514 E 5th St · Bonham, TX 75418

$79,999

2 bd · 1.0 ba · 946 sqft · SingleFamily public records · 635 Days on market

Built 1930 Poor condition 0.26 ac lot $85/sqft · 52% below area ↓ 6% since listing

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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 +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HISTORIC CHARM! 514 E 5th in Bonham, TX 75418 offers a unique blend of historic charm and modern potential in a city known for its rich Texas heritage and welcoming community. This property sits on a large 11,232 Sq Ft. lot featuring 2-bedroom and 1-bath. Located in Bonham, a quaint and growing town, provides a serene backdrop ideal for both residential and commercial ventures, offering the best of small-town living with the convenience of nearby city amenities. This location is particularly appealing for those seeking to immerse themselves in a small community with deep historical roots while still being close to a larger metropolitan area. With its beautiful landscapes, historic sites, and friendly atmosphere Bonham is a desirable place to live, work, and play. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Beautiful landscapes
• Historic charm
• Large lot

Tags

• HISTORIC CHARM
• LARGE LOT
• QUAINT AND GROWING TOWN
• SERENE BACKDROP
• DEEP HISTORICAL ROOTS
• BEAUTIFUL LANDSCAPES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: 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: 341 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 635 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $70,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 635 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.64% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.95%
• DSCR: 2.11
• GRM: 5.1

CMA / ARV

• ARV (median comp): $165,423
• List price: $79,999
• Delta: -51.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Lipscomb St	0.37mi	2/1.0	986 (+4%)	4mo	$135,000	$137	72
618 Pine St	0.12mi	3/2.0 (+1)	1,050 (+11%)	8mo	$188,000	$179	60
903 E 10th St	0.42mi	3/1.0 (+1)	1,038 (+10%)	10mo	$55,000	$53	51
1409 Lynn St	0.69mi	3/1.0 (+1)	893 (-6%)	7mo	$79,000	$88	48
1208 Pecan St	0.56mi	3/1.0 (+1)	987 (+4%)	20mo	$187,400	$190	45
512 Beech St	0.67mi	2/1.0	883 (-7%)	17mo	$120,000	$136	43

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: 18.4%
• Equity multiple: 1.75×
• Total profit: $16,732
• Equity at exit: $11,928

10-year hold

• IRR: 26.8%
• Equity multiple: 3.36×
• Total profit: $52,891
• Equity at exit: $6,917

Cash invested: $22,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 8 under contract
• Months of supply: 10.7 mo (9%/mo absorbed)
• Median asking: $135,450 ($128/sqft)
• Median days on market: 76 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +36.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75418

• Home prices YoY: -8.9%
• Active inventory: 341
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$420
• Tax from tax record: −$116 /mo · $1,398/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $466

Break-even live

Break-even rent $721

Max offer price $79,999

Occupancy floor 59%

Sensitivity live

Price	-10% $511	-5% $488	+0% $466	+5% $443	+10% $420
Rent	-10% $362	-5% $414	+0% $466	+5% $518	+10% $569
Rate	-1.0pp $506	-0.5pp $486	base $466	+0.5pp $445	+1.0pp $424

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 S 4th St Bonham, TX	3.0	2.0	768	$1,550	$2.02	17d	1	0.69mi
317 Jones St Bonham, TX	3.0	2.0	1067	$1,500	$1.41	93d	1	0.70mi
708 Union Ave Bonham, TX	2.0	1.0	828	$1,100	$1.33	93d	1	0.97mi
1624 Cedar St Bonham, TX	3.0	2.0	1004	$1,275	$1.27	93d	1	1.05mi
1803 Franklin St Unit 1 Bonham, TX	2.0	1.0	1006	$1,100	$1.09	93d	1	1.09mi
229 E Evans Ave Bonham, TX	3.0	2.0	1090	$1,264	$1.16	93d	1	1.11mi

