101 Smith St · Bonham, TX 75418

$75,000

1 bd · 1.0 ba · 998 sqft · SingleFamily public records · 12 Days on market

Built 1920 1.50 ac lot

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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 +25.1/30.0
• 1% rule +9.4/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 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

Unique opportunity on approximately 1.5 acres at the end of a quiet dead end road in Bonham, Texas. Surrounded by mature trees and offering a peaceful setting, this property is ideal for buyers seeking a future homesite, investment opportunity, or place to build. The property includes two existing shops, with the larger shop already equipped with electricity, providing immediate utility for storage, workshop space, or future projects. The acreage offers plenty of room for a new construction project while maintaining privacy and a country feel. Please note that no interior access to the home will be provided. The existing house is considered a full remodel or potential tear down, with the pr

Key facts

• Quiet dead end road
• 1.5 acres
• Two existing shops

Tags

• 1.5 ACRES
• QUIET DEAD END ROAD
• MATURE TREES
• TWO EXISTING SHOPS
• ROOM FOR NEW CONSTRUCTION
• LOT SCHEDULED TO BE CLEARED

Property features AI

Finance

• Other: Property is detached (not attached to another structure)
• Financial info: Accepting Cash and Conventional financing; Loan type: Treat As Clear; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; 2-car garage
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Originally built in 1920
• Construction: Composition roof; Built in 1920
• Exterior features: Approximately 1.5-acre lot; Will not subdivide

Interior

• Kitchen: Appliances listed as 'Other' (unspecified)
• Bedrooms: One bedroom (primary bedroom on level 1)
• Flooring: Flooring listed as 'Other' (unspecified)
• Bathrooms: One full bathroom
• Heating & cooling: Heating listed as 'Other' (unspecified); Cooling listed as 'Other' (unspecified)
• Interior features: Open interior listed as 'Other' (unspecified); One and a half level layout; Room count: 1
• Laundry & utility: Laundry features listed as 'Other' (unspecified)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 8.9% 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, 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.
• Zoned schools: Bailey Inglish Early Childhood Center (161 students, 83% FRL) — zoned schools average 83% FRL vs 59% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 277 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $519 of loan paydown is wiped out by about $2k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.44% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.42%
• DSCR: 1.42
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $154,690
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 S 4th St	0.15mi	2/2.0 (+1)	867 (-13%)	3mo	$134,900	$156	59
411 Smith St	0.19mi	2/2.0 (+1)	852 (-15%)	5mo	$149,000	$175	54
608 Oldham St	0.34mi	2/1.0 (+1)	896 (-10%)	14mo	$89,999	$100	50
1220 S 6th St	0.31mi	2/2.0 (+1)	873 (-12%)	8mo	$135,000	$155	49
512 Beech St	0.74mi	2/1.0 (+1)	883 (-12%)	16mo	$120,000	$136	28

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,537
• Equity at exit: $11,183

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $12,670
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$266 /mo · $3,186/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $165

Break-even live

Break-even rent $874

Max offer price $75,000

Occupancy floor 80%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Union Ave Bonham, TX	2.0	1.0	828	$1,100	$1.33	43d	1	1.30mi

Listing history 10 events

1. 2026-06-19
   days on market $75,000 Active 12 DOM
2. 2026-06-18
   days on market $75,000 Active 11 DOM
3. 2026-06-17
   days on market $75,000 Active 10 DOM
4. 2026-06-16
   days on market $75,000 Active 9 DOM
5. 2026-06-15
   days on market $75,000 Active 8 DOM
6. 2026-06-14
   days on market $75,000 Active 6 DOM
7. 2026-06-12
   days on market $75,000 Active 5 DOM
8. 2026-06-09
   days on market $75,000 Active 2 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    listed $75,000 Active 1 DOM

ⓘ 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: $3,186 · $266/mo
• Projected year-2 tax: $3,186 · $266/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $12,985
• − Mortgage interest: −$4,201
• − Property taxes: −$3,186
• − Insurance: −$375
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,182
• Taxable income: $963
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $1,746/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

4 events — show timeline

• 2026-06-07 Listed $75,000 NTREIS
• 2020-07-08 Sold (Public Records) — Public Records
• 2015-07-17 Sold (Public Records) — Public Records
• 1985-04-01 Sold (Public Records) — Public Records

Property tax history

+12.2%/yr

Latest (2025): $3,186 · +18.1% YoY. Source: county tax records.