215 E 12th St · Bonham, TX 75418

$119,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 119 Days on market

Built 1935 5,489 sqft lot $112/sqft · 30% below area Est $170k · 30% under

---

Why this score? — see what drove the B- 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.0/10.0
• 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

Cute, tidy and freshly refinished three bedroom, one bath with central HVAC. Located in a great spot with good neighbors in the heart of Bonham. Fresh paint and floors, new HVAC ducting and a beautifully refinished bathroom. Other features include metal roof, oversized carport and large front porch for your enjoyment. The house also includes a full appliance package including a washer and dryer so it is truly move in ready

Key facts

• Central hvac
• New hvac ducting
• Metal roof

Tags

• CENTRAL HVAC
• FRESH PAINT
• NEW HVAC DUCTING
• REFINISHED BATHROOM
• METAL ROOF
• OVERSIZED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 278 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 87% 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 $823 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 119 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.25%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (median comp): $169,754
• List price: $119,000
• Delta: -29.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 Pine St	0.24mi	3/1.0	1,150 (+8%)	2mo	$167,900	$146	73
618 Pine St	0.43mi	3/2.0	1,050 (-1%)	7mo	$188,000	$179	68
903 E 10th St	0.47mi	3/1.0	1,038 (-2%)	8mo	$55,000	$53	67
217 E Boyd Ave	0.47mi	3/1.0	1,096 (+3%)	9mo	$139,000	$127	66
1711 Oriental St	0.48mi	2/1.0 (-1)	1,032 (-3%)	2mo	$118,000	$114	66
220 E Evans Ave	0.61mi	3/1.0	1,079 (+1%)	5mo	$150,000	$139	65
509 Allen Ave	0.42mi	2/1.0 (-1)	1,176 (+10%)	1mo	$60,000	$51	57
1406 Pecan	0.46mi	2/1.0 (-1)	1,134 (+7%)	7mo	$88,500	$78	56
513 Allen Ave	0.43mi	3/2.0	1,218 (+14%)	1mo	$154,900	$127	50
509 Lipscomb St	0.69mi	2/1.0 (-1)	986 (-7%)	3mo	$135,000	$137	48
710 Union Ave	0.57mi	3/2.0	1,164 (+9%)	12mo	$125,000	$107	44
225 Victory St	0.58mi	3/1.5	1,186 (+12%)	12mo	$200,000	$169	42

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,114
• Equity at exit: $17,743

10-year hold

• IRR: 8.8%
• Equity multiple: 1.68×
• Total profit: $22,530
• Equity at exit: $10,289

Cash invested: $33,320 (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: 278
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$624
• Tax from tax record: −$174 /mo · $2,093/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $285

Break-even live

Break-even rent $1,073

Max offer price $119,000

Occupancy floor 75%

Sensitivity live

Price	-10% $352	-5% $318	+0% $285	+5% $251	+10% $217
Rent	-10% $171	-5% $228	+0% $285	+5% $341	+10% $398
Rate	-1.0pp $345	-0.5pp $315	base $285	+0.5pp $254	+1.0pp $222

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Pine St Bonham, TX	3.0	2.0	1200	$1,475	$1.23	44d	1	0.26mi
317 Jones St Bonham, TX	3.0	2.0	1067	$1,500	$1.41	44d	1	0.27mi
412 E 7th St Unit 2 Bonham, TX	3.0	2.5	1366	$1,500	$1.10	44d	1	0.36mi
808 E 12th St Bonham, TX	3.0	2.0	1234	$1,595	$1.29	19d	1	0.39mi
224 E Boyd St Bonham, TX	3.0	1.0	1196	$1,245	$1.04	44d	1	0.43mi
406 W 6th St Bonham, TX	3.0	2.0	1198	$1,350	$1.13	44d	1	0.52mi
708 Union Ave Bonham, TX	2.0	1.0	828	$1,100	$1.33	44d	1	0.56mi
1624 Cedar St Bonham, TX	3.0	2.0	1004	$1,275	$1.27	44d	1	0.57mi
1803 Franklin St Unit 1 Bonham, TX	2.0	1.0	1006	$1,100	$1.09	44d	1	0.57mi
229 E Evans Ave Bonham, TX	3.0	2.0	1090	$1,264	$1.16	44d	1	0.63mi
613 E 3rd St Bonham, TX	3.0	2.0	1197	$1,299	$1.09	23d	1	0.63mi
913 W 12th St Bonham, TX	3.0	2.0	1355	$1,700	$1.25	44d	1	0.66mi
608 E 3rd St Unit 2 Bonham, TX	3.0	2.0	1197	$1,295	$1.08	44d	1	0.66mi
406 S 6th St Unit 1 Bonham, TX	3.0	2.0	1198	$1,300	$1.09	44d	1	0.98mi
805 S 6th St Unit 1 Bonham, TX	3.0	2.5	1229	$1,450	$1.18	44d	1	1.06mi

