320 W 6th St · Bonham, TX 75418

$154,900

5 bd · 1.0 ba · 1,495 sqft · SingleFamily public records · 18 Days on market

Built 1880 9,060 sqft lot $104/sqft · 35% below area Est $237k · 35% under ↓ 44% since listing

---

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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Corner Lot Gem Just Minutes from Downtown Bonham! Perfectly positioned on a spacious corner lot, this beautifully updated home offers the perfect blend of modern comfort and timeless character—just minutes from Bonham’s vibrant downtown shops and restaurants. Inside, you’ll find 1,495 sqft of thoughtfully updated living space. The kitchen has been transformed with sleek new cabinetry, durable countertops, a modern sink, and luxury vinyl plank flooring. Both bathrooms have been stylishly renovated with fresh, contemporary finishes, while the entire home has been professionally repainted inside and out for a clean, inviting feel. Each room features its own mini-split unit, providing energy-efficient and customizable climate control throughout the year. Whether you're searching for a turnkey family home or a fully modernized space near the heart of Bonham, this property is a rare find. Don’t miss your chance to own a beautifully updated home with classic charm in a prime location! To help visualize this home’s floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

Key facts

• New mini-split unit
• New carpet
• Bathroom renovations

Tags

• CORNER LOT
• WALKING DISTANCE TO THE SQUARE
• NEW KITCHEN CABINETS
• NEW CARPET
• BATHROOM RENOVATIONS
• NEW MINI-SPLIT UNIT

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 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 $1k of loan paydown is wiped out by about $5k 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 18 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $45k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — 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 $152,576 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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. 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.
5. 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.
6. 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: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 7.5

CMA / ARV

• ARV (median comp): $236,723
• List price: $154,900
• Delta: -34.56%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Henderson	0.64mi	4/2.0 (-1)	1,526 (+2%)	15mo	$295,000	$193	45
719 E 5th St	0.63mi	4/2.0 (-1)	1,526 (+2%)	22mo	$280,000	$183	40
718 E 12th St	0.72mi	4/2.0 (-1)	1,711 (+14%)	18mo	$209,000	$122	19

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-4,637
• Equity at exit: $23,096

10-year hold

• IRR: 6.9%
• Equity multiple: 1.51×
• Total profit: $22,331
• Equity at exit: $13,393

Cash invested: $43,372 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$162 /mo · $1,947/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $321

Break-even live

Break-even rent $1,315

Max offer price $154,900

Occupancy floor 76%

Sensitivity live

Price	-10% $409	-5% $365	+0% $321	+5% $277	+10% $234
Rent	-10% $185	-5% $253	+0% $321	+5% $389	+10% $457
Rate	-1.0pp $399	-0.5pp $361	base $321	+0.5pp $281	+1.0pp $240

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $154,900 Active 18 DOM
2. 2026-06-18
   days on market $154,900 Active 17 DOM
3. 2026-06-17
   days on market $154,900 Active 16 DOM
4. 2026-06-16
   days on market $154,900 Active 15 DOM
5. 2026-06-15
   days on market $154,900 Active 14 DOM
6. 2026-06-14
   days on market $154,900 Active 12 DOM
7. 2026-06-12
   days on market $154,900 Active 11 DOM
8. 2026-06-09
   days on market $154,900 Active 8 DOM
9. 2026-06-08
   days on market $154,900 Active 7 DOM
10. 2026-06-07
    days on market $154,900 Active 6 DOM
11. 2026-06-05
    days on market $154,900 Active 4 DOM
12. 2026-06-04
    days on market $154,900 Active 2 DOM
13. 2026-06-02
    statusdays on marketlisting id $154,900 Active 1 DOM
14. 2026-05-16
    price $154,900 1178-char remark

    Show marketing remark (1178 chars)

    Charming Corner Lot Gem Just Minutes from Downtown Bonham! Perfectly positioned on a spacious corner lot, this beautifully updated home offers the perfect blend of modern comfort and timeless character—just minutes from Bonham’s vibrant downtown shops and restaurants. Inside, you’ll find 1,495 sqft of thoughtfully updated living space. The kitchen has been transformed with sleek new cabinetry, durable countertops, a modern sink, and luxury vinyl plank flooring. Both bathrooms have been stylishly renovated with fresh, contemporary finishes, while the entire home has been professionally repainted inside and out for a clean, inviting feel. Each room features its own mini-split unit, providing energy-efficient and customizable climate control throughout the year. Whether you're searching for a turnkey family home or a fully modernized space near the heart of Bonham, this property is a rare find. Don’t miss your chance to own a beautifully updated home with classic charm in a prime location! To help visualize this home’s floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

15. 2026-04-01
    price $164,900 1178-char remark

    Show marketing remark (1178 chars)

