503 Braz St · Bonham, TX 75418

$65,000

2 bd · 2.0 ba · 896 sqft · SingleFamily public records · 239 Days on market

Built 1940 0.26 ac lot $73/sqft · 54% below area

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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 MLS

Charming 2-bedroom, 2-bath home perfectly situated with a beautiful view backing up to a park! This inviting home makes a great first time home buyer home or investment property. Enjoy peaceful mornings or relaxing evenings on the back porch overlooking the park — no rear neighbors! Convenient location close to walking trails, playgrounds, and outdoor recreation. A rare find with a serene, park-like setting right out your back door!

Key facts

• Outdoor recreation
• Park like setting
• Playgrounds

Tags

• BACK PORCH
• WALKING TRAILS
• PLAYGROUNDS
• OUTDOOR RECREATION
• PARK LIKE SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $8 ($92/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 3.2% 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: Finley-Oates El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 533 students, 73% FRL); Evans El (math 41% / reading 33%, grade F, #756 of 1,662 statewide, top 47%, 374 students, 69% FRL); Bonham H S (math 37% / reading 32%, grade F, #963 of 1,632 statewide, top 61%, 548 students, 59% FRL).
• Market conditions: 278 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $449 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

• It's been on market 239 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $35k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; flood insurance adds $427/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.94% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.63%
• DSCR: 2.27
• GRM: 4.3

CMA / ARV

• ARV (median comp): $142,356
• List price: $65,000
• Delta: -54.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 S 4th St	0.43mi	2/2.0	867 (-3%)	3mo	$134,900	$156	72
411 Smith St	0.47mi	2/2.0	852 (-5%)	5mo	$149,000	$175	66
1220 S 6th St	0.59mi	2/2.0	873 (-3%)	8mo	$135,000	$155	61
608 Oldham St	0.52mi	2/1.0	896 (0%)	14mo	$89,999	$100	60
512 Beech St	0.52mi	2/1.0	883 (-2%)	16mo	$120,000	$136	56
1000 4th St	0.44mi	1/1.0 (-1)	800 (-11%)	8mo	$123,900	$155	46
911 W 8th St	0.75mi	2/1.0	795 (-11%)	3mo	$114,900	$145	40

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-9,694
• Equity at exit: $9,692

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-6,388
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$195 /mo · $2,339/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $8

Break-even live

Break-even rent $1,252

Max offer price $65,000

Occupancy floor 94%

Sensitivity live

Price	-10% $44	-5% $26	+0% $8	+5% $-11	+10% $-29
Rent	-10% $-92	-5% $-42	+0% $8	+5% $58	+10% $107
Rate	-1.0pp $40	-0.5pp $24	base $8	+0.5pp $-9	+1.0pp $-26

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Jones St Bonham, TX	3.0	2.0	1067	$1,500	$1.41	45d	1	0.96mi
708 Union Ave Bonham, TX	2.0	1.0	828	$1,100	$1.33	45d	1	1.11mi
1624 Cedar St Bonham, TX	3.0	2.0	1004	$1,275	$1.27	45d	1	1.29mi
1803 Franklin St Unit 1 Bonham, TX	2.0	1.0	1006	$1,100	$1.09	45d	1	1.43mi

Listing history 50 events

1. 2026-06-21
   days on market $65,000 Active 239 DOM
2. 2026-06-19
   days on market $65,000 Active 237 DOM
3. 2026-06-18
   days on market $65,000 Active 236 DOM
4. 2026-06-17
   days on market $65,000 Active 235 DOM
5. 2026-06-16
   days on market $65,000 Active 234 DOM
6. 2026-06-15
   days on market $65,000 Active 233 DOM
7. 2026-06-14
   days on market $65,000 Active 231 DOM
8. 2026-06-12
   days on market $65,000 Active 230 DOM
9. 2026-06-09
   days on market $65,000 Active 227 DOM
10. 2026-06-08
    days on market $65,000 Active 226 DOM
11. 2026-06-07
    days on market $65,000 Active 225 DOM
12. 2026-06-05
    days on market $65,000 Active 223 DOM
13. 2026-06-04
    days on market $65,000 Active 221 DOM
14. 2026-06-03
    status $65,000 Active 220 DOM
15. 2026-06-02
    days on market $65,000 Active Option Contract 220 DOM
16. 2026-06-01
    days on market $65,000 Active Option Contract 219 DOM
17. 2026-05-31
    days on market $65,000 Active Option Contract 218 DOM
18. 2026-05-31
    days on market $65,000 Active Option Contract 217 DOM
19. 2026-05-06
    price $70,000 444-char remark

