1019 S Star St S · Bonham, TX 75418

$130,000

2 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 5 Days on market

Built 1920 0.30 ac lot Est $214k · 39% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.7/10.0
• 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

Handyman special with owner will carry the note. Bring your hammer and nails to this diamond in the rough. Central air and heat. Located just North of the town square in Bonham just minutes to Lake Bonham. Shopping, restaurants and entertainment just a short distance away. Hurry, this special will not last long. Sold as is no repairs will be made, bring your hammer and nails.

Key facts

• Expansive lot
• Efficient mudroom
• Significant privacy

Tags

• CRAFTSMAN STYLE RESIDENCE
• EXPANSIVE LOT
• LARGE UTILITY ROOM
• EFFICIENT MUDROOM
• GORGEOUS BACKYARD
• SIGNIFICANT PRIVACY

Property features AI

Finance

• Other: Lot approximately 0.3 acre (per public records); Subdivision: Johnson Add; County: Fannin
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Security: Security features present (other)
• Utilities: City water; City sewer; On a municipal utility district
• Home design: Single family residence; One story; Residential property; No attached or accessory units; No mobile homes allowed
• Construction: Built in 1920 (preowned); Wood construction; Composition roof; Block foundation
• Exterior features: Covered front porch; Covered patio/porch areas; Additional porch features (other); Back yard fencing with barbed wire; Easements for electric and water lines

Interior

• Kitchen: Electric water heater (listed under appliances)
• Bedrooms: Two bedrooms on the main level (approx. 13 x 11 and 13 x 12)
• Flooring: Wood flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; One living area; One dining area; 3 total rooms
• Laundry & utility: Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.4% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 $899 of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 1920 — 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 $130,000

Questions for the listing agent

1. Built in 1920 — 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: 1.07% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $213,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 E 10th St	0.31mi	2/1.0	1,263 (-4%)	2mo	$139,900	$111	78
509 Allen Ave	0.33mi	2/1.0	1,176 (-10%)	1mo	$60,000	$51	67
513 Allen Ave	0.34mi	3/2.0 (+1)	1,218 (-7%)	2mo	$154,900	$127	62
423 E 5th St	0.54mi	3/2.0 (+1)	1,275 (-3%)	4mo	$239,990	$188	58
317 Boyd Loop	0.75mi	3/2.0 (+1)	1,280 (-2%)	2mo	$205,000	$160	51
202 Pine St	0.72mi	3/2.0 (+1)	1,265 (-4%)	1mo	$219,000	$173	51
700 E 6th St	0.62mi	3/2.0 (+1)	1,384 (+6%)	3mo	$239,000	$173	50
903 W 8th St	0.43mi	3/2.0 (+1)	1,456 (+11%)	3mo	$145,000	$100	50
1104 W 13th	0.56mi	2/1.5	1,143 (-13%)	1mo	$199,000	$174	50
1309 Pine St	0.50mi	3/1.0 (+1)	1,150 (-12%)	2mo	$167,900	$146	49
806 E 10th St	0.63mi	3/2.0 (+1)	1,382 (+5%)	4mo	$225,000	$163	49
907 E 10th St	0.72mi	3/2.0 (+1)	1,392 (+6%)	2mo	$259,900	$187	46

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-6,262
• Equity at exit: $19,383

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $13,613
• Equity at exit: $11,240

Cash invested: $36,400 (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 →

ZIP-level market 75418

• Home prices YoY: -8.9%
• Active inventory: 278
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$682
• Tax from tax record: −$130 /mo · $1,562/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $232

Break-even live

Break-even rent $1,096

Max offer price $130,000

Occupancy floor 78%

Sensitivity live

Price	-10% $306	-5% $269	+0% $232	+5% $196	+10% $159
Rent	-10% $123	-5% $177	+0% $232	+5% $287	+10% $342
Rate	-1.0pp $298	-0.5pp $265	base $232	+0.5pp $199	+1.0pp $164

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Jones St Bonham, TX	3.0	2.0	1067	$1,500	$1.41	45d	1	0.14mi
406 W 6th St Bonham, TX	3.0	2.0	1198	$1,350	$1.13	45d	1	0.34mi
412 E 7th St Unit 2 Bonham, TX	3.0	2.5	1366	$1,500	$1.10	45d	1	0.40mi
913 W 12th St Bonham, TX	3.0	2.0	1355	$1,700	$1.25	45d	1	0.44mi
1014 Pine St Bonham, TX	3.0	2.0	1200	$1,475	$1.23	45d	1	0.46mi
1624 Cedar St Bonham, TX	3.0	2.0	1004	$1,275	$1.27	45d	1	0.50mi
224 E Boyd St Bonham, TX	3.0	1.0	1196	$1,245	$1.04	45d	1	0.57mi
1803 Franklin St Unit 1 Bonham, TX	2.0	1.0	1006	$1,100	$1.09	45d	1	0.60mi
808 E 12th St Bonham, TX	3.0	2.0	1234	$1,595	$1.29	20d	1	0.61mi
613 E 3rd St Bonham, TX	3.0	2.0	1197	$1,299	$1.09	23d	1	0.69mi
608 E 3rd St Unit 2 Bonham, TX	3.0	2.0	1197	$1,295	$1.08	45d	1	0.72mi
229 E Evans Ave Bonham, TX	3.0	2.0	1090	$1,264	$1.16	45d	1	0.75mi
406 S 6th St Unit 1 Bonham, TX	3.0	2.0	1198	$1,300	$1.09	45d	1	0.82mi
805 S 6th St Unit 1 Bonham, TX	3.0	2.5	1229	$1,450	$1.18	45d	1	0.88mi

Listing history 5 events

1. 2026-06-21
   days on market $130,000 Active 5 DOM
2. 2026-06-19
   days on market $130,000 Active 3 DOM
3. 2026-06-18
   days on market $130,000 Active 2 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $130,000 Active 1 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: $1,562 · $130/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$817/yr (+$68/mo · 52.3%)

ⓘ 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: $16,685
• − Mortgage interest: −$7,282
• − Property taxes: −$1,562
• − Insurance: −$650
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$3,782
• Taxable income: $740
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,611/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

+422.1% since first listed

10 events — show timeline

• 2026-06-16 Listed $130,000 NTREIS
• 2018-07-09 Sold (Public Records) — Public Records
• 2012-02-17 Sold (Public Records) — Public Records
• 2012-02-15 Sold (MLS) — NTREIS
• 2012-01-14 Pending — NTREIS
• 2011-12-20 Price Changed $15,550 NTREIS
• 2011-10-04 Listed $21,900 NTREIS
• 2011-07-15 Listing Removed — NTREIS
• 2011-03-29 Price Changed $21,900 NTREIS
• 2011-02-15 Listed $24,900 NTREIS

Property tax history

+11.1%/yr

Latest (2025): $1,562 · -2.6% YoY. Source: county tax records.