1020 Park Ave · Bonham, TX 75418

$130,000

3 bd · 2.0 ba · 1,877 sqft · SingleFamily public records · 39 Days on market

Built 1939 0.26 ac lot $69/sqft · 33% below area Est $193k · 33% under ↓ 16% since listing

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +7.1/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Big Rooms and High Ceilings are a great way to describe this Beautiful home, then you can add a large helping of LOCATION! Located in the heart of Bonham with easy access to schools, downtown and park. This 4 large Bedroom 2 Bath with Huge Living and Dinning are very inviting and the Tall Ceilings just Top it Off. Plenty of room for family and friends and once you enter the backyard the space continues. Storage, Patio, Privacy and a lot more waiting for you to enjoy. MOTIVATED SELLER!

Key facts

• Historic details
• 0.26 acre lot
• Parking

Tags

• LARGE TREE FILLED CORNER LOT
• HISTORIC DETAILS

Property features AI

Finance

• Other: Possession: 30-60 days; Standard listing conditions; Transaction type: For sale
• Financial info: Listing terms: Cash or Other; Listing is active and offered under an exclusive right to sell agreement
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking; 1 carport space; Concrete surfaces
• Utilities: City sewer; City water; Electricity connected; Individual gas meter; Municipal utility district: No
• Home design: Single-family residence; Residential property; One-story; Located in Inglish Add subdivision
• Construction: Built in 1939
• Exterior features: Lot under 0.5 acre (approximately 0.263 acres); Sidewalk; Asphalt surfaces

Interior

• Kitchen: Disposal; Gas water heater; Other appliances included
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 2 full bathrooms
• Interior features: Built-in features; Two living areas; One dining area; 6 total rooms; One-level layout
• Laundry & utility: Mud room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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, 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: Bailey Inglish Early Childhood Center (161 students, 83% FRL) — zoned schools average 83% FRL vs 59% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $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

• It's been on market 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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

• Watch-outs: property tax is 2.7% of price; built in 1939 — 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 6.9

CMA / ARV

• ARV (median comp): $193,009
• List price: $130,000
• Delta: -32.65%
• 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
1116 Park Ave	0.05mi	3/3.0	1,988 (+6%)	11mo	$85,000	$43	75
430 E 12th St	0.07mi	4/2.0 (+1)	1,991 (+6%)	15mo	$229,000	$115	69
820 Lipscomb St	0.48mi	3/2.0	1,769 (-6%)	4mo	$225,000	$127	64
215 E 11th St	0.12mi	3/2.0	1,648 (-12%)	17mo	$189,900	$115	60
417 E 8th St	0.18mi	2/1.5 (-1)	1,622 (-14%)	6mo	$159,000	$98	57
718 E 12th St	0.22mi	4/2.0 (+1)	1,711 (-9%)	18mo	$209,000	$122	55
204 W Boyd Ave	0.56mi	3/2.0	1,680 (-10%)	4mo	$155,000	$92	54
621 W 12th St	0.62mi	3/2.0	1,708 (-9%)	6mo	$99,900	$58	51
1016 Poplar St	0.47mi	3/2.5	1,680 (-10%)	12mo	$169,900	$101	49
717 Lynn	0.43mi	3/2.0	1,607 (-14%)	16mo	$229,000	$143	43
608 W 6th St	0.66mi	3/2.0	1,699 (-10%)	13mo	$185,000	$109	43
202 W Denison Ave	0.70mi	3/2.0	1,640 (-13%)	13mo	$255,000	$155	35

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,232
• Equity at exit: $19,383

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $11,806
• 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: 277
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,577 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$295 /mo · $3,534/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $216

Break-even live

Break-even rent $1,304

Max offer price $130,000

Occupancy floor 81%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 E 7th St Unit 2 Bonham, TX	3.0	2.5	1366	$1,500	$1.10	44d	1	0.22mi
808 E 12th St Bonham, TX	3.0	2.0	1234	$1,595	$1.29	19d	1	0.28mi
608 E 3rd St Bonham, TX	3.0	2.0	2383	$1,299	$0.55	24d	1	0.50mi
913 W 12th St Bonham, TX	3.0	2.0	1355	$1,700	$1.25	44d	1	0.79mi
805 S 6th St Unit 1 Bonham, TX	3.0	2.5	1229	$1,450	$1.18	44d	1	1.02mi

Listing history 28 events

1. 2026-06-19
   days on market $130,000 Active 39 DOM
2. 2026-06-18
   days on market $130,000 Active 38 DOM
3. 2026-06-17
   days on market $130,000 Active 37 DOM
4. 2026-06-16
   days on market $130,000 Active 36 DOM
5. 2026-06-15
   days on market $130,000 Active 35 DOM
6. 2026-06-14
   days on market $130,000 Active 33 DOM
7. 2026-06-12
   days on market $130,000 Active 32 DOM
8. 2026-06-09
   days on market $130,000 Active 29 DOM
9. 2026-06-08
   days on market $130,000 Active 28 DOM
10. 2026-06-07
    days on market $130,000 Active 27 DOM
11. 2026-06-05
    days on market $130,000 Active 25 DOM
12. 2026-06-04
    days on market $130,000 Active 23 DOM
13. 2026-06-02
    days on market $130,000 Active 22 DOM
14. 2026-06-01
    days on market $130,000 Active 21 DOM
15. 2026-05-31
    days on market $130,000 Active 20 DOM
16. 2026-05-31
    days on market $130,000 Active 19 DOM
17. 2026-05-08
    listed $130,000 Active 389-char remark
18. 2020-09-10
    soldstatus Sold 489-char remark

    Show marketing remark (489 chars)

    Big Rooms and High Ceilings are a great way to describe this Beautiful home, then you can add a large helping of LOCATION! Located in the heart of Bonham with easy access to schools, downtown and park. This 4 large Bedroom 2 Bath with Huge Living and Dinning are very inviting and the Tall Ceilings just Top it Off. Plenty of room for family and friends and once you enter the backyard the space continues. Storage, Patio, Privacy and a lot more waiting for you to enjoy. MOTIVATED SELLER!

