1309 S 5th St · Bonham, TX 75418

$130,000

3 bd · 1.0 ba · 1,031 sqft · SingleFamily public records · 4 Days on market

Built 1960 10,498 sqft lot Est $103k · 26% over

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Why this score? — see what drove the D 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 +20.6/30.0
• DSCR +6.6/10.0
• 1% rule +6.1/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This cozy, newly renovated 3-bedroom home is move-in ready with fresh updates throughout, including new flooring, modern fixtures, and a bright, welcoming layout. Enjoy an updated kitchen and bathroom, comfortable bedrooms, and a spacious yard with the freedom of no HOA. A storm cellar adds extra safety and storage. Seller had it appraised and that came back at 180K. Home is priced below market value for quick sale!

Key facts

• Spacious yard
• Updated kitchen
• No hoa

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• SPACIOUS YARD
• NO HOA
• STORM CELLAR

Property features AI

Finance

• Financial info: No second mortgage indicated; Listed for sale
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking; Additional off-street parking
• Utilities: City water; City sewer; Co-op electric; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Attached property; One story
• Construction: Built in 1960
• Exterior features: Additional parking; Driveway

Interior

• Kitchen: Dishwasher; Convection oven
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Interior features: Open floorplan; One living area; One dining area; Total of 5 rooms
• Laundry & utility: Tankless water heater; Other utility features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 7.9% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 91% 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 $899 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $130,000

Questions for the listing agent

1. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.11% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $103,100
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 S 5th St	0.04mi	3/2.0	1,120 (+9%)	6mo	$97,000	$87	75
608 Oldham St	0.22mi	2/1.0 (-1)	896 (-13%)	14mo	$89,999	$100	51
512 Beech St	0.67mi	2/1.0 (-1)	883 (-14%)	16mo	$120,000	$136	27

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-9,920
• Equity at exit: $19,383

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $5,883
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$682
• Tax from tax record: −$226 /mo · $2,717/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $174

Break-even live

Break-even rent $1,218

Max offer price $130,000

Occupancy floor 83%

Sensitivity live

Price	-10% $248	-5% $211	+0% $174	+5% $137	+10% $100
Rent	-10% $60	-5% $117	+0% $174	+5% $231	+10% $288
Rate	-1.0pp $240	-0.5pp $207	base $174	+0.5pp $140	+1.0pp $106

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 S 6th St Unit 1 Bonham, TX	3.0	2.5	1229	$1,450	$1.18	45d	1	0.33mi
406 S 6th St Unit 1 Bonham, TX	3.0	2.0	1198	$1,300	$1.09	45d	1	0.45mi
406 W 6th St Bonham, TX	3.0	2.0	1198	$1,350	$1.13	45d	1	0.77mi
913 W 12th St Bonham, TX	3.0	2.0	1355	$1,700	$1.25	45d	1	0.92mi
412 E 7th St Unit 2 Bonham, TX	3.0	2.5	1366	$1,500	$1.10	45d	1	1.12mi
708 Union Ave Bonham, TX	2.0	1.0	828	$1,100	$1.33	45d	1	1.15mi
317 Jones St Bonham, TX	3.0	2.0	1067	$1,500	$1.41	45d	1	1.16mi
608 E 3rd St Unit 2 Bonham, TX	3.0	2.0	1197	$1,295	$1.08	45d	1	1.18mi
613 E 3rd St Bonham, TX	3.0	2.0	1197	$1,299	$1.09	23d	1	1.19mi
1014 Pine St Bonham, TX	3.0	2.0	1200	$1,475	$1.23	45d	1	1.38mi
1624 Cedar St Bonham, TX	3.0	2.0	1004	$1,275	$1.27	45d	1	1.39mi

Listing history 4 events

1. 2026-06-21
   days on market $130,000 Active 4 DOM
2. 2026-06-19
   days on market $130,000 Active 2 DOM
3. 2026-06-17
   remarks 419-char remark
4. 2026-06-17
   listed $130,000 Active 1 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: $2,717 · $226/mo
• Projected year-2 tax: $2,717 · $226/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 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: $17,261
• − Mortgage interest: −$7,282
• − Property taxes: −$2,717
• − Insurance: −$650
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$3,782
• Taxable income: $68
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,072/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

+340.7% since first listed

19 events — show timeline

• 2026-06-17 Listed $130,000 NTREIS
• 2026-02-17 Listing Removed — NTREIS
• 2026-01-06 Price Changed $162,000 NTREIS
• 2025-12-02 Listed $165,000 NTREIS
• 2023-03-04 Price Changed $159,900 NTREIS
• 2023-02-17 Listed $185,000 NTREIS
• 2016-12-28 Sold (Public Records) — Public Records
• 2016-12-16 Sold (MLS) — NTREIS
• 2016-11-28 Pending — NTREIS
• 2016-11-07 Listed $21,500 NTREIS
• 2016-01-14 Sold (Public Records) — Public Records
• 2016-01-08 Sold (MLS) — NTREIS
• 2015-12-18 Pending — NTREIS
• 2015-07-20 Price Changed $18,400 NTREIS
• 2011-07-26 Listed $19,900 NTREIS
• 2008-06-20 Sold (Public Records) — Public Records
• 2008-06-05 Sold (MLS) — NTREIS
• 2008-05-16 Listing Removed — NTREIS
• 2007-06-05 Listed $29,500 NTREIS

Property tax history

+20.1%/yr

Latest (2025): $2,717 · -0.8% YoY. Source: county tax records.