1407 Bonham St · Commerce, TX 75428

$89,900

2 bd · 3.0 ba · 1,404 sqft · SingleFamily public records · 58 Days on market

Built 1950 0.34 ac lot $64/sqft · 41% below area Est $154k · 41% 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 +26.9/30.0
• ARV discount +15.0/15.0
• 1% rule +9.8/10.0
• DSCR +9.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is your blank slate for a home on one of the most desired streets in Commerce. 1407 Bonham. Two bedroom. One and a half baths. Large living area. Huge back yard. Backyard patio area. Home needs renovations but at this price and with well done renovations you are sure to quicky have equity in the property. New roof was put on in 2025.

Key facts

• Large living area
• Huge back yard
• Backyard patio area

Tags

• LARGE LIVING AREA
• HUGE BACK YARD
• BACKYARD PATIO AREA
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.1% in Commerce — 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 (#737 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, schools F, amenities F.
• Commerce ISD (rural): math 23% / reading 33% proficiency, ranked #687 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 207 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 31% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $90k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1950 — 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1950 — 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 F-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: 1.48% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.92%
• DSCR: 1.53
• GRM: 5.6

CMA / ARV

• ARV (median comp): $153,553
• List price: $89,900
• Delta: -41.45%
• 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
1803 Sycamore St	0.36mi	3/2.0 (+1)	1,410 (+0%)	1mo	$139,999	$99	73
1206 Earl St	0.29mi	3/2.0 (+1)	1,506 (+7%)	2mo	$169,900	$113	64
1314 Chestnut St	0.31mi	2/1.0	1,549 (+10%)	7mo	$60,000	$39	55
902 Cedar St	0.41mi	3/2.0 (+1)	1,256 (-10%)	3mo	$175,000	$139	52
900 Cedar St	0.43mi	3/2.0 (+1)	1,256 (-10%)	3mo	$175,000	$139	51
1508 Park St	0.35mi	2/1.0	1,260 (-10%)	10mo	$70,000	$56	50
1410 Bois D Arc St	0.25mi	3/1.0 (+1)	1,236 (-12%)	7mo	$159,900	$129	50
1505 Division St	0.50mi	3/2.0 (+1)	1,242 (-12%)	5mo	$224,500	$181	44
902 Sycamore St	0.38mi	3/1.0 (+1)	1,266 (-10%)	11mo	$65,000	$51	44
315 Park St	0.50mi	3/1.0 (+1)	1,560 (+11%)	6mo	$130,000	$83	40
601 Henry St	0.56mi	3/2.0 (+1)	1,242 (-12%)	11mo	$229,900	$185	37
1702 Clark St	0.64mi	3/2.0 (+1)	1,210 (-14%)	10mo	$159,900	$132	30

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,491
• Equity at exit: $13,404

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $22,334
• Equity at exit: $7,773

Cash invested: $25,172 (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 75428

• Home prices YoY: -6.5%
• Active inventory: 207
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$471
• Tax from tax record: −$289 /mo · $3,472/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $250

Break-even live

Break-even rent $1,010

Max offer price $89,900

Occupancy floor 76%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 Oneal St Unit B Commerce, TX	3.0	2.0	1007	$1,275	$1.27	1d	1	0.12mi
1315 Oneal St Commerce, TX	3.0	2.0	1007	$1,600	$1.59	1d	1	0.12mi
1004 Park St Commerce, TX	3.0	1.0	1082	$925	$0.85	17d	1	0.25mi
1313 Hunt St Commerce, TX	3.0	2.0	1100	$2,400	$2.18	43d	1	0.39mi
1618 Bois D'Arc St Unit 102 Commerce, TX	2.0	2.0	1000	$895	$0.90	22d	1	0.40mi
800 Sycamore St Unit 800-101 Commerce, TX	1.0	1.0	1550	$1,675	$1.08	43d	1	0.42mi
800 Sycamore St Commerce, TX	2.0	2.0	1045	$1,200	$1.15	43d	1	0.42mi
1814 Hunt St Unit 1608 Bois D'arc Commerce, TX	3.0	2.0	1660	$1,550	$0.93	17d	1	0.46mi
1814 Hunt St Commerce, TX	1.0–2.0	1.0–2.0	715	$1,050	$1.47	1d	7	0.46mi
904 N Neal St Commerce, TX	2.0	1.0	1033	$1,250	$1.21	15d	1	0.47mi
904 N Neal St Commerce, TX	2.0	1.0	1033	$1,250	$1.21	12d	1	0.47mi
2004 Pecan St Commerce, TX	2.0	3.0	1014	$1,200	$1.18	43d	1	0.57mi
409 Maple St Unit 409A Commerce, TX	3.0	2.0	1098	$1,125	$1.02	24d	1	0.99mi
801 Culver St Unit C209 Commerce, TX	3.0	1.0	1053	$1,175	$1.12	19d	1	1.20mi