19. 2020-09-10
    soldstatus

    Show marketing remark (489 chars)

    Big Rooms and High Ceilings are a great way to describe this Beautiful home, then you can add a large helping of LOCATION! Located in the heart of Bonham with easy access to schools, downtown and park. This 4 large Bedroom 2 Bath with Huge Living and Dinning are very inviting and the Tall Ceilings just Top it Off. Plenty of room for family and friends and once you enter the backyard the space continues. Storage, Patio, Privacy and a lot more waiting for you to enjoy. MOTIVATED SELLER!

20. 2020-08-25
    status Pending 489-char remark

    Show marketing remark (489 chars)

    Big Rooms and High Ceilings are a great way to describe this Beautiful home, then you can add a large helping of LOCATION! Located in the heart of Bonham with easy access to schools, downtown and park. This 4 large Bedroom 2 Bath with Huge Living and Dinning are very inviting and the Tall Ceilings just Top it Off. Plenty of room for family and friends and once you enter the backyard the space continues. Storage, Patio, Privacy and a lot more waiting for you to enjoy. MOTIVATED SELLER!

21. 2020-08-14
    status Active 489-char remark

    Show marketing remark (489 chars)

    Big Rooms and High Ceilings are a great way to describe this Beautiful home, then you can add a large helping of LOCATION! Located in the heart of Bonham with easy access to schools, downtown and park. This 4 large Bedroom 2 Bath with Huge Living and Dinning are very inviting and the Tall Ceilings just Top it Off. Plenty of room for family and friends and once you enter the backyard the space continues. Storage, Patio, Privacy and a lot more waiting for you to enjoy. MOTIVATED SELLER!

22. 2020-08-10
    historical Active Option Contract 489-char remark

    Show marketing remark (489 chars)

    Big Rooms and High Ceilings are a great way to describe this Beautiful home, then you can add a large helping of LOCATION! Located in the heart of Bonham with easy access to schools, downtown and park. This 4 large Bedroom 2 Bath with Huge Living and Dinning are very inviting and the Tall Ceilings just Top it Off. Plenty of room for family and friends and once you enter the backyard the space continues. Storage, Patio, Privacy and a lot more waiting for you to enjoy. MOTIVATED SELLER!

23. 2020-07-29
    price $125,000 489-char remark

    Show marketing remark (489 chars)

    Big Rooms and High Ceilings are a great way to describe this Beautiful home, then you can add a large helping of LOCATION! Located in the heart of Bonham with easy access to schools, downtown and park. This 4 large Bedroom 2 Bath with Huge Living and Dinning are very inviting and the Tall Ceilings just Top it Off. Plenty of room for family and friends and once you enter the backyard the space continues. Storage, Patio, Privacy and a lot more waiting for you to enjoy. MOTIVATED SELLER!

24. 2020-07-13
    price $145,000 489-char remark

    Show marketing remark (489 chars)

    Big Rooms and High Ceilings are a great way to describe this Beautiful home, then you can add a large helping of LOCATION! Located in the heart of Bonham with easy access to schools, downtown and park. This 4 large Bedroom 2 Bath with Huge Living and Dinning are very inviting and the Tall Ceilings just Top it Off. Plenty of room for family and friends and once you enter the backyard the space continues. Storage, Patio, Privacy and a lot more waiting for you to enjoy. MOTIVATED SELLER!

25. 2020-06-15
    listed $155,000 Active 489-char remark

    Show marketing remark (489 chars)

    Big Rooms and High Ceilings are a great way to describe this Beautiful home, then you can add a large helping of LOCATION! Located in the heart of Bonham with easy access to schools, downtown and park. This 4 large Bedroom 2 Bath with Huge Living and Dinning are very inviting and the Tall Ceilings just Top it Off. Plenty of room for family and friends and once you enter the backyard the space continues. Storage, Patio, Privacy and a lot more waiting for you to enjoy. MOTIVATED SELLER!

26. 2018-03-20
    soldstatus
27. 2017-07-07
    soldstatus
28. 1995-10-04
    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: $3,534 · $295/mo
• Projected year-2 tax: $3,534 · $295/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 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: $18,926
• − Mortgage interest: −$7,282
• − Property taxes: −$3,534
• − Insurance: −$650
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$3,782
• Taxable income: $650
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $2,431/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

-16.1% since first listed

12 events — show timeline

• 2026-05-08 Listed $130,000 NTREIS
• 2020-09-10 Sold (Public Records) — Public Records
• 2020-09-10 Sold (MLS) — NTREIS
• 2020-08-25 Pending — NTREIS
• 2020-08-14 Relisted — NTREIS
• 2020-08-10 Contingent — NTREIS
• 2020-07-29 Price Changed $125,000 NTREIS
• 2020-07-13 Price Changed $145,000 NTREIS
• 2020-06-15 Listed $155,000 NTREIS
• 2018-03-20 Sold (Public Records) — Public Records
• 2017-07-07 Sold (Public Records) — Public Records
• 1995-10-04 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $3,534 · +8.3% YoY. Source: county tax records.