1007 Willow St · Bonham, TX 75418

$135,999

2 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 141 Days on market

Built 1990 0.26 ac lot $122/sqft · 31% below area Est $198k · 31% under

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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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• 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

This home is located in an established neighborhood with convenient access to downtown Bonham, schools, shopping and local amenities. The property provides a solid opportunity for homeowners or investors seeking a management home with potential to personalize or add value. The home will be sold As-Is. Buyer and buyer's agent to verify all information herein, including but not limited to sq ft, lot size, room dimensions, schools and taxes. Listing broker makes no representation as to accuracy. Broker is authorized to market the property for sale and for lease concurrently.

Key facts

• 0.26 acre lot
• Built 1990
• Listed 141 days

🏷️ Possibly a rental listed for sale. The $135,999 price doesn't fit this home's estimated sale value (~$197,980) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $136k).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 $940 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.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask is 9974% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $119,679 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (median comp): $197,980
• List price: $135,999
• Delta: -31.31%
• 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
509 Allen Ave	0.39mi	2/1.0	1,176 (+5%)	1mo	$60,000	$51	72
1309 Pine St	0.47mi	3/1.0 (+1)	1,150 (+3%)	2mo	$167,900	$146	66
302 E 10th St	0.25mi	2/1.0	1,263 (+13%)	2mo	$139,900	$111	65
1104 W 13th	0.62mi	2/1.5	1,143 (+2%)	1mo	$199,000	$174	64
1406 Pecan	0.68mi	2/1.0	1,134 (+2%)	7mo	$88,500	$78	59
1711 Oriental St	0.57mi	2/1.0	1,032 (-8%)	2mo	$118,000	$114	59
513 Allen Ave	0.39mi	3/2.0 (+1)	1,218 (+9%)	1mo	$154,900	$127	56
618 Pine St	0.49mi	3/2.0 (+1)	1,050 (-6%)	7mo	$188,000	$179	53
903 E 10th St	0.64mi	3/1.0 (+1)	1,038 (-7%)	8mo	$55,000	$53	47
423 E 5th St	0.47mi	3/2.0 (+1)	1,275 (+14%)	4mo	$239,990	$188	42
202 Pine St	0.66mi	3/2.0 (+1)	1,265 (+13%)	1mo	$219,000	$173	37
317 Boyd Loop	0.74mi	3/2.0 (+1)	1,280 (+15%)	2mo	$205,000	$160	31

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-12,694
• Equity at exit: $20,278

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,024
• Equity at exit: $11,759

Cash invested: $38,080 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$713
• Tax from tax record: −$163 /mo · $1,954/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $146

Break-even live

Break-even rent $1,181

Max offer price $135,999

Occupancy floor 84%

Sensitivity live

Price	-10% $223	-5% $185	+0% $146	+5% $108	+10% $69
Rent	-10% $39	-5% $92	+0% $146	+5% $200	+10% $254
Rate	-1.0pp $215	-0.5pp $181	base $146	+0.5pp $111	+1.0pp $75

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Jones St Bonham, TX	3.0	2.0	1067	$1,500	$1.41	44d	1	0.22mi
406 W 6th St Bonham, TX	3.0	2.0	1198	$1,350	$1.13	44d	1	0.30mi
412 E 7th St Unit 2 Bonham, TX	3.0	2.5	1366	$1,500	$1.10	44d	1	0.32mi
1014 Pine St Bonham, TX	3.0	2.0	1200	$1,475	$1.23	44d	1	0.40mi
708 Union Ave Bonham, TX	2.0	1.0	828	$1,100	$1.33	44d	1	0.48mi
913 W 12th St Bonham, TX	3.0	2.0	1355	$1,700	$1.25	44d	1	0.51mi
808 E 12th St Bonham, TX	3.0	2.0	1234	$1,595	$1.29	19d	1	0.56mi
1624 Cedar St Bonham, TX	3.0	2.0	1004	$1,275	$1.27	44d	1	0.58mi
613 E 3rd St Bonham, TX	3.0	2.0	1197	$1,299	$1.09	22d	1	0.60mi
224 E Boyd St Bonham, TX	3.0	1.0	1196	$1,245	$1.04	44d	1	0.61mi
608 E 3rd St Unit 2 Bonham, TX	3.0	2.0	1197	$1,295	$1.08	44d	1	0.63mi
1803 Franklin St Unit 1 Bonham, TX	2.0	1.0	1006	$1,100	$1.09	44d	1	0.67mi
406 S 6th St Unit 1 Bonham, TX	3.0	2.0	1198	$1,300	$1.09	44d	1	0.78mi
229 E Evans Ave Bonham, TX	3.0	2.0	1090	$1,264	$1.16	44d	1	0.80mi
805 S 6th St Unit 1 Bonham, TX	3.0	2.5	1229	$1,450	$1.18	44d	1	0.85mi

