519 S 5th St · Bonham, TX 75418

$49,000

2 bd · 1.0 ba · 1,003 sqft · SingleFamily · 29 Days on market

Built 1930 5,227 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor special in the heart of Bonham! Great opportunity for an investor, flipper, or buyer looking for their next project. This property sits on a corner lot and offers strong value add potential with plenty of room for improvements and customization. Property is being sold as-is and will require repairs and updates throughout. Conveniently located near downtown Bonham with easy access to local shops, dining, and major roads. Bring your vision and turn this into your next investment opportunity!

Key facts

• Corner lot
• 5,227 sq ft lot
• Built 1930

Tags

• CORNER LOT
• STRONG VALUE ADD POTENTIAL
• EASY ACCESS TO LOCAL SHOPS
• EASY ACCESS TO DINING
• EASY ACCESS TO MAJOR ROADS

Property features AI

Finance

• Financial info: No second mortgage listed; Treated as clear loan type
• HOA & community: No association

Exterior

• Parking: On-street parking
• Utilities: City sewer; City water; No municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1930
• Exterior features: Lot classified as less than 0.5 acre (approx. 0.12 acres); Concrete and curbs present

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom on level 1 (approx. 12 x 10)
• Bathrooms: 1 full bathroom
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Total rooms: 2; One level
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $762 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.0% 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.75% ✓
• Cap rate: 24.96%
• Cash-on-cash: 66.67%
• DSCR: 3.97
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $155,465
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 S 4th St	0.26mi	2/2.0	867 (-14%)	3mo	$134,900	$156	58
608 Oldham St	0.36mi	2/1.0	896 (-11%)	14mo	$89,999	$100	54
411 Smith St	0.30mi	2/2.0	852 (-15%)	5mo	$149,000	$175	53
1220 S 6th St	0.43mi	2/2.0	873 (-13%)	8mo	$135,000	$155	48
1304 S 5th St	0.48mi	3/2.0 (+1)	1,120 (+12%)	6mo	$97,000	$87	44
512 Beech St	0.49mi	2/1.0	883 (-12%)	16mo	$120,000	$136	44

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: 66.0%
• Equity multiple: 3.96×
• Total profit: $40,610
• Equity at exit: $7,306

10-year hold

• IRR: 70.2%
• Equity multiple: 8.13×
• Total profit: $97,875
• Equity at exit: $4,237

Cash invested: $13,720 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$257
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $762

Break-even live

Break-even rent $384

Max offer price $49,000

Occupancy floor 38%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 S 6th St Unit 1 Bonham, TX	3.0	2.0	1198	$1,300	$1.09	43d	1	0.05mi
805 S 6th St Unit 1 Bonham, TX	3.0	2.5	1229	$1,450	$1.18	43d	1	0.14mi
406 W 6th St Bonham, TX	3.0	2.0	1198	$1,350	$1.13	43d	1	0.52mi
608 E 3rd St Unit 2 Bonham, TX	3.0	2.0	1197	$1,295	$1.08	43d	1	0.74mi
613 E 3rd St Bonham, TX	3.0	2.0	1197	$1,299	$1.09	22d	1	0.75mi
412 E 7th St Unit 2 Bonham, TX	3.0	2.5	1366	$1,500	$1.10	43d	1	0.75mi
913 W 12th St Bonham, TX	3.0	2.0	1355	$1,700	$1.25	43d	1	0.91mi
317 Jones St Bonham, TX	3.0	2.0	1067	$1,500	$1.41	43d	1	0.98mi
1014 Pine St Bonham, TX	3.0	2.0	1200	$1,475	$1.23	43d	1	1.02mi
708 Union Ave Bonham, TX	2.0	1.0	828	$1,100	$1.33	43d	1	1.08mi
808 E 12th St Bonham, TX	3.0	2.0	1234	$1,595	$1.29	18d	1	1.18mi
1624 Cedar St Bonham, TX	3.0	2.0	1004	$1,275	$1.27	43d	1	1.29mi
224 E Boyd St Bonham, TX	3.0	1.0	1196	$1,245	$1.04	43d	1	1.42mi
1803 Franklin St Unit 1 Bonham, TX	2.0	1.0	1006	$1,100	$1.09	43d	1	1.45mi

Listing history 22 events

1. 2026-06-19
   days on market $49,000 Active 29 DOM
2. 2026-06-18
   days on market $49,000 Active 28 DOM
3. 2026-06-17
   days on market $49,000 Active 27 DOM
4. 2026-06-16
   days on market $49,000 Active 26 DOM
5. 2026-06-15
   days on market $49,000 Active 25 DOM
6. 2026-06-14
   days on market $49,000 Active 23 DOM
7. 2026-06-12
   days on market $49,000 Active 22 DOM
8. 2026-06-09
   days on market $49,000 Active 19 DOM
9. 2026-06-09
   price $49,000 Active 18 DOM
10. 2026-06-08
    days on market $55,000 Active 18 DOM
11. 2026-06-07
    days on market $55,000 Active 17 DOM
12. 2026-06-05
    days on market $55,000 Active 15 DOM
13. 2026-06-04
    days on market $55,000 Active 13 DOM
14. 2026-06-02
    days on market $55,000 Active 12 DOM
15. 2026-06-01
    days on market $55,000 Active 11 DOM
16. 2026-05-31
    days on market $55,000 Active 10 DOM
17. 2026-05-31
    days on market $55,000 Active 9 DOM
18. 2026-05-18
    listed $55,000 Active
19. 2026-02-27
    soldstatus
20. 2012-02-28
    soldstatus
21. 2012-02-28
    soldstatus
22. 2004-12-29
    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: $308 · $26/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$588/yr (+$49/mo · 190.9%)

ⓘ 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: $16,183
• − Mortgage interest: −$2,745
• − Property taxes: −$308
• − Insurance: −$245
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$1,425
• Taxable income: $8,870
• Est. tax owed @ 24.0%: −$2,129
• After-tax cash flow: $7,019/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

5 events — show timeline

• 2026-05-18 Listed $55,000 NTREIS
• 2026-02-27 Sold (Public Records) — Public Records
• 2012-02-28 Sold (Public Records) — Public Records
• 2012-02-28 Sold (Public Records) — Public Records
• 2004-12-29 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2025): $308 · +8.3% YoY. Source: county tax records.