1310 S 5th St · Bonham, TX 75418

$145,000

2 bd · 1.0 ba · 1,251 sqft · SingleFamily public records · 46 Days on market

Built 1945 0.26 ac lot $116/sqft · 18% below area Est $176k · 18% under

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Why this score? — see what drove the C- 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom, 1 bath home with a metal roof. Home is located on a corner lot, has two living areas, a spacious kitchen and a two car garage. Enjoy the outdoors surrounded by mature landscaping such as fruit trees, roses, pecan trees, daylilies, daisies and more. There is a workshop, a storm cellar, chain link fencing, room for a garden and nice patio areas. Also included is an adjoining vacant lot.

Key facts

• Tenant occupied
• Remodeled kitchen
• Granite countertops

Tags

• TENANT OCCUPIED
• VINYL WOOD LOOK FLOORING
• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPDATED CABINETRY

Property features AI

Finance

• Other: Owner is agent
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; Tenant occupied with lease through 2027-04-30 at $1,275/month (tenant belongings such as washer, dryer, fridge may remain)
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage with double doors and garage facing front; 2 covered parking spaces; No carport spaces
• Security: Smoke detectors
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One-story; Not attached to another property
• Construction: Built in 1945; Siding and other exterior materials; Composition roof; Preowned
• Exterior features: Fenced yard; Covered patio/porch; Landscaped lot

Interior

• Kitchen: Granite countertops; Eat-in kitchen; Disposal; Electric range
• Bedrooms: Primary bedroom on main level; Second bedroom on main level
• Flooring: Luxury vinyl plank
• Bathrooms: 1 full bathroom on main level with built-in cabinets
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Built-in features; Cable TV available; Decorative lighting; Eat-in kitchen; Granite counters; High speed internet available; Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (4.4% below list).
• Recommended offer: $139k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.5% in Bonham — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#785 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools D-, amenities F.
• Bonham ISD (town): math 37% / reading 38% proficiency, ranked #477 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 277 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% of comp listings sitting > 30 days — soft ceiling on asking rent; 82 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fannin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,606 (4.4% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 0.96% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $176,096
• List price: $145,000
• Delta: -17.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 S 5th St	0.04mi	3/2.0 (+1)	1,120 (-10%)	6mo	$97,000	$87	67
906 Benton St	0.34mi	3/2.0 (+1)	1,243 (-1%)	11mo	$223,000	$179	65
1220 S 5th St	0.09mi	3/1.0 (+1)	1,404 (+12%)	13mo	$70,000	$50	60
810 S 4th St	0.34mi	3/2.0 (+1)	1,217 (-3%)	17mo	$230,000	$189	56
911 S 4th St	0.30mi	3/2.0 (+1)	1,396 (+12%)	3mo	$159,900	$115	55
501 S 5th St	0.57mi	3/2.0 (+1)	1,217 (-3%)	6mo	$224,900	$185	55
502 S 3rd St	0.58mi	3/2.0 (+1)	1,217 (-3%)	12mo	$235,000	$193	50
411 Henderson St	0.57mi	3/2.0 (+1)	1,375 (+10%)	5mo	$275,000	$200	43
314 Braz St	0.73mi	3/2.0 (+1)	1,218 (-3%)	14mo	$239,000	$196	41
206 Star St	0.75mi	3/2.0 (+1)	1,383 (+11%)	14mo	$259,000	$187	27

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-16,967
• Equity at exit: $21,620

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-6,326
• Equity at exit: $12,537

Cash invested: $40,600 (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 75418

• Home prices YoY: -8.9%
• Active inventory: 277
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$760
• Tax from tax record: −$172 /mo · $2,063/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $102

Break-even live

Break-even rent $1,257

Max offer price $145,000

Occupancy floor 88%

Sensitivity live

Price	-10% $184	-5% $143	+0% $102	+5% $61	+10% $20
Rent	-10% $-7	-5% $48	+0% $102	+5% $157	+10% $212
Rate	-1.0pp $175	-0.5pp $139	base $102	+0.5pp $65	+1.0pp $26

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 S 6th St Unit 1 Bonham, TX	3.0	2.5	1229	$1,450	$1.18	44d	1	0.38mi
406 S 6th St Unit 1 Bonham, TX	3.0	2.0	1198	$1,300	$1.09	44d	1	0.50mi
406 W 6th St Bonham, TX	3.0	2.0	1198	$1,350	$1.13	44d	1	0.81mi
913 W 12th St Bonham, TX	3.0	2.0	1355	$1,700	$1.25	44d	1	0.94mi
412 E 7th St Unit 2 Bonham, TX	3.0	2.5	1366	$1,500	$1.10	44d	1	1.17mi
317 Jones St Bonham, TX	3.0	2.0	1067	$1,500	$1.41	44d	1	1.20mi
608 E 3rd St Unit 2 Bonham, TX	3.0	2.0	1197	$1,295	$1.08	44d	1	1.24mi
613 E 3rd St Bonham, TX	3.0	2.0	1197	$1,299	$1.09	22d	1	1.24mi
1624 Cedar St Bonham, TX	3.0	2.0	1004	$1,275	$1.27	44d	1	1.41mi
1014 Pine St Bonham, TX	3.0	2.0	1200	$1,475	$1.23	44d	1	1.43mi