Listing history 29 events

1. 2026-06-18
   days on market $89,900 Active 58 DOM
2. 2026-06-17
   days on market $89,900 Active 57 DOM
3. 2026-06-16
   days on market $89,900 Active 56 DOM
4. 2026-06-15
   days on market $89,900 Active 55 DOM
5. 2026-06-13
   days on market $89,900 Active 53 DOM
6. 2026-06-13
   days on market $89,900 Active 52 DOM
7. 2026-06-09
   days on market $89,900 Active 49 DOM
8. 2026-06-08
   days on market $89,900 Active 48 DOM
9. 2026-06-07
   days on market $89,900 Active 47 DOM
10. 2026-06-04
    days on market $89,900 Active 44 DOM
11. 2026-06-03
    pricedays on market $89,900 Active 43 DOM
12. 2026-06-02
    days on market $94,500 Active 42 DOM
13. 2026-06-01
    days on market $94,500 Active 41 DOM
14. 2026-05-31
    days on market $94,500 Active 40 DOM
15. 2026-05-12
    price $94,500 340-char remark

    Show marketing remark (340 chars)

    Here is your blank slate for a home on one of the most desired streets in Commerce. 1407 Bonham. Two bedroom. One and a half baths. Large living area. Huge back yard. Backyard patio area. Home needs renovations but at this price and with well done renovations you are sure to quicky have equity in the property. New roof was put on in 2025.

16. 2026-04-21
    listed $99,900 Active 340-char remark

    Show marketing remark (340 chars)

    Here is your blank slate for a home on one of the most desired streets in Commerce. 1407 Bonham. Two bedroom. One and a half baths. Large living area. Huge back yard. Backyard patio area. Home needs renovations but at this price and with well done renovations you are sure to quicky have equity in the property. New roof was put on in 2025.

17. 2012-09-04
    soldstatus $44,500
18. 2012-08-31
    soldstatus Closed 325-char remark

    Show marketing remark (325 chars)

    This sweet retreat sits on beautiful Bonham St. in Commerce, Tx. The spacious rooms and large kitchen are perfect for gatherings. Large bedrooms with walk in closets provided for plenty of storage. The backyard is fenced with 2 storage units to stay with property. Check this one out today. .. .would make a great investment!

19. 2012-07-03
    status Pending 325-char remark

    Show marketing remark (325 chars)

    This sweet retreat sits on beautiful Bonham St. in Commerce, Tx. The spacious rooms and large kitchen are perfect for gatherings. Large bedrooms with walk in closets provided for plenty of storage. The backyard is fenced with 2 storage units to stay with property. Check this one out today. .. .would make a great investment!

20. 2012-07-02
    status Active 325-char remark

    Show marketing remark (325 chars)

    This sweet retreat sits on beautiful Bonham St. in Commerce, Tx. The spacious rooms and large kitchen are perfect for gatherings. Large bedrooms with walk in closets provided for plenty of storage. The backyard is fenced with 2 storage units to stay with property. Check this one out today. .. .would make a great investment!

21. 2012-07-02
    historical 325-char remark

    Show marketing remark (325 chars)

    This sweet retreat sits on beautiful Bonham St. in Commerce, Tx. The spacious rooms and large kitchen are perfect for gatherings. Large bedrooms with walk in closets provided for plenty of storage. The backyard is fenced with 2 storage units to stay with property. Check this one out today. .. .would make a great investment!

22. 2012-06-08
    historical Active Option Contract 325-char remark

    Show marketing remark (325 chars)

    This sweet retreat sits on beautiful Bonham St. in Commerce, Tx. The spacious rooms and large kitchen are perfect for gatherings. Large bedrooms with walk in closets provided for plenty of storage. The backyard is fenced with 2 storage units to stay with property. Check this one out today. .. .would make a great investment!

