619 E 9th St · Bonham, TX 75418

$119,999

3 bd · 2.0 ba · 1,804 sqft · SingleFamily public records · 14 Days on market

Built 1919 $67/sqft · 48% below area Est $232k · 48% under

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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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

Older home in good condition including recently installed central heat & air, leveled 3 years ago, 2 year old carpet & laminated wood flooring, 3rd bedroom could be study, its now a east side sun room with knotty pine wood boards. A large ( 14 x 38 ) out building, wired and plumbed for gas with a concrete floor. Utility room has gas & elec. for your dryer. Priced for quick sale.

Key facts

• New tub installation
• New water heater
• New roof

Tags

• NEW ROOF
• NEW WATER HEATER
• NEW TUB INSTALLATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 10.3% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $829 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $119,999

Questions for the listing agent

1. Built in 1919 — 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: 1.32% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.45%
• DSCR: 1.64
• GRM: 6.3

CMA / ARV

• ARV (median comp): $232,000
• List price: $119,999
• Delta: -48.28%
• 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
820 Lipscomb St	0.31mi	3/2.0	1,769 (-2%)	4mo	$225,000	$127	79
718 E 12th St	0.17mi	4/2.0 (+1)	1,711 (-5%)	18mo	$209,000	$122	64
417 E 8th St	0.17mi	2/1.5 (-1)	1,622 (-10%)	6mo	$159,000	$98	63
1116 Park Ave	0.21mi	3/3.0	1,988 (+10%)	11mo	$85,000	$43	60
1320 Elm St	0.34mi	3/2.0	1,549 (-14%)	1mo	$185,000	$119	59
717 Lynn	0.24mi	3/2.0	1,607 (-11%)	16mo	$229,000	$143	57
215 E 11th St	0.30mi	3/2.0	1,648 (-9%)	17mo	$189,900	$115	57
430 E 12th St	0.20mi	4/2.0 (+1)	1,991 (+10%)	15mo	$229,000	$115	55
518 E 13th St	0.23mi	3/2.0	1,543 (-14%)	14mo	$159,300	$103	54
204 W Boyd Ave	0.70mi	3/2.0	1,680 (-7%)	4mo	$155,000	$92	53
1016 Poplar St	0.63mi	3/2.5	1,680 (-7%)	12mo	$169,900	$101	47
321 W 6th St	0.61mi	3/1.0	1,846 (+2%)	21mo	$55,500	$30	46

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $6,360
• Equity at exit: $17,892

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $38,862
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $405

Break-even live

Break-even rent $1,072

Max offer price $119,999

Occupancy floor 69%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.17mi
412 E 7th St Unit 2 Bonham, TX	3.0	2.5	1366	$1,500	$1.10	43d	1	0.27mi
608 E 3rd St Bonham, TX	3.0	2.0	2383	$1,299	$0.55	24d	1	0.42mi
913 W 12th St Bonham, TX	3.0	2.0	1355	$1,700	$1.25	43d	1	0.97mi
805 S 6th St Unit 1 Bonham, TX	3.0	2.5	1229	$1,450	$1.18	43d	1	1.11mi

Listing history 7 events

1. 2026-05-12
   listed $119,999 Active 873-char remark
2. 2025-01-07
   soldstatus
3. 2022-08-10
   soldstatus
4. 2006-07-28
   soldstatus 399-char remark

   Show marketing remark (399 chars)

   Older home in good condition including recently installed central heat & air, leveled 3 years ago, 2 year old carpet & laminated wood flooring, 3rd bedroom could be study, its now a east side sun room with knotty pine wood boards. A large ( 14 x 38 ) out building, wired and plumbed for gas with a concrete floor. Utility room has gas & elec. for your dryer. Priced for quick sale.

5. 2006-07-27
   soldstatus
6. 2006-06-23
   historical 399-char remark

   Show marketing remark (399 chars)

   Older home in good condition including recently installed central heat & air, leveled 3 years ago, 2 year old carpet & laminated wood flooring, 3rd bedroom could be study, its now a east side sun room with knotty pine wood boards. A large ( 14 x 38 ) out building, wired and plumbed for gas with a concrete floor. Utility room has gas & elec. for your dryer. Priced for quick sale.

7. 2006-04-08
   listed $59,900 399-char remark

   Show marketing remark (399 chars)

   Older home in good condition including recently installed central heat & air, leveled 3 years ago, 2 year old carpet & laminated wood flooring, 3rd bedroom could be study, its now a east side sun room with knotty pine wood boards. A large ( 14 x 38 ) out building, wired and plumbed for gas with a concrete floor. Utility room has gas & elec. for your dryer. Priced for quick sale.

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$188/yr (+$16/mo · 9.4%)

ⓘ 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 6/10 Major 27% 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: $19,006
• − Mortgage interest: −$6,722
• − Property taxes: −$2,008
• − Insurance: −$600
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$3,491
• Taxable income: $3,145
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $4,101/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 events — show timeline

• 2025-01-07 Sold (Public Records) — Public Records
• 2022-08-10 Sold (Public Records) — Public Records
• 2006-07-28 Sold (MLS) — NTREIS
• 2006-07-27 Sold (Public Records) — Public Records
• 2006-06-23 Listing Removed — NTREIS
• 2006-04-08 Listed $59,900 NTREIS

Property tax history

+7.0%/yr

Latest (2025): $2,008 · -4.4% YoY. Source: county tax records.