849 County Road 4130 · Bonham, TX 75418

$175,000

4 bd · 2.0 ba · 1,369 sqft · SingleFamily public records · 174 Days on market

Built 1966 0.67 ac lot $128/sqft · 39% below area Est $288k · 39% under

---

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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.4/10.0
• 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

Looking for a Cute Cottage on the outskirts of town in need of a little LTC? Look no further than this quite location between Bonham and Ector featuring a 3 or 4 Bedroom, 2 Bath Brick Home on 0.67 acres. Here you will enjoy Beautiful Sunsets off he front porch in the evening and a few neighbors so you don't feel all alone. Home is priced and ready to sell so make your appointment today.

Key facts

• 0.67 acre lot
• 2 garage spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (5.7% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 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 174 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; severe 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.94% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (median comp): $287,942
• List price: $175,000
• Delta: -39.22%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 County Road 4130	0.29mi	3/1.0 (-1)	1,440 (+5%)	20mo	$299,900	$208	52

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-17,542
• Equity at exit: $26,093

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,411
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $170

Break-even live

Break-even rent $1,434

Max offer price $175,000

Occupancy floor 85%

Sensitivity live

Price	-10% $269	-5% $220	+0% $170	+5% $121	+10% $71
Rent	-10% $40	-5% $105	+0% $170	+5% $235	+10% $300
Rate	-1.0pp $258	-0.5pp $215	base $170	+0.5pp $125	+1.0pp $79

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $175,000 Active 174 DOM
2. 2026-06-19
   days on market $175,000 Active 172 DOM
3. 2026-06-18
   days on market $175,000 Active 171 DOM
4. 2026-06-17
   days on market $175,000 Active 170 DOM
5. 2026-06-16
   days on market $175,000 Active 169 DOM
6. 2026-06-15
   days on market $175,000 Active 168 DOM
7. 2026-06-14
   days on market $175,000 Active 166 DOM
8. 2026-06-12
   days on market $175,000 Active 165 DOM
9. 2026-06-09
   days on market $175,000 Active 162 DOM
10. 2026-06-08
    days on market $175,000 Active 161 DOM
11. 2026-06-07
    days on market $175,000 Active 160 DOM
12. 2026-06-05
    days on market $175,000 Active 158 DOM
13. 2026-06-04
    days on market $175,000 Active 156 DOM
14. 2026-06-03
    price $175,000 Active 155 DOM
15. 2026-06-02
    days on market $195,900 Active 155 DOM
16. 2026-06-01
    days on market $195,900 Active 154 DOM
17. 2026-05-31
    days on market $195,900 Active 153 DOM
18. 2026-05-31
    days on market $195,900 Active 152 DOM
19. 2026-05-20
    price $195,900 389-char remark

    Show marketing remark (389 chars)

    Looking for a Cute Cottage on the outskirts of town in need of a little LTC? Look no further than this quite location between Bonham and Ector featuring a 3 or 4 Bedroom, 2 Bath Brick Home on 0.67 acres. Here you will enjoy Beautiful Sunsets off he front porch in the evening and a few neighbors so you don't feel all alone. Home is priced and ready to sell so make your appointment today.

20. 2026-04-24
    status Active 389-char remark

    Show marketing remark (389 chars)

    Looking for a Cute Cottage on the outskirts of town in need of a little LTC? Look no further than this quite location between Bonham and Ector featuring a 3 or 4 Bedroom, 2 Bath Brick Home on 0.67 acres. Here you will enjoy Beautiful Sunsets off he front porch in the evening and a few neighbors so you don't feel all alone. Home is priced and ready to sell so make your appointment today.

21. 2026-01-27
    status Pending 389-char remark

    Show marketing remark (389 chars)

    Looking for a Cute Cottage on the outskirts of town in need of a little LTC? Look no further than this quite location between Bonham and Ector featuring a 3 or 4 Bedroom, 2 Bath Brick Home on 0.67 acres. Here you will enjoy Beautiful Sunsets off he front porch in the evening and a few neighbors so you don't feel all alone. Home is priced and ready to sell so make your appointment today.