Listing history 36 events

1. 2026-06-21
   days on market $119,000 Active 119 DOM
2. 2026-06-19
   pricedays on market $119,000 Active 117 DOM
3. 2026-06-18
   days on market $124,900 Active 116 DOM
4. 2026-06-17
   days on market $124,900 Active 115 DOM
5. 2026-06-16
   days on market $124,900 Active 114 DOM
6. 2026-06-15
   days on market $124,900 Active 113 DOM
7. 2026-06-14
   days on market $124,900 Active 111 DOM
8. 2026-06-13
   price $124,900 Active 110 DOM
9. 2026-06-12
   days on market $129,900 Active 110 DOM
10. 2026-06-09
    days on market $129,900 Active 107 DOM
11. 2026-06-08
    days on market $129,900 Active 106 DOM
12. 2026-06-07
    statusdays on market $129,900 Active 105 DOM
13. 2026-06-05
    days on market $129,900 Active Option Contract 103 DOM
14. 2026-06-04
    days on market $129,900 Active Option Contract 101 DOM
15. 2026-06-02
    days on market $129,900 Active Option Contract 100 DOM
16. 2026-06-01
    status $129,900 Active Option Contract 99 DOM
17. 2026-06-01
    days on market $129,900 Active 99 DOM
18. 2026-05-31
    days on market $129,900 Active 98 DOM
19. 2026-05-31
    days on market $129,900 Active 97 DOM
20. 2026-05-15
    price $138,999 426-char remark

    Show marketing remark (426 chars)

    Cute, tidy and freshly refinished three bedroom, one bath with central HVAC. Located in a great spot with good neighbors in the heart of Bonham. Fresh paint and floors, new HVAC ducting and a beautifully refinished bathroom. Other features include metal roof, oversized carport and large front porch for your enjoyment. The house also includes a full appliance package including a washer and dryer so it is truly move in ready

21. 2026-05-09
    price $139,999 426-char remark

    Show marketing remark (426 chars)

    Cute, tidy and freshly refinished three bedroom, one bath with central HVAC. Located in a great spot with good neighbors in the heart of Bonham. Fresh paint and floors, new HVAC ducting and a beautifully refinished bathroom. Other features include metal roof, oversized carport and large front porch for your enjoyment. The house also includes a full appliance package including a washer and dryer so it is truly move in ready

22. 2026-04-27
    price $143,000 426-char remark

    Show marketing remark (426 chars)

    Cute, tidy and freshly refinished three bedroom, one bath with central HVAC. Located in a great spot with good neighbors in the heart of Bonham. Fresh paint and floors, new HVAC ducting and a beautifully refinished bathroom. Other features include metal roof, oversized carport and large front porch for your enjoyment. The house also includes a full appliance package including a washer and dryer so it is truly move in ready

23. 2026-04-21
    price $145,000 426-char remark

    Show marketing remark (426 chars)

    Cute, tidy and freshly refinished three bedroom, one bath with central HVAC. Located in a great spot with good neighbors in the heart of Bonham. Fresh paint and floors, new HVAC ducting and a beautifully refinished bathroom. Other features include metal roof, oversized carport and large front porch for your enjoyment. The house also includes a full appliance package including a washer and dryer so it is truly move in ready

24. 2026-04-16
    price $146,000 426-char remark

    Show marketing remark (426 chars)

    Cute, tidy and freshly refinished three bedroom, one bath with central HVAC. Located in a great spot with good neighbors in the heart of Bonham. Fresh paint and floors, new HVAC ducting and a beautifully refinished bathroom. Other features include metal roof, oversized carport and large front porch for your enjoyment. The house also includes a full appliance package including a washer and dryer so it is truly move in ready

25. 2026-04-10
    status Active 426-char remark

    Show marketing remark (426 chars)

    Cute, tidy and freshly refinished three bedroom, one bath with central HVAC. Located in a great spot with good neighbors in the heart of Bonham. Fresh paint and floors, new HVAC ducting and a beautifully refinished bathroom. Other features include metal roof, oversized carport and large front porch for your enjoyment. The house also includes a full appliance package including a washer and dryer so it is truly move in ready

