217 W 7th St · Bonham, TX 75418

$89,900

2 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 9 Days on market

Built 1940 5,619 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

Downtown Bonham location • Cottage-style home • Renovation opportunity • Updated electrical and plumbing systems This 2-bedroom, 1-bath cottage-style home presents an opportunity for renovation, restoration, rental investment, or long-term ownership in an established Bonham neighborhood. Situated on approximately 0.129 acres with city water and city sewer, the property offers approximately 1,118 square feet of living space, a covered front porch, fenced backyard, mature shade trees, carport parking, and existing utility connections. The home retains character features including its original charm, and hardwood flooring believed to be located beneath portions or all of the ex

Key facts

• Covered front porch
• Mature shade trees
• Fenced backyard

Tags

• DOWNTOWN BONHAM LOCATION
• RENOVATION OPPORTUNITY
• FENCED BACKYARD
• MATURE SHADE TREES
• COVERED FRONT PORCH
• UNIQUE TOWER STRUCTURE

Property features AI

Finance

• Other: Lot is approximately 0.129 acres (about 5,619 sq ft); Directions: US-82 east to Bonham exit - N Center St, turn right. Turn right onto W 7th St. House will be on left.
• Financial info: Listing accepts Cash and Conventional terms; Treated as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Carport (1 covered/carport space)
• Security: Security system
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1940; Not attached to another dwelling; Subdivision: Simpson Add
• Construction: Wood construction
• Exterior features: Gutters; Covered front porch; Other detached structure on property; Back yard fencing (chain link and wood)

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Cable TV available; Pantry; One living area; One dining area; Total of 4 rooms; One level (single story)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.0% 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

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 $89,900

Questions for the listing agent

1. Built in 1940 — 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: 1.51% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.47%
• DSCR: 1.91
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $179,998
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Allen Ave	0.60mi	2/1.0	1,176 (+5%)	1mo	$60,000	$51	63
302 E 10th St	0.32mi	2/1.0	1,263 (+13%)	2mo	$139,900	$111	62
1104 W 13th	0.71mi	2/1.5	1,143 (+2%)	1mo	$199,000	$174	61
1309 Pine St	0.63mi	3/1.0 (+1)	1,150 (+3%)	2mo	$167,900	$146	59
618 Pine St	0.45mi	3/2.0 (+1)	1,050 (-6%)	7mo	$188,000	$179	54
513 Allen Ave	0.60mi	3/2.0 (+1)	1,218 (+9%)	1mo	$154,900	$127	47
423 E 5th St	0.38mi	3/2.0 (+1)	1,275 (+14%)	4mo	$239,990	$188	46
710 Union Ave	0.62mi	3/2.0 (+1)	1,164 (+4%)	12mo	$125,000	$107	46
903 E 10th St	0.70mi	3/1.0 (+1)	1,038 (-7%)	8mo	$55,000	$53	44
202 Pine St	0.53mi	3/2.0 (+1)	1,265 (+13%)	1mo	$219,000	$173	44
501 S 5th St	0.60mi	3/2.0 (+1)	1,217 (+9%)	6mo	$224,900	$185	44
1601 Franklin Ave	0.69mi	3/2.0 (+1)	1,242 (+11%)	10mo	$199,900	$161	32

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: 12.8%
• Equity multiple: 1.51×
• Total profit: $12,816
• Equity at exit: $13,404

10-year hold

• IRR: 21.7%
• Equity multiple: 2.85×
• Total profit: $46,518
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$471
• Tax from tax record: −$136 /mo · $1,629/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $429

Break-even live

Break-even rent $816

Max offer price $89,900

Occupancy floor 63%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 W 6th St Bonham, TX	3.0	2.0	1198	$1,350	$1.13	44d	1	0.13mi
412 E 7th St Unit 2 Bonham, TX	3.0	2.5	1366	$1,500	$1.10	44d	1	0.29mi
317 Jones St Bonham, TX	3.0	2.0	1067	$1,500	$1.41	44d	1	0.41mi
1014 Pine St Bonham, TX	3.0	2.0	1200	$1,475	$1.23	44d	1	0.50mi
613 E 3rd St Bonham, TX	3.0	2.0	1197	$1,299	$1.09	22d	1	0.52mi
608 E 3rd St Unit 2 Bonham, TX	3.0	2.0	1197	$1,295	$1.08	44d	1	0.54mi
913 W 12th St Bonham, TX	3.0	2.0	1355	$1,700	$1.25	44d	1	0.55mi
406 S 6th St Unit 1 Bonham, TX	3.0	2.0	1198	$1,300	$1.09	44d	1	0.56mi
708 Union Ave Bonham, TX	2.0	1.0	828	$1,100	$1.33	44d	1	0.61mi
805 S 6th St Unit 1 Bonham, TX	3.0	2.5	1229	$1,450	$1.18	44d	1	0.64mi
808 E 12th St Bonham, TX	3.0	2.0	1234	$1,595	$1.29	19d	1	0.67mi
1624 Cedar St Bonham, TX	3.0	2.0	1004	$1,275	$1.27	44d	1	0.76mi
224 E Boyd St Bonham, TX	3.0	1.0	1196	$1,245	$1.04	44d	1	0.82mi
1803 Franklin St Unit 1 Bonham, TX	2.0	1.0	1006	$1,100	$1.09	44d	1	0.88mi
229 E Evans Ave Bonham, TX	3.0	2.0	1090	$1,264	$1.16	44d	1	1.01mi

Listing history 8 events

1. 2026-06-19
   days on market $89,900 Active 9 DOM
2. 2026-06-18
   days on market $89,900 Active 8 DOM
3. 2026-06-17
   days on market $89,900 Active 7 DOM
4. 2026-06-16
   days on market $89,900 Active 6 DOM
5. 2026-06-15
   days on market $89,900 Active 5 DOM
6. 2026-06-14
   days on market $89,900 Active 3 DOM
7. 2026-06-12
   remarks 684-char remark
8. 2026-06-12
   listed $89,900 Active 2 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: $1,629 · $136/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$17/yr (+$1/mo · 1.0%)

ⓘ 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: $16,314
• − Mortgage interest: −$5,036
• − Property taxes: −$1,629
• − Insurance: −$450
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$2,615
• Taxable income: $3,975
• Est. tax owed @ 24.0%: −$954
• After-tax cash flow: $4,199/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

1 event — show timeline

• 2026-06-10 Listed $89,900 NTREIS

Property tax history

+6.3%/yr

Latest (2025): $1,629 · -6.5% YoY. Source: county tax records.