    Show marketing remark (444 chars)

    Charming 2-bedroom, 2-bath home perfectly situated with a beautiful view backing up to a park! This inviting home makes a great first time home buyer home or investment property. Enjoy peaceful mornings or relaxing evenings on the back porch overlooking the park — no rear neighbors! Convenient location close to walking trails, playgrounds, and outdoor recreation. A rare find with a serene, park-like setting right out your back door!

20. 2026-04-09
    price $75,000 444-char remark

    Show marketing remark (444 chars)

    Charming 2-bedroom, 2-bath home perfectly situated with a beautiful view backing up to a park! This inviting home makes a great first time home buyer home or investment property. Enjoy peaceful mornings or relaxing evenings on the back porch overlooking the park — no rear neighbors! Convenient location close to walking trails, playgrounds, and outdoor recreation. A rare find with a serene, park-like setting right out your back door!

21. 2026-04-01
    status Active 444-char remark

    Show marketing remark (444 chars)

    Charming 2-bedroom, 2-bath home perfectly situated with a beautiful view backing up to a park! This inviting home makes a great first time home buyer home or investment property. Enjoy peaceful mornings or relaxing evenings on the back porch overlooking the park — no rear neighbors! Convenient location close to walking trails, playgrounds, and outdoor recreation. A rare find with a serene, park-like setting right out your back door!

22. 2026-03-30
    historical Active Option Contract 444-char remark

    Show marketing remark (444 chars)

    Charming 2-bedroom, 2-bath home perfectly situated with a beautiful view backing up to a park! This inviting home makes a great first time home buyer home or investment property. Enjoy peaceful mornings or relaxing evenings on the back porch overlooking the park — no rear neighbors! Convenient location close to walking trails, playgrounds, and outdoor recreation. A rare find with a serene, park-like setting right out your back door!

23. 2026-03-02
    price $80,000 444-char remark

    Show marketing remark (444 chars)

    Charming 2-bedroom, 2-bath home perfectly situated with a beautiful view backing up to a park! This inviting home makes a great first time home buyer home or investment property. Enjoy peaceful mornings or relaxing evenings on the back porch overlooking the park — no rear neighbors! Convenient location close to walking trails, playgrounds, and outdoor recreation. A rare find with a serene, park-like setting right out your back door!

24. 2026-02-12
    price $85,000 444-char remark

    Show marketing remark (444 chars)

    Charming 2-bedroom, 2-bath home perfectly situated with a beautiful view backing up to a park! This inviting home makes a great first time home buyer home or investment property. Enjoy peaceful mornings or relaxing evenings on the back porch overlooking the park — no rear neighbors! Convenient location close to walking trails, playgrounds, and outdoor recreation. A rare find with a serene, park-like setting right out your back door!

25. 2026-01-19
    price $90,000 444-char remark

    Show marketing remark (444 chars)

    Charming 2-bedroom, 2-bath home perfectly situated with a beautiful view backing up to a park! This inviting home makes a great first time home buyer home or investment property. Enjoy peaceful mornings or relaxing evenings on the back porch overlooking the park — no rear neighbors! Convenient location close to walking trails, playgrounds, and outdoor recreation. A rare find with a serene, park-like setting right out your back door!

26. 2025-11-29
    price $95,000 444-char remark

    Show marketing remark (444 chars)

    Charming 2-bedroom, 2-bath home perfectly situated with a beautiful view backing up to a park! This inviting home makes a great first time home buyer home or investment property. Enjoy peaceful mornings or relaxing evenings on the back porch overlooking the park — no rear neighbors! Convenient location close to walking trails, playgrounds, and outdoor recreation. A rare find with a serene, park-like setting right out your back door!