    Charming Corner Lot Gem Just Minutes from Downtown Bonham! Perfectly positioned on a spacious corner lot, this beautifully updated home offers the perfect blend of modern comfort and timeless character—just minutes from Bonham’s vibrant downtown shops and restaurants. Inside, you’ll find 1,495 sqft of thoughtfully updated living space. The kitchen has been transformed with sleek new cabinetry, durable countertops, a modern sink, and luxury vinyl plank flooring. Both bathrooms have been stylishly renovated with fresh, contemporary finishes, while the entire home has been professionally repainted inside and out for a clean, inviting feel. Each room features its own mini-split unit, providing energy-efficient and customizable climate control throughout the year. Whether you're searching for a turnkey family home or a fully modernized space near the heart of Bonham, this property is a rare find. Don’t miss your chance to own a beautifully updated home with classic charm in a prime location! To help visualize this home’s floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

16. 2026-03-09
    status Active 1178-char remark

    Show marketing remark (1178 chars)

    Charming Corner Lot Gem Just Minutes from Downtown Bonham! Perfectly positioned on a spacious corner lot, this beautifully updated home offers the perfect blend of modern comfort and timeless character—just minutes from Bonham’s vibrant downtown shops and restaurants. Inside, you’ll find 1,495 sqft of thoughtfully updated living space. The kitchen has been transformed with sleek new cabinetry, durable countertops, a modern sink, and luxury vinyl plank flooring. Both bathrooms have been stylishly renovated with fresh, contemporary finishes, while the entire home has been professionally repainted inside and out for a clean, inviting feel. Each room features its own mini-split unit, providing energy-efficient and customizable climate control throughout the year. Whether you're searching for a turnkey family home or a fully modernized space near the heart of Bonham, this property is a rare find. Don’t miss your chance to own a beautifully updated home with classic charm in a prime location! To help visualize this home’s floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

17. 2026-03-07
    historical Active Option Contract 1178-char remark

    Show marketing remark (1178 chars)

    Charming Corner Lot Gem Just Minutes from Downtown Bonham! Perfectly positioned on a spacious corner lot, this beautifully updated home offers the perfect blend of modern comfort and timeless character—just minutes from Bonham’s vibrant downtown shops and restaurants. Inside, you’ll find 1,495 sqft of thoughtfully updated living space. The kitchen has been transformed with sleek new cabinetry, durable countertops, a modern sink, and luxury vinyl plank flooring. Both bathrooms have been stylishly renovated with fresh, contemporary finishes, while the entire home has been professionally repainted inside and out for a clean, inviting feel. Each room features its own mini-split unit, providing energy-efficient and customizable climate control throughout the year. Whether you're searching for a turnkey family home or a fully modernized space near the heart of Bonham, this property is a rare find. Don’t miss your chance to own a beautifully updated home with classic charm in a prime location! To help visualize this home’s floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

18. 2025-12-10
    price $174,900 1178-char remark

    Show marketing remark (1178 chars)

    Charming Corner Lot Gem Just Minutes from Downtown Bonham! Perfectly positioned on a spacious corner lot, this beautifully updated home offers the perfect blend of modern comfort and timeless character—just minutes from Bonham’s vibrant downtown shops and restaurants. Inside, you’ll find 1,495 sqft of thoughtfully updated living space. The kitchen has been transformed with sleek new cabinetry, durable countertops, a modern sink, and luxury vinyl plank flooring. Both bathrooms have been stylishly renovated with fresh, contemporary finishes, while the entire home has been professionally repainted inside and out for a clean, inviting feel. Each room features its own mini-split unit, providing energy-efficient and customizable climate control throughout the year. Whether you're searching for a turnkey family home or a fully modernized space near the heart of Bonham, this property is a rare find. Don’t miss your chance to own a beautifully updated home with classic charm in a prime location! To help visualize this home’s floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

19. 2025-12-09
    status Active 1178-char remark

    Show marketing remark (1178 chars)

    Charming Corner Lot Gem Just Minutes from Downtown Bonham! Perfectly positioned on a spacious corner lot, this beautifully updated home offers the perfect blend of modern comfort and timeless character—just minutes from Bonham’s vibrant downtown shops and restaurants. Inside, you’ll find 1,495 sqft of thoughtfully updated living space. The kitchen has been transformed with sleek new cabinetry, durable countertops, a modern sink, and luxury vinyl plank flooring. Both bathrooms have been stylishly renovated with fresh, contemporary finishes, while the entire home has been professionally repainted inside and out for a clean, inviting feel. Each room features its own mini-split unit, providing energy-efficient and customizable climate control throughout the year. Whether you're searching for a turnkey family home or a fully modernized space near the heart of Bonham, this property is a rare find. Don’t miss your chance to own a beautifully updated home with classic charm in a prime location! To help visualize this home’s floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

20. 2025-11-30
    historical 1178-char remark

    Show marketing remark (1178 chars)