Listing history 32 events

1. 2026-06-19
   days on market $135,999 Active 141 DOM
2. 2026-06-18
   days on market $135,999 Active 140 DOM
3. 2026-06-17
   days on market $135,999 Active 139 DOM
4. 2026-06-16
   days on market $135,999 Active 138 DOM
5. 2026-06-15
   days on market $135,999 Active 137 DOM
6. 2026-06-14
   days on market $135,999 Active 135 DOM
7. 2026-06-12
   days on market $135,999 Active 134 DOM
8. 2026-06-09
   days on market $135,999 Active 131 DOM
9. 2026-06-08
   days on market $135,999 Active 130 DOM
10. 2026-06-07
    days on market $135,999 Active 129 DOM
11. 2026-06-05
    days on market $135,999 Active 127 DOM
12. 2026-06-04
    days on market $135,999 Active 125 DOM
13. 2026-06-02
    days on market $135,999 Active 124 DOM
14. 2026-06-01
    days on market $135,999 Active 123 DOM
15. 2026-05-31
    days on market $135,999 Active 122 DOM
16. 2026-05-31
    days on market $135,999 Active 121 DOM
17. 2026-05-07
    price $135,999 588-char remark

    Show marketing remark (588 chars)

    This home is located in an established neighborhood with convenient access to downtown Bonham, schools, shopping and local amenities. The property provides a solid opportunity for homeowners or investors seeking a management home with potential to personalize or add value. The home will be sold As-Is. Buyer and buyer's agent to verify all information herein, including but not limited to sq ft, lot size, room dimensions, schools and taxes. Listing broker makes no representation as to accuracy. Broker is authorized to market the property for sale and for lease concurrently.

18. 2026-01-30
    listed $1,350
19. 2026-01-29
    listed $149,000 Active 588-char remark

    Show marketing remark (588 chars)

    This home is located in an established neighborhood with convenient access to downtown Bonham, schools, shopping and local amenities. The property provides a solid opportunity for homeowners or investors seeking a management home with potential to personalize or add value. The home will be sold As-Is. Buyer and buyer's agent to verify all information herein, including but not limited to sq ft, lot size, room dimensions, schools and taxes. Listing broker makes no representation as to accuracy. Broker is authorized to market the property for sale and for lease concurrently.

20. 2022-05-12
    soldstatus
21. 2022-05-10
    soldstatus Closed 308-char remark

    Show marketing remark (308 chars)

    MULTIPLE OFFERS!! There will be no more showing after 6pm Sunday, 04-03-2022. Highest and best offer to be submitted by 6pm Monday, 04-04-2022. Seller will make a decision by 6pm Tuesday, 04-05-2022. Quaint little two bedroom, one bath home sitting on an average size lot. House is being rented at this time.

22. 2022-04-12
    status Pending 308-char remark

    Show marketing remark (308 chars)

    MULTIPLE OFFERS!! There will be no more showing after 6pm Sunday, 04-03-2022. Highest and best offer to be submitted by 6pm Monday, 04-04-2022. Seller will make a decision by 6pm Tuesday, 04-05-2022. Quaint little two bedroom, one bath home sitting on an average size lot. House is being rented at this time.

23. 2022-04-06
    historical Active Option Contract 308-char remark

    Show marketing remark (308 chars)

    MULTIPLE OFFERS!! There will be no more showing after 6pm Sunday, 04-03-2022. Highest and best offer to be submitted by 6pm Monday, 04-04-2022. Seller will make a decision by 6pm Tuesday, 04-05-2022. Quaint little two bedroom, one bath home sitting on an average size lot. House is being rented at this time.

24. 2022-03-28
    listed $94,000 Active 308-char remark

    Show marketing remark (308 chars)

    MULTIPLE OFFERS!! There will be no more showing after 6pm Sunday, 04-03-2022. Highest and best offer to be submitted by 6pm Monday, 04-04-2022. Seller will make a decision by 6pm Tuesday, 04-05-2022. Quaint little two bedroom, one bath home sitting on an average size lot. House is being rented at this time.

25. 2017-12-05
    soldstatus
26. 2013-09-16
    soldstatus Closed
27. 2013-08-07
    status Pending
28. 2013-07-03
    listed $23,500 Active
29. 2009-02-27
    soldstatus
30. 2009-01-30
    historical
31. 2008-09-15
    listed $45,000
32. 2008-07-15
    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: $1,954 · $163/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$535/yr (+$45/mo · 27.4%)

ⓘ 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 (unshaded) · 72% 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: $16,392
• − Mortgage interest: −$7,618
• − Property taxes: −$1,954
• − Insurance: −$680
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,956
• Taxable loss: −$439
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $1,863/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

+202.2% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $135,999 NTREIS
• 2026-01-30 Listed for Rent $1,350 NTREIS
• 2026-01-29 Listed $149,000 NTREIS
• 2022-05-12 Sold (Public Records) — Public Records
• 2022-05-10 Sold (MLS) — NTREIS
• 2022-04-12 Pending — NTREIS
• 2022-04-06 Contingent — NTREIS
• 2022-03-28 Listed $94,000 NTREIS
• 2017-12-05 Sold (Public Records) — Public Records
• 2013-09-16 Sold (MLS) — NTREIS
• 2013-08-07 Pending — NTREIS
• 2013-07-03 Listed $23,500 NTREIS
• 2009-02-27 Sold (MLS) — NTREIS
• 2009-01-30 Listing Removed — NTREIS
• 2008-09-15 Listed $45,000 NTREIS
• 2008-07-15 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,954 · -16.1% YoY. Source: county tax records.