Listing history 50 events

1. 2026-08-08
   days on market $79,999 Active 635 DOM
2. 2026-08-07
   days on market $79,999 Active 634 DOM
3. 2026-08-06
   days on market $79,999 Active 633 DOM
4. 2026-08-05
   days on market $79,999 Active 632 DOM
5. 2026-08-04
   days on market $79,999 Active 631 DOM
6. 2026-08-03
   days on market $79,999 Active 630 DOM
7. 2026-07-31
   days on market $79,999 Active 627 DOM
8. 2026-07-30
   days on market $79,999 Active 626 DOM
9. 2026-07-29
   days on market $79,999 Active 625 DOM
10. 2026-07-27
    days on market $79,999 Active 623 DOM
11. 2026-07-25
    days on market $79,999 Active 621 DOM
12. 2026-07-24
    days on market $79,999 Active 620 DOM
13. 2026-07-23
    days on market $79,999 Active 619 DOM
14. 2026-07-22
    days on market $79,999 Active 618 DOM
15. 2026-07-21
    days on market $79,999 Active 617 DOM
16. 2026-07-18
    days on market $79,999 Active 614 DOM
17. 2026-07-16
    days on market $79,999 Active 612 DOM
18. 2026-07-15
    days on market $79,999 Active 611 DOM
19. 2026-07-13
    days on market $79,999 Active 609 DOM
20. 2026-07-12
    days on market $79,999 Active 608 DOM
21. 2026-07-12
    days on market $79,999 Active 607 DOM
22. 2026-07-11
    days on market $79,999 Active 606 DOM
23. 2026-07-09
    days on market $79,999 Active 605 DOM
24. 2026-07-09
    days on market $79,999 Active 604 DOM
25. 2026-07-07
    days on market $79,999 Active 603 DOM
26. 2026-07-06
    days on market $79,999 Active 602 DOM
27. 2026-07-05
    days on market $79,999 Active 601 DOM
28. 2026-07-04
    days on market $79,999 Active 600 DOM
29. 2026-07-03
    days on market $79,999 Active 599 DOM
30. 2026-07-02
    days on market $79,999 Active 598 DOM
31. 2026-07-01
    days on market $79,999 Active 597 DOM
32. 2026-06-30
    days on market $79,999 Active 596 DOM
33. 2026-06-29
    days on market $79,999 Active 595 DOM
34. 2026-06-28
    days on market $79,999 Active 594 DOM
35. 2026-06-27
    days on market $79,999 Active 593 DOM
36. 2026-06-26
    days on market $79,999 Active 591 DOM
37. 2026-06-22
    days on market $79,999 Active 588 DOM
38. 2026-06-21
    days on market $79,999 Active 587 DOM
39. 2026-06-19
    days on market $79,999 Active 585 DOM
40. 2026-06-18
    days on market $79,999 Active 584 DOM
41. 2026-06-17
    days on market $79,999 Active 583 DOM
42. 2026-06-16
    days on market $79,999 Active 582 DOM
43. 2026-06-15
    days on market $79,999 Active 581 DOM
44. 2026-06-14
    days on market $79,999 Active 579 DOM
45. 2026-06-12
    days on market $79,999 Active 578 DOM
46. 2026-06-09
    days on market $79,999 Active 575 DOM
47. 2026-06-08
    days on market $79,999 Active 574 DOM
48. 2026-06-07
    days on market $79,999 Active 573 DOM
49. 2026-06-05
    days on market $79,999 Active 571 DOM
50. 2026-06-04
    days on market $79,999 Active 569 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: $1,398 · $116/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$66/yr (+$6/mo · 4.7%)

ⓘ 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: $15,723
• − Mortgage interest: −$4,481
• − Property taxes: −$1,398
• − Insurance: −$400
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$2,327
• Taxable income: $4,601
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $4,485/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.

Condition & rehab AI · 7 photos

Poor 20/100 Extensive rehab Est. rehab $47,300–$85,140 screening

This property requires extensive repairs and maintenance, including roof replacement, exterior siding repair and painting, flooring replacement, interior wall repairs and painting, and HVAC system replacement. These updates will significantly increase its resale and rental value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage to the roof structure is visible.
• Major Exterior (exterior) — The exterior siding is severely damaged and peeling.
• Major Windows (windows) — The windows appear to be broken or missing, indicating a need for immediate replacement.
• Major Electrical (electrical) — The electrical panel is exposed and damaged, posing a safety hazard.
• Major Plumbing (plumbing) — The plumbing system appears to be compromised, with visible damage and potential leaks.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major exterior siding — The exterior siding is peeling and in poor condition, indicating significant wear and tear.
• Major flooring — The flooring appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls appear to be in poor condition, with visible damage and potential structural issues.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible damage and potential issues.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and functionality, making it more attractive to buyers and renters. ↑
• Both exterior siding repair and painting — Repairing and repainting the exterior siding will improve the home's curb appeal and increase its value. ↑
• Both flooring replacement — Replacing the flooring will improve the home's appearance and functionality, making it more attractive to buyers and renters. ↑
• Both interior wall repairs and painting — Repairing and repainting the interior walls will improve the home's appearance and functionality, making it more attractive to buyers and renters. ↑
• Both HVAC system replacement — Replacing the HVAC system will improve the home's comfort and functionality, making it more attractive to buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Finley-Oates El F TX #3,052/4,322 Nat'l #30,133/41,679 Middle Evans El F TX #756/1,662 Nat'l #6,830/14,009 High Bonham H S F TX #963/1,632 Nat'l #9,639/17,239

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

C Composite livability gradescore 64/100

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 · 33,423 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: 6% of renters

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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%

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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%

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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

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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

-5.9% since first listed

4 events — show timeline

• 2026-01-20 Price Changed $79,999 HARMLS
• 2024-11-11 Listed $84,999 HARMLS
• 2017-04-24 Sold (Public Records) — Public Records
• 1994-09-16 Sold (Public Records) — Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,398 · -4.2% YoY. Source: county tax records.