26. 2026-04-07
    historical Active Option Contract 426-char remark

    Show marketing remark (426 chars)

    Cute, tidy and freshly refinished three bedroom, one bath with central HVAC. Located in a great spot with good neighbors in the heart of Bonham. Fresh paint and floors, new HVAC ducting and a beautifully refinished bathroom. Other features include metal roof, oversized carport and large front porch for your enjoyment. The house also includes a full appliance package including a washer and dryer so it is truly move in ready

27. 2026-04-03
    price $147,000 426-char remark

    Show marketing remark (426 chars)

    Cute, tidy and freshly refinished three bedroom, one bath with central HVAC. Located in a great spot with good neighbors in the heart of Bonham. Fresh paint and floors, new HVAC ducting and a beautifully refinished bathroom. Other features include metal roof, oversized carport and large front porch for your enjoyment. The house also includes a full appliance package including a washer and dryer so it is truly move in ready

28. 2026-04-01
    status Active 426-char remark

    Show marketing remark (426 chars)

    Cute, tidy and freshly refinished three bedroom, one bath with central HVAC. Located in a great spot with good neighbors in the heart of Bonham. Fresh paint and floors, new HVAC ducting and a beautifully refinished bathroom. Other features include metal roof, oversized carport and large front porch for your enjoyment. The house also includes a full appliance package including a washer and dryer so it is truly move in ready

29. 2026-03-04
    historical Active Contingent 426-char remark

    Show marketing remark (426 chars)

    Cute, tidy and freshly refinished three bedroom, one bath with central HVAC. Located in a great spot with good neighbors in the heart of Bonham. Fresh paint and floors, new HVAC ducting and a beautifully refinished bathroom. Other features include metal roof, oversized carport and large front porch for your enjoyment. The house also includes a full appliance package including a washer and dryer so it is truly move in ready

30. 2026-02-22
    listed $149,000 Active 426-char remark

    Show marketing remark (426 chars)

    Cute, tidy and freshly refinished three bedroom, one bath with central HVAC. Located in a great spot with good neighbors in the heart of Bonham. Fresh paint and floors, new HVAC ducting and a beautifully refinished bathroom. Other features include metal roof, oversized carport and large front porch for your enjoyment. The house also includes a full appliance package including a washer and dryer so it is truly move in ready

31. 2026-01-22
    soldstatus
32. 2018-10-10
    soldstatus
33. 2008-09-23
    soldstatus
34. 2008-09-18
    soldstatus 200-char remark

    Show marketing remark (200 chars)

    Investor special! Long term tenant that takes good care of the home and would love to continue. Home is a neat frame just off HWY 78. Home has CH and Air and screened in front porch. Fenced backyard.

35. 2008-08-29
    historical 200-char remark

    Show marketing remark (200 chars)

    Investor special! Long term tenant that takes good care of the home and would love to continue. Home is a neat frame just off HWY 78. Home has CH and Air and screened in front porch. Fenced backyard.

36. 2006-10-23
    listed $30,000 200-char remark

    Show marketing remark (200 chars)

    Investor special! Long term tenant that takes good care of the home and would love to continue. Home is a neat frame just off HWY 78. Home has CH and Air and screened in front porch. Fenced backyard.

ⓘ 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: $2,093 · $174/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$85/yr (+$7/mo · 4.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $17,206
• − Mortgage interest: −$6,666
• − Property taxes: −$2,093
• − Insurance: −$595
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$3,462
• Taxable income: $1,637
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $3,023/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

+363.3% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $138,999 NTREIS
• 2026-05-09 Price Changed $139,999 NTREIS
• 2026-04-27 Price Changed $143,000 NTREIS
• 2026-04-21 Price Changed $145,000 NTREIS
• 2026-04-16 Price Changed $146,000 NTREIS
• 2026-04-10 Relisted — NTREIS
• 2026-04-07 Contingent — NTREIS
• 2026-04-03 Price Changed $147,000 NTREIS
• 2026-04-01 Relisted — NTREIS
• 2026-03-04 Contingent — NTREIS
• 2026-02-22 Listed $149,000 NTREIS
• 2026-01-22 Sold (Public Records) — Public Records
• 2018-10-10 Sold (Public Records) — Public Records
• 2008-09-23 Sold (Public Records) — Public Records
• 2008-09-18 Sold (MLS) — NTREIS
• 2008-08-29 Listing Removed — NTREIS
• 2006-10-23 Listed $30,000 NTREIS

Property tax history

+12.8%/yr

Latest (2025): $2,093 · -1.9% YoY. Source: county tax records.