    Charming Corner Lot Gem Just Minutes from Downtown Bonham! Perfectly positioned on a spacious corner lot, this beautifully updated home offers the perfect blend of modern comfort and timeless character—just minutes from Bonham’s vibrant downtown shops and restaurants. Inside, you’ll find 1,495 sqft of thoughtfully updated living space. The kitchen has been transformed with sleek new cabinetry, durable countertops, a modern sink, and luxury vinyl plank flooring. Both bathrooms have been stylishly renovated with fresh, contemporary finishes, while the entire home has been professionally repainted inside and out for a clean, inviting feel. Each room features its own mini-split unit, providing energy-efficient and customizable climate control throughout the year. Whether you're searching for a turnkey family home or a fully modernized space near the heart of Bonham, this property is a rare find. Don’t miss your chance to own a beautifully updated home with classic charm in a prime location! To help visualize this home’s floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

21. 2025-09-24
    price $189,900 1178-char remark

    Show marketing remark (1178 chars)

    Charming Corner Lot Gem Just Minutes from Downtown Bonham! Perfectly positioned on a spacious corner lot, this beautifully updated home offers the perfect blend of modern comfort and timeless character—just minutes from Bonham’s vibrant downtown shops and restaurants. Inside, you’ll find 1,495 sqft of thoughtfully updated living space. The kitchen has been transformed with sleek new cabinetry, durable countertops, a modern sink, and luxury vinyl plank flooring. Both bathrooms have been stylishly renovated with fresh, contemporary finishes, while the entire home has been professionally repainted inside and out for a clean, inviting feel. Each room features its own mini-split unit, providing energy-efficient and customizable climate control throughout the year. Whether you're searching for a turnkey family home or a fully modernized space near the heart of Bonham, this property is a rare find. Don’t miss your chance to own a beautifully updated home with classic charm in a prime location! To help visualize this home’s floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

22. 2025-07-07
    listed $200,000 Active 1178-char remark

    Show marketing remark (1178 chars)

    Charming Corner Lot Gem Just Minutes from Downtown Bonham! Perfectly positioned on a spacious corner lot, this beautifully updated home offers the perfect blend of modern comfort and timeless character—just minutes from Bonham’s vibrant downtown shops and restaurants. Inside, you’ll find 1,495 sqft of thoughtfully updated living space. The kitchen has been transformed with sleek new cabinetry, durable countertops, a modern sink, and luxury vinyl plank flooring. Both bathrooms have been stylishly renovated with fresh, contemporary finishes, while the entire home has been professionally repainted inside and out for a clean, inviting feel. Each room features its own mini-split unit, providing energy-efficient and customizable climate control throughout the year. Whether you're searching for a turnkey family home or a fully modernized space near the heart of Bonham, this property is a rare find. Don’t miss your chance to own a beautifully updated home with classic charm in a prime location! To help visualize this home’s floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

23. 2025-04-17
    status Pending
24. 2025-04-07
    historical Active Option Contract
25. 2025-04-07
    historical
26. 2025-03-24
    price $199,000
27. 2025-03-15
    status Active
28. 2025-03-09
    historical Active Option Contract
29. 2025-03-04
    price $209,000
30. 2025-02-17
    price $219,000
31. 2025-02-06
    price $229,000
32. 2025-01-21
    listed $239,000 Active
33. 2024-12-09
    price $269,000
34. 2024-11-01
    listed $275,000 Active
35. 1994-05-19
    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: $1,947 · $162/mo
• Projected year-2 tax: $2,835 · $236/mo
• Expected delta: +$887/yr (+$74/mo · 45.6%)

ⓘ 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: $20,663
• − Mortgage interest: −$8,677
• − Property taxes: −$1,947
• − Insurance: −$774
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$4,506
• Taxable income: $1,452
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $3,506/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

-43.7% since first listed

22 events — show timeline

• 2026-05-16 Price Changed $154,900 NTREIS
• 2026-04-01 Price Changed $164,900 NTREIS
• 2026-03-09 Relisted — NTREIS
• 2026-03-07 Contingent — NTREIS
• 2025-12-10 Price Changed $174,900 NTREIS
• 2025-12-09 Relisted — NTREIS
• 2025-11-30 Listing Removed — NTREIS
• 2025-09-24 Price Changed $189,900 NTREIS
• 2025-07-07 Listed $200,000 NTREIS
• 2025-04-17 Pending — NTREIS
• 2025-04-07 Contingent — NTREIS
• 2025-04-07 Listing Removed — NTREIS
• 2025-03-24 Price Changed $199,000 NTREIS
• 2025-03-15 Relisted — NTREIS
• 2025-03-09 Contingent — NTREIS
• 2025-03-04 Price Changed $209,000 NTREIS
• 2025-02-17 Price Changed $219,000 NTREIS
• 2025-02-06 Price Changed $229,000 NTREIS
• 2025-01-21 Listed $239,000 NTREIS
• 2024-12-09 Price Changed $269,000 NTREIS
• 2024-11-01 Listed $275,000 NTREIS
• 1994-05-19 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,947 · +18.1% YoY. Source: county tax records.