Listing history 26 events

1. 2026-06-19
   days on market $145,000 Active 46 DOM
2. 2026-06-18
   days on market $145,000 Active 45 DOM
3. 2026-06-17
   days on market $145,000 Active 44 DOM
4. 2026-06-16
   days on market $145,000 Active 43 DOM
5. 2026-06-15
   days on market $145,000 Active 42 DOM
6. 2026-06-14
   days on market $145,000 Active 40 DOM
7. 2026-06-12
   days on market $145,000 Active 39 DOM
8. 2026-06-09
   days on market $145,000 Active 36 DOM
9. 2026-06-08
   days on market $145,000 Active 35 DOM
10. 2026-06-07
    days on market $145,000 Active 34 DOM
11. 2026-06-05
    days on market $145,000 Active 32 DOM
12. 2026-06-04
    days on market $145,000 Active 30 DOM
13. 2026-06-02
    days on market $145,000 Active 29 DOM
14. 2026-06-01
    days on market $145,000 Active 28 DOM
15. 2026-05-31
    days on market $145,000 Active 27 DOM
16. 2026-05-31
    days on market $145,000 Active 26 DOM
17. 2026-05-04
    listed $155,000 Active 992-char remark
18. 2024-11-26
    historical
19. 2024-09-20
    listed $152,000 Active
20. 2022-07-01
    soldstatus
21. 2014-08-26
    soldstatus Sold

    Show marketing remark (398 chars)

    2 bedroom, 1 bath home with a metal roof. Home is located on a corner lot, has two living areas, a spacious kitchen and a two car garage. Enjoy the outdoors surrounded by mature landscaping such as fruit trees, roses, pecan trees, daylilies, daisies and more. There is a workshop, a storm cellar, chain link fencing, room for a garden and nice patio areas. Also included is an adjoining vacant lot.

22. 2014-07-31
    status Pending

    Show marketing remark (398 chars)

    2 bedroom, 1 bath home with a metal roof. Home is located on a corner lot, has two living areas, a spacious kitchen and a two car garage. Enjoy the outdoors surrounded by mature landscaping such as fruit trees, roses, pecan trees, daylilies, daisies and more. There is a workshop, a storm cellar, chain link fencing, room for a garden and nice patio areas. Also included is an adjoining vacant lot.

23. 2014-07-29
    price $35,000

    Show marketing remark (398 chars)

    2 bedroom, 1 bath home with a metal roof. Home is located on a corner lot, has two living areas, a spacious kitchen and a two car garage. Enjoy the outdoors surrounded by mature landscaping such as fruit trees, roses, pecan trees, daylilies, daisies and more. There is a workshop, a storm cellar, chain link fencing, room for a garden and nice patio areas. Also included is an adjoining vacant lot.

24. 2014-07-22
    price $30,000 Active

    Show marketing remark (398 chars)

    2 bedroom, 1 bath home with a metal roof. Home is located on a corner lot, has two living areas, a spacious kitchen and a two car garage. Enjoy the outdoors surrounded by mature landscaping such as fruit trees, roses, pecan trees, daylilies, daisies and more. There is a workshop, a storm cellar, chain link fencing, room for a garden and nice patio areas. Also included is an adjoining vacant lot.

25. 2014-06-07
    listed $35,000 Active

    Show marketing remark (398 chars)

    2 bedroom, 1 bath home with a metal roof. Home is located on a corner lot, has two living areas, a spacious kitchen and a two car garage. Enjoy the outdoors surrounded by mature landscaping such as fruit trees, roses, pecan trees, daylilies, daisies and more. There is a workshop, a storm cellar, chain link fencing, room for a garden and nice patio areas. Also included is an adjoining vacant lot.

26. 1995-03-14
    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: $2,063 · $172/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$591/yr (+$49/mo · 28.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,633
• − Mortgage interest: −$8,122
• − Property taxes: −$2,063
• − Insurance: −$725
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$4,218
• Taxable loss: −$1,157
• Est. tax savings @ 24.0%: +$278
• After-tax cash flow: $1,505/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: Bonham ISD
• NCES district ID: 4810800
• Math proficiency: 37% ▼ -1.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $41,740
• Composite: 31.63/100
• National rank: #5937
• State rank: #477 of 826 in TX

Livability — Bonham

• Score: 64/100
• State rank: #785
• US rank: #14360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bonham, TX
• County: Fannin County · 15,155 people
• City population: 15,155
• Metro: Bonham, TX
• Population (ZIP): 15,155
• Household income: $68,918
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 281.0

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 33,423 people
• By 2030: 33,035 · -1.2%
• By 2040: 32,250 · -3.5%
• By 2050: 31,462 · -5.9%
• By 2075: 29,447 · -11.9%
• By 2100: 25,459 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 17% Black 10% Two or more races 8%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, Philippines
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+67.4) · D 15.9% · R 83.3%
• 2008→2024 swing: -27.8pp toward R · 2008: -39.6pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+63.4 2016: R+61.9 2012: R+52.5 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.59%
• Current HPI: 262.7177
• Rent YoY: —
• Metro: Bonham, TX
• 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

+314.3% since first listed

11 events — show timeline

• 2026-05-29 Price Changed $145,000 NTREIS
• 2026-05-04 Listed $155,000 NTREIS
• 2024-11-26 Listing Removed — NTREIS
• 2024-09-20 Listed $152,000 NTREIS
• 2022-07-01 Sold (Public Records) — Public Records
• 2014-08-26 Sold (MLS) — NTREIS
• 2014-07-31 Pending — NTREIS
• 2014-07-29 Price Changed $35,000 NTREIS
• 2014-07-22 Price Changed $30,000 NTREIS
• 2014-06-07 Listed $35,000 NTREIS
• 1995-03-14 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2025): $2,063 · +18.1% YoY. Source: county tax records.