22. 2026-01-14
    historical Active Option Contract 389-char remark

    Show marketing remark (389 chars)

    Looking for a Cute Cottage on the outskirts of town in need of a little LTC? Look no further than this quite location between Bonham and Ector featuring a 3 or 4 Bedroom, 2 Bath Brick Home on 0.67 acres. Here you will enjoy Beautiful Sunsets off he front porch in the evening and a few neighbors so you don't feel all alone. Home is priced and ready to sell so make your appointment today.

23. 2025-09-29
    listed $199,900 Active 389-char remark

    Show marketing remark (389 chars)

    Looking for a Cute Cottage on the outskirts of town in need of a little LTC? Look no further than this quite location between Bonham and Ector featuring a 3 or 4 Bedroom, 2 Bath Brick Home on 0.67 acres. Here you will enjoy Beautiful Sunsets off he front porch in the evening and a few neighbors so you don't feel all alone. Home is priced and ready to sell so make your appointment today.

24. 2018-03-09
    soldstatus
25. 2018-03-02
    soldstatus Sold 592-char remark

    Show marketing remark (592 chars)

    Charming Traditional ranch style home out in the country just east of downtown Bonham. Home is surrounded by peaceful pastures and country views. The lot is shaded by several beautiful and large trees. The property has a metal 47 ft. x 14 ft. workshop with 3 phase electric. Home has a 366 sq. ft. enclosed three-season living space that is not included in main area square footage. . This home has tons of potential and just needs a new owner with vision and some TLC! The home had foundation repairs several years ago BUT NEEDS ADDITIONAL FOUNDATION WORK! See attached drawings and receipt

26. 2018-02-12
    status Pending 592-char remark

    Show marketing remark (592 chars)

    Charming Traditional ranch style home out in the country just east of downtown Bonham. Home is surrounded by peaceful pastures and country views. The lot is shaded by several beautiful and large trees. The property has a metal 47 ft. x 14 ft. workshop with 3 phase electric. Home has a 366 sq. ft. enclosed three-season living space that is not included in main area square footage. . This home has tons of potential and just needs a new owner with vision and some TLC! The home had foundation repairs several years ago BUT NEEDS ADDITIONAL FOUNDATION WORK! See attached drawings and receipt

27. 2018-01-22
    historical Active Contingent 592-char remark

    Show marketing remark (592 chars)

    Charming Traditional ranch style home out in the country just east of downtown Bonham. Home is surrounded by peaceful pastures and country views. The lot is shaded by several beautiful and large trees. The property has a metal 47 ft. x 14 ft. workshop with 3 phase electric. Home has a 366 sq. ft. enclosed three-season living space that is not included in main area square footage. . This home has tons of potential and just needs a new owner with vision and some TLC! The home had foundation repairs several years ago BUT NEEDS ADDITIONAL FOUNDATION WORK! See attached drawings and receipt

28. 2018-01-15
    price $79,000 592-char remark

    Show marketing remark (592 chars)

    Charming Traditional ranch style home out in the country just east of downtown Bonham. Home is surrounded by peaceful pastures and country views. The lot is shaded by several beautiful and large trees. The property has a metal 47 ft. x 14 ft. workshop with 3 phase electric. Home has a 366 sq. ft. enclosed three-season living space that is not included in main area square footage. . This home has tons of potential and just needs a new owner with vision and some TLC! The home had foundation repairs several years ago BUT NEEDS ADDITIONAL FOUNDATION WORK! See attached drawings and receipt

29. 2018-01-15
    status Active 592-char remark

    Show marketing remark (592 chars)

    Charming Traditional ranch style home out in the country just east of downtown Bonham. Home is surrounded by peaceful pastures and country views. The lot is shaded by several beautiful and large trees. The property has a metal 47 ft. x 14 ft. workshop with 3 phase electric. Home has a 366 sq. ft. enclosed three-season living space that is not included in main area square footage. . This home has tons of potential and just needs a new owner with vision and some TLC! The home had foundation repairs several years ago BUT NEEDS ADDITIONAL FOUNDATION WORK! See attached drawings and receipt