23. 2012-06-01
    status Active 325-char remark

    Show marketing remark (325 chars)

    This sweet retreat sits on beautiful Bonham St. in Commerce, Tx. The spacious rooms and large kitchen are perfect for gatherings. Large bedrooms with walk in closets provided for plenty of storage. The backyard is fenced with 2 storage units to stay with property. Check this one out today. .. .would make a great investment!

24. 2012-06-01
    historical 325-char remark

    Show marketing remark (325 chars)

    This sweet retreat sits on beautiful Bonham St. in Commerce, Tx. The spacious rooms and large kitchen are perfect for gatherings. Large bedrooms with walk in closets provided for plenty of storage. The backyard is fenced with 2 storage units to stay with property. Check this one out today. .. .would make a great investment!

25. 2011-12-01
    status Active 325-char remark

    Show marketing remark (325 chars)

    This sweet retreat sits on beautiful Bonham St. in Commerce, Tx. The spacious rooms and large kitchen are perfect for gatherings. Large bedrooms with walk in closets provided for plenty of storage. The backyard is fenced with 2 storage units to stay with property. Check this one out today. .. .would make a great investment!

26. 2011-12-01
    historical 325-char remark

    Show marketing remark (325 chars)

    This sweet retreat sits on beautiful Bonham St. in Commerce, Tx. The spacious rooms and large kitchen are perfect for gatherings. Large bedrooms with walk in closets provided for plenty of storage. The backyard is fenced with 2 storage units to stay with property. Check this one out today. .. .would make a great investment!

27. 2011-08-04
    price $47,500 325-char remark

    Show marketing remark (325 chars)

    This sweet retreat sits on beautiful Bonham St. in Commerce, Tx. The spacious rooms and large kitchen are perfect for gatherings. Large bedrooms with walk in closets provided for plenty of storage. The backyard is fenced with 2 storage units to stay with property. Check this one out today. .. .would make a great investment!

28. 2011-05-20
    listed $54,900 Active 325-char remark

    Show marketing remark (325 chars)

    This sweet retreat sits on beautiful Bonham St. in Commerce, Tx. The spacious rooms and large kitchen are perfect for gatherings. Large bedrooms with walk in closets provided for plenty of storage. The backyard is fenced with 2 storage units to stay with property. Check this one out today. .. .would make a great investment!

29. 1996-12-18
    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: $3,472 · $289/mo
• Projected year-2 tax: $3,472 · $289/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 ≥110°F today · 24 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: $15,924
• − Mortgage interest: −$5,036
• − Property taxes: −$3,472
• − Insurance: −$450
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$2,615
• Taxable income: $1,804
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $2,568/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: Commerce ISD
• NCES district ID: 4814820
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $34,295
• Composite: 23.01/100
• National rank: #7977
• State rank: #687 of 826 in TX

Livability — Commerce

• Score: 64/100
• State rank: #737
• US rank: #13696

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Commerce, TX
• County: Hunt County · 71,969 people
• City population: 11,531
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 11,531
• Household income: $51,424
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 546.0

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 55% Hispanic / Latino 23% Black 14% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 79% English-only · Spanish 16% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.08%
• Current HPI: 289.0436
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, 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

+72.1% since first listed

15 events — show timeline

• 2026-05-12 Price Changed $94,500 NTREIS
• 2026-04-21 Listed $99,900 NTREIS
• 2012-09-04 Sold (Public Records) $44,500 Public Records
• 2012-08-31 Sold (MLS) — NTREIS
• 2012-07-03 Pending — NTREIS
• 2012-07-02 Relisted — NTREIS
• 2012-07-02 Listing Removed — NTREIS
• 2012-06-08 Contingent — NTREIS
• 2012-06-01 Relisted — NTREIS
• 2012-06-01 Listing Removed — NTREIS
• 2011-12-01 Relisted — NTREIS
• 2011-12-01 Listing Removed — NTREIS
• 2011-08-04 Price Changed $47,500 NTREIS
• 2011-05-20 Listed $54,900 NTREIS
• 1996-12-18 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,472 · +0.7% YoY. Source: county tax records.