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Carpet
Building materials
BoardAndBattenSiding, Rock, Stone
Roof type
Composition
Listing Agency:
Glass Land and Home LLC
(903) 785-8457
Listed By:
Karen Marsh · License #0541391
(903) 785-8457
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 26 at 11:06PM
MLS# 21365284
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.
Investment Insights
Based on property information with market context.
This two-unit duplex contains approximately 2,400 square feet, with each residence offering approximately 1,200 square feet across two levels. Each layout includes an open living and dining area, galley kitchen with granite countertops and stainless steel appliances, a guest half bath, washer and dryer connections, and backyard access. The upper level provides three bedrooms and two full bathrooms, including a primary suite with a private bath and walk-in closet. Vinyl and carpet flooring, central heating and cooling, public water, and public sewer are included. The property is fully occupied and situated on a 0.19-acre corner lot at 600-610 Sycamore Street in Paris. Downtown Paris, local shopping, restaurants, and the historic Paris Town Plaza are within walking distance.
Key Highlights
- Two‑unit duplex totaling approximately 2,400 square feet
- Each unit offers approximately 1,200 square feet with 3 bedrooms and 2.5 bathrooms
- 100% occupied with rental income in place
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
Property Profile
Current Use
Lease Details
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 occupied two-unit property with three-bedroom layouts, updated finishes, and rental income in place.
Where is this duplex located?
The property is located at 600-610 SYCAMORE Street 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 approximately 2,400 square feet; Each unit offers approximately 1,200 square feet with 3 bedrooms and 2.5 bathrooms; 100% occupied with rental income in place
