106 Red Bud St · Ravenna, TX 75476

$125,000

1 bd · 1.0 ba · 640 sqft · SingleFamily public records · 84 Days on market

Built 2021 0.41 ac lot $195/sqft · 62% below area

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Discover peaceful country living with this beautifully situated 640 sq ft tiny home nestled on a generous 0.41-acre lot in Ravenna, Texas. Measuring 14x60, this thoughtfully designed home offers a perfect blend of efficiency and comfort. Step inside to find a functional layout that maximizes space, featuring an open living area, well-equipped kitchen, and cozy sleeping quarters. Whether you're looking for a full-time residence or weekend getaway, this home delivers versatility and charm. Enjoy the wide-open outdoor space with plenty of room for gardening, pets, or future improvements. The property provides a quiet, rural setting while still being within convenient driving distance to nearby towns and amenities.

Key facts

• Generous lot
• Open living area
• Functional layout

Tags

• GENEROUS LOT
• FUNCTIONAL LAYOUT
• OPEN LIVING AREA
• WELL-EQUIPPED KITCHEN
• COZY SLEEPING QUARTERS
• WIDE-OPEN OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (31.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $78k (37.9% below list).
• Recommended offer: $78k (37.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#1,372 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute 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: 24 active listings in the ZIP; 82 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $883 of equity ($864 loan paydown + $19 appreciation (0.0% local appreciation)).
• 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 84 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $77,675 (37.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.72%
• DSCR: 0.66
• GRM: 13.4

CMA / ARV

• ARV (median comp): $328,695
• List price: $125,000
• Delta: -61.97%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

0.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.49×
• Total profit: $-17,916
• Equity at exit: $36,392

10-year hold

• IRR: -4.7%
• Equity multiple: 0.50×
• Total profit: $-17,589
• Equity at exit: $43,822

Cash invested: $35,000 (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 75476

• Home prices YoY: 0.0%
• Active inventory: 24
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $777 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $-225

Break-even live

Break-even rent $1,062

Max offer price $85,208

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $125,000 Active 84 DOM
2. 2026-06-18
   days on market $125,000 Active 83 DOM
3. 2026-06-17
   days on market $125,000 Active 82 DOM
4. 2026-06-16
   days on market $125,000 Active 81 DOM
5. 2026-06-15
   days on market $125,000 Active 80 DOM
6. 2026-06-14
   days on market $125,000 Active 78 DOM
7. 2026-06-12
   days on market $125,000 Active 77 DOM
8. 2026-06-09
   days on market $125,000 Active 74 DOM
9. 2026-06-08
   days on market $125,000 Active 73 DOM
10. 2026-06-07
    days on market $125,000 Active 72 DOM
11. 2026-06-05
    days on market $125,000 Active 70 DOM
12. 2026-06-04
    days on market $125,000 Active 68 DOM
13. 2026-06-02
    days on market $125,000 Active 67 DOM
14. 2026-06-01
    days on market $125,000 Active 66 DOM
15. 2026-05-31
    days on market $125,000 Active 65 DOM
16. 2026-05-31
    days on market $125,000 Active 64 DOM
17. 2026-03-27
    listed $125,000 Active 720-char remark

    Show marketing remark (720 chars)

    Discover peaceful country living with this beautifully situated 640 sq ft tiny home nestled on a generous 0.41-acre lot in Ravenna, Texas. Measuring 14x60, this thoughtfully designed home offers a perfect blend of efficiency and comfort. Step inside to find a functional layout that maximizes space, featuring an open living area, well-equipped kitchen, and cozy sleeping quarters. Whether you're looking for a full-time residence or weekend getaway, this home delivers versatility and charm. Enjoy the wide-open outdoor space with plenty of room for gardening, pets, or future improvements. The property provides a quiet, rural setting while still being within convenient driving distance to nearby towns and amenities.

18. 2014-10-10
    status Pending
19. 2014-10-01
    historical
20. 2014-06-20
    listed $5,000 Active
21. 2011-03-18
    historical
22. 2010-09-21
    listed $10,000 Active

ⓘ 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: $1,576 · $131/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$712/yr (+$59/mo · 45.2%)

ⓘ 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 ≥109°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: $9,321
• − Mortgage interest: −$7,002
• − Property taxes: −$1,576
• − Insurance: −$625
• − Repairs & maintenance: −$746
• − Management: −$746
• − Depreciation: −$3,636
• Taxable loss: −$5,009
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $-1,501/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 — Ravenna

• Score: 55/100
• State rank: #1372
• US rank: #23587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ravenna, TX
• Population (ZIP): 1,203

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 (89%)
• Race & ethnicity: White 89% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Iranian 6% Romanian 3% English 1%
• Foreign-born: 0%

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: ▬ 0.02%
• Current HPI: 102.5739
• Rent YoY: —
• Metro: —
• 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

+1150.0% since first listed

6 events — show timeline

• 2026-03-27 Listed $125,000 NTREIS
• 2014-10-10 Pending — NTREIS
• 2014-10-01 Listing Removed — NTREIS
• 2014-06-20 Listed $5,000 NTREIS
• 2011-03-18 Listing Removed — NTREIS
• 2010-09-21 Listed $10,000 NTREIS

Property tax history

+29.2%/yr

Latest (2025): $1,576 · -14.8% YoY. Source: county tax records.