1107 Beech S · Bonham, TX 75418

$109,999

3 bd · 1.0 ba · 725 sqft · SingleFamily public records · 108 Days on market

Built 1930 8,058 sqft lot $152/sqft · at area comps Est $149k · 26% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.5/10.0
• 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

1107 Beech Street in Bonham, TX — a charming home nestled on a quiet, established street. This property features a functional layout, a spacious yard, and excellent potential for customization. It’s perfect for first-time buyers, investors, or anyone looking to enjoy small-town living with convenient access to local amenities. With strong rental appeal and a recent rental history of $1,350 per month, this home offers a great opportunity for investors seeking reliable and steady income.

Key facts

• 8,058 sq ft lot
• Built 1930
• Listed 107 days

🏷️ Possibly a rental listed for sale. The $109,999 price doesn't fit this home's estimated sale value (~$149,110) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 $760 of loan paydown is wiped out by about $3k 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 108 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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: 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 $100,099 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.15% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.35
• GRM: 7.3

CMA / ARV

• ARV (median comp): $149,110
• List price: $109,999
• Delta: -26.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 W 8th St	0.29mi	2/1.0 (-1)	710 (-2%)	7mo	$125,000	$176	72
911 W 8th St	0.30mi	2/1.0 (-1)	795 (+10%)	3mo	$114,900	$145	62

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-5,107
• Equity at exit: $16,401

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $12,046
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $199

Break-even live

Break-even rent $1,010

Max offer price $109,999

Occupancy floor 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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $109,999 Active 108 DOM
2. 2026-06-18
   days on market $109,999 Active 107 DOM
3. 2026-06-17
   days on market $109,999 Active 106 DOM
4. 2026-06-16
   days on market $109,999 Active 105 DOM
5. 2026-06-15
   days on market $109,999 Active 104 DOM
6. 2026-06-14
   days on market $109,999 Active 102 DOM
7. 2026-06-12
   days on market $109,999 Active 101 DOM
8. 2026-06-09
   days on market $109,999 Active 98 DOM
9. 2026-06-08
   days on market $109,999 Active 97 DOM
10. 2026-06-07
    days on market $109,999 Active 96 DOM
11. 2026-06-05
    days on market $109,999 Active 94 DOM
12. 2026-06-04
    days on market $109,999 Active 92 DOM
13. 2026-06-02
    days on market $109,999 Active 91 DOM
14. 2026-06-01
    days on market $109,999 Active 90 DOM
15. 2026-05-31
    days on market $109,999 Active 89 DOM
16. 2026-05-31
    days on market $109,999 Active 88 DOM
17. 2026-03-03
    price $109,999 507-char remark

    Show marketing remark (507 chars)

    1107 Beech Street in Bonham, TX — a charming home nestled on a quiet, established street. This property features a functional layout, a spacious yard, and excellent potential for customization. It’s perfect for first-time buyers, investors, or anyone looking to enjoy small-town living with convenient access to local amenities. With strong rental appeal and a recent rental history of $1,350 per month, this home offers a great opportunity for investors seeking reliable and steady income.

18. 2026-03-03
    listed $110,000 Active 507-char remark

    Show marketing remark (507 chars)

    1107 Beech Street in Bonham, TX — a charming home nestled on a quiet, established street. This property features a functional layout, a spacious yard, and excellent potential for customization. It’s perfect for first-time buyers, investors, or anyone looking to enjoy small-town living with convenient access to local amenities. With strong rental appeal and a recent rental history of $1,350 per month, this home offers a great opportunity for investors seeking reliable and steady income.

19. 2025-11-19
    historical
20. 2025-05-07
    listed $115,000 Active
21. 2025-02-14
    historical $1,399
22. 2025-01-28
    listed $1,399
23. 2025-01-14
    historical $1,200
24. 2024-12-13
    listed $1,200
25. 2024-05-15
    soldstatus
26. 2024-04-30
    soldstatus Closed
27. 2024-04-14
    status Pending
28. 2024-04-08
    historical Active Option Contract
29. 2024-03-10
    listed $125,000 Active
30. 2012-02-13
    historical
31. 2012-01-25
    listed $39,500 Active
32. 2010-05-12
    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: $2,102 · $175/mo
• Projected year-2 tax: $2,102 · $175/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: $15,143
• − Mortgage interest: −$6,162
• − Property taxes: −$2,102
• − Insurance: −$550
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$3,200
• Taxable income: $706
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $2,219/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

+178.5% since first listed

16 events — show timeline

• 2026-03-03 Price Changed $109,999 NTREIS
• 2026-03-03 Listed $110,000 NTREIS
• 2025-11-19 Listing Removed — NTREIS
• 2025-05-07 Listed $115,000 NTREIS
• 2025-02-14 Rental Removed $1,399 RENT.
• 2025-01-28 Listed for Rent $1,399 RENT.
• 2025-01-14 Rental Removed $1,200 NTREIS
• 2024-12-13 Listed for Rent $1,200 NTREIS
• 2024-05-15 Sold (Public Records) — Public Records
• 2024-04-30 Sold (MLS) — NTREIS
• 2024-04-14 Pending — NTREIS
• 2024-04-08 Contingent — NTREIS
• 2024-03-10 Listed $125,000 NTREIS
• 2012-02-13 Listing Removed — NTREIS
• 2012-01-25 Listed $39,500 NTREIS
• 2010-05-12 Sold (Public Records) — Public Records

Property tax history

+12.8%/yr

Latest (2025): $2,102 · +66.1% YoY. Source: county tax records.