803 E 14th St · Bonham, TX 75418

$125,000

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 126 Days on market

Built 1940 10,280 sqft lot $98/sqft · 26% below area Est $168k · 26% under ↓ 7% since listing

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.8/10.0
• 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, clean, and recently renovated cottage, ready for a new family to call it home. 3 bedrooms, 2 full bathrooms, new vinyl plank flooring and fresh paint throughout. Kitchen features freshly painted cabinets and new countertops. Large lot with a storage unit towards the back fence line. Attached carport offers space for one car. Great price point and the seller does offer owner financing. Schedule your showing today!

Key facts

• Fresh paint
• Large lot
• New countertops

Tags

• RECENTLY RENOVATED COTTAGE
• NEW VINYL PLANK FLOORING
• FRESH PAINT
• FRESHLY PAINTED CABINETS
• NEW COUNTERTOPS
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.18% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (median comp): $168,400
• List price: $125,000
• Delta: -25.77%
• 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	0.16mi	3/1.0	1,150 (-10%)	2mo	$167,900	$146	74
317 Boyd Loop	0.43mi	3/2.0	1,280 (+1%)	1mo	$205,000	$160	74
302 E 10th St	0.43mi	2/1.0 (-1)	1,263 (-1%)	2mo	$139,900	$111	72
1301 Lynn St	0.13mi	3/1.0	1,417 (+11%)	6mo	$149,900	$106	70
1406 Pecan	0.07mi	2/1.0 (-1)	1,134 (-11%)	7mo	$88,500	$78	68
907 E 10th St	0.26mi	3/2.0	1,392 (+9%)	2mo	$259,900	$187	67
806 E 10th St	0.27mi	3/2.0	1,382 (+9%)	4mo	$225,000	$163	66
423 E 5th St	0.60mi	3/2.0	1,275 (+0%)	4mo	$239,990	$188	64
202 Pine St	0.74mi	3/2.0	1,265 (-1%)	1mo	$219,000	$173	60
700 E 6th St	0.53mi	3/2.0	1,384 (+9%)	3mo	$239,000	$173	54
328 Boyd Loop	0.43mi	3/1.5	1,452 (+14%)	7mo	$195,000	$134	48
509 Allen Ave	0.75mi	2/1.0 (-1)	1,176 (-8%)	1mo	$60,000	$51	47

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $265
• Equity at exit: $18,638

10-year hold

• IRR: 9.9%
• Equity multiple: 1.76×
• Total profit: $26,684
• Equity at exit: $10,808

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 75418

• Home prices YoY: -8.9%
• Active inventory: 277
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$656
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $322

Break-even live

Break-even rent $1,070

Max offer price $125,000

Occupancy floor 73%

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: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 E 12th St Bonham, TX	3.0	2.0	1234	$1,595	$1.29	18d	1	0.14mi
1014 Pine St Bonham, TX	3.0	2.0	1200	$1,475	$1.23	43d	1	0.27mi
224 E Boyd St Bonham, TX	3.0	1.0	1196	$1,245	$1.04	43d	1	0.50mi
412 E 7th St Unit 2 Bonham, TX	3.0	2.5	1366	$1,500	$1.10	43d	1	0.55mi
229 E Evans Ave Bonham, TX	3.0	2.0	1090	$1,264	$1.16	43d	1	0.64mi
317 Jones St Bonham, TX	3.0	2.0	1067	$1,500	$1.41	43d	1	0.67mi
613 E 3rd St Bonham, TX	3.0	2.0	1197	$1,299	$1.09	21d	1	0.69mi
608 E 3rd St Unit 2 Bonham, TX	3.0	2.0	1197	$1,295	$1.08	43d	1	0.71mi
1803 Franklin St Unit 1 Bonham, TX	2.0	1.0	1006	$1,100	$1.09	43d	1	0.78mi
1624 Cedar St Bonham, TX	3.0	2.0	1004	$1,275	$1.27	43d	1	0.88mi
406 W 6th St Bonham, TX	3.0	2.0	1198	$1,350	$1.13	43d	1	0.88mi
913 W 12th St Bonham, TX	3.0	2.0	1355	$1,700	$1.25	43d	1	1.07mi
406 S 6th St Unit 1 Bonham, TX	3.0	2.0	1198	$1,300	$1.09	43d	1	1.27mi
805 S 6th St Unit 1 Bonham, TX	3.0	2.5	1229	$1,450	$1.18	43d	1	1.37mi

Listing history 21 events

1. 2026-06-19
   days on market $125,000 Active 126 DOM
2. 2026-06-18
   days on market $125,000 Active 125 DOM
3. 2026-06-17
   days on market $125,000 Active 124 DOM
4. 2026-06-16
   days on market $125,000 Active 123 DOM
5. 2026-06-15
   days on market $125,000 Active 122 DOM
6. 2026-06-14
   days on market $125,000 Active 120 DOM
7. 2026-06-12
   days on market $125,000 Active 119 DOM
8. 2026-06-09
   pricedays on market $125,000 Active 116 DOM
9. 2026-06-08
   days on market $135,000 Active 115 DOM
10. 2026-06-07
    days on market $135,000 Active 114 DOM
11. 2026-06-05
    days on market $135,000 Active 112 DOM
12. 2026-06-04
    days on market $135,000 Active 110 DOM
13. 2026-06-02
    days on market $135,000 Active 109 DOM
14. 2026-06-01
    days on market $135,000 Active 108 DOM
15. 2026-05-31
    days on market $135,000 Active 107 DOM
16. 2026-05-31
    days on market $135,000 Active 106 DOM
17. 2026-05-12
    price $135,000 422-char remark

    Show marketing remark (422 chars)

    Cute, clean, and recently renovated cottage, ready for a new family to call it home. 3 bedrooms, 2 full bathrooms, new vinyl plank flooring and fresh paint throughout. Kitchen features freshly painted cabinets and new countertops. Large lot with a storage unit towards the back fence line. Attached carport offers space for one car. Great price point and the seller does offer owner financing. Schedule your showing today!

18. 2026-02-13
    listed $145,000 Active 422-char remark

    Show marketing remark (422 chars)

    Cute, clean, and recently renovated cottage, ready for a new family to call it home. 3 bedrooms, 2 full bathrooms, new vinyl plank flooring and fresh paint throughout. Kitchen features freshly painted cabinets and new countertops. Large lot with a storage unit towards the back fence line. Attached carport offers space for one car. Great price point and the seller does offer owner financing. Schedule your showing today!

19. 2019-10-01
    soldstatus
20. 2019-06-12
    soldstatus
21. 2018-02-01
    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: $1,654 · $138/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$634/yr (+$53/mo · 38.3%)

ⓘ 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: $17,733
• − Mortgage interest: −$7,002
• − Property taxes: −$1,654
• − Insurance: −$625
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,636
• Taxable income: $1,979
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $3,389/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

-6.9% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $135,000 NTREIS
• 2026-02-13 Listed $145,000 NTREIS
• 2019-10-01 Sold (Public Records) — Public Records
• 2019-06-12 Sold (Public Records) — Public Records
• 2018-02-01 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,654 · +3.1% YoY. Source: county tax records.