30. 2018-01-10
    historical Active Option Contract 592-char remark

    Show marketing remark (592 chars)

    Charming Traditional ranch style home out in the country just east of downtown Bonham. Home is surrounded by peaceful pastures and country views. The lot is shaded by several beautiful and large trees. The property has a metal 47 ft. x 14 ft. workshop with 3 phase electric. Home has a 366 sq. ft. enclosed three-season living space that is not included in main area square footage. . This home has tons of potential and just needs a new owner with vision and some TLC! The home had foundation repairs several years ago BUT NEEDS ADDITIONAL FOUNDATION WORK! See attached drawings and receipt

31. 2018-01-02
    price $89,000 592-char remark

    Show marketing remark (592 chars)

    Charming Traditional ranch style home out in the country just east of downtown Bonham. Home is surrounded by peaceful pastures and country views. The lot is shaded by several beautiful and large trees. The property has a metal 47 ft. x 14 ft. workshop with 3 phase electric. Home has a 366 sq. ft. enclosed three-season living space that is not included in main area square footage. . This home has tons of potential and just needs a new owner with vision and some TLC! The home had foundation repairs several years ago BUT NEEDS ADDITIONAL FOUNDATION WORK! See attached drawings and receipt

32. 2017-11-09
    price $95,000 592-char remark

    Show marketing remark (592 chars)

    Charming Traditional ranch style home out in the country just east of downtown Bonham. Home is surrounded by peaceful pastures and country views. The lot is shaded by several beautiful and large trees. The property has a metal 47 ft. x 14 ft. workshop with 3 phase electric. Home has a 366 sq. ft. enclosed three-season living space that is not included in main area square footage. . This home has tons of potential and just needs a new owner with vision and some TLC! The home had foundation repairs several years ago BUT NEEDS ADDITIONAL FOUNDATION WORK! See attached drawings and receipt

33. 2017-10-07
    listed $100,000 Active 592-char remark

    Show marketing remark (592 chars)

    Charming Traditional ranch style home out in the country just east of downtown Bonham. Home is surrounded by peaceful pastures and country views. The lot is shaded by several beautiful and large trees. The property has a metal 47 ft. x 14 ft. workshop with 3 phase electric. Home has a 366 sq. ft. enclosed three-season living space that is not included in main area square footage. . This home has tons of potential and just needs a new owner with vision and some TLC! The home had foundation repairs several years ago BUT NEEDS ADDITIONAL FOUNDATION WORK! See attached drawings and receipt

ⓘ 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: $1,707 · $142/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$1,495/yr (+$125/mo · 87.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 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: $19,793
• − Mortgage interest: −$9,803
• − Property taxes: −$1,707
• − Insurance: −$875
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$5,091
• Taxable loss: −$849
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $2,246/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

• 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

+95.9% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $195,900 NTREIS
• 2026-04-24 Relisted — NTREIS
• 2026-01-27 Pending — NTREIS
• 2026-01-14 Contingent — NTREIS
• 2025-09-29 Listed $199,900 NTREIS
• 2018-03-09 Sold (Public Records) — Public Records
• 2018-03-02 Sold (MLS) — NTREIS
• 2018-02-12 Pending — NTREIS
• 2018-01-22 Contingent — NTREIS
• 2018-01-15 Price Changed $79,000 NTREIS
• 2018-01-15 Relisted — NTREIS
• 2018-01-10 Contingent — NTREIS
• 2018-01-02 Price Changed $89,000 NTREIS
• 2017-11-09 Price Changed $95,000 NTREIS
• 2017-10-07 Listed $100,000 NTREIS

Property tax history

+2.5%/yr

Latest (2025): $1,707 · +7.6% YoY. Source: county tax records.