27. 2025-10-25
    listed $100,000 Active 444-char remark

    Show marketing remark (444 chars)

    Charming 2-bedroom, 2-bath home perfectly situated with a beautiful view backing up to a park! This inviting home makes a great first time home buyer home or investment property. Enjoy peaceful mornings or relaxing evenings on the back porch overlooking the park — no rear neighbors! Convenient location close to walking trails, playgrounds, and outdoor recreation. A rare find with a serene, park-like setting right out your back door!

28. 2025-03-03
    listed $175,000 Active
29. 2024-09-03
    soldstatus
30. 2024-08-30
    soldstatus Closed
31. 2024-07-25
    status Pending
32. 2024-07-17
    historical Active Option Contract
33. 2024-06-30
    price $154,900
34. 2024-05-17
    listed $159,900 Active
35. 2022-10-11
    soldstatus Closed
36. 2022-10-11
    soldstatus
37. 2022-08-20
    historical Active Option Contract
38. 2022-08-10
    price $128,000
39. 2022-08-03
    price $138,000
40. 2022-07-27
    listed $139,000 Active
41. 2022-05-16
    soldstatus
42. 2020-08-07
    soldstatus
43. 2020-08-06
    soldstatus Sold
44. 2020-07-18
    status Pending
45. 2020-06-30
    historical
46. 2020-06-25
    price $70,000
47. 2020-02-07
    price $80,000
48. 2020-02-07
    listed $90,000 Active
49. 2019-10-04
    historical
50. 2019-09-19
    listed $60,000

ⓘ 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: $2,339 · $195/mo
• Projected year-2 tax: $2,339 · $195/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 AE · 74% 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: $15,145
• − Mortgage interest: −$3,641
• − Property taxes: −$2,339
• − Insurance: −$5,444
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$1,891
• Taxable loss: −$592
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $234/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

+600.0% since first listed

36 events — show timeline

• 2026-05-06 Price Changed $70,000 NTREIS
• 2026-04-09 Price Changed $75,000 NTREIS
• 2026-04-01 Relisted — NTREIS
• 2026-03-30 Contingent — NTREIS
• 2026-03-02 Price Changed $80,000 NTREIS
• 2026-02-12 Price Changed $85,000 NTREIS
• 2026-01-19 Price Changed $90,000 NTREIS
• 2025-11-29 Price Changed $95,000 NTREIS
• 2025-10-25 Listed $100,000 NTREIS
• 2025-03-03 Listed $175,000 NTREIS
• 2024-09-03 Sold (Public Records) — Public Records
• 2024-08-30 Sold (MLS) — NTREIS
• 2024-07-25 Pending — NTREIS
• 2024-07-17 Contingent — NTREIS
• 2024-06-30 Price Changed $154,900 NTREIS
• 2024-05-17 Listed $159,900 NTREIS
• 2022-10-11 Sold (Public Records) — Public Records
• 2022-10-11 Sold (MLS) — NTREIS
• 2022-08-20 Contingent — NTREIS
• 2022-08-10 Price Changed $128,000 NTREIS
• 2022-08-03 Price Changed $138,000 NTREIS
• 2022-07-27 Listed $139,000 NTREIS
• 2022-05-16 Sold (Public Records) — Public Records
• 2020-08-07 Sold (Public Records) — Public Records
• 2020-08-06 Sold (MLS) — NTREIS
• 2020-07-18 Pending — NTREIS
• 2020-06-30 Listing Removed — NTREIS
• 2020-06-25 Price Changed $70,000 NTREIS
• 2020-02-07 Price Changed $80,000 NTREIS
• 2020-02-07 Listed $90,000 NTREIS
• 2019-10-04 Listing Removed — NTREIS
• 2019-09-19 Listed $60,000 NTREIS
• 2016-11-29 Sold (Public Records) — Public Records
• 2011-07-25 Listing Removed — NTREIS
• 2011-01-11 Listed $10,000 NTREIS
• 2005-05-02 Sold (Public Records) — Public Records

Property tax history

+18.6%/yr

Latest (2025): $2,339 · +26.1% YoY. Source: county tax records.