720 W Gandy St · Denison, TX 75020

$168,000

3 bd · 2.5 ba · 1,821 sqft · SingleFamily public records · 442 Days on market

Built 1920 7,492 sqft lot $92/sqft · 32% below area Est $245k · 32% under ↓ 25% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.4/30.0
• 1% rule +4.5/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 3-bathroom home, perfectly located near the charming downtown Denison area. As you step inside, you're greeted by high ceilings and an inviting open-concept kitchen, ideal for entertaining guests. The spacious master suite is a true retreat, featuring an oversized walk-in closet and a luxurious attached bathroom. Each bedroom offers ample space and abundant natural light, creating a warm and inviting atmosphere. Enjoy your mornings on the charming front porch, perfect for sipping coffee and soaking in the peaceful surroundings. This home seamlessly combines modern upgrades with classic charm—don’t miss the opportunity to make it yours! Schedule a showing today!

Key facts

• Open-concept kitchen
• Attached bathroom
• Front porch

Tags

• OPEN-CONCEPT KITCHEN
• OVERSIZED WALK-IN CLOSET
• ATTACHED BATHROOM
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (5.3% below list).
• Recommended offer: $141k (15.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.8% in Denison — 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 73/100 on livability (#221 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D+, schools D-, amenities F.
• Denison ISD (urban): math 43% / reading 44% proficiency, ranked #315 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 485 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 74% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,272 units permitted in Grayson County in 2024 (750 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.
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 442 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $47k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,375 (15.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 442 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.84%
• DSCR: 0.83
• GRM: 8.8

CMA / ARV

• ARV (median comp): $245,488
• List price: $168,000
• Delta: -31.57%
• 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
1111 W Main St	0.36mi	3/2.0	1,860 (+2%)	4mo	$339,000	$182	75
1001 W Morton St	0.29mi	2/2.0 (-1)	1,749 (-4%)	1mo	$349,000	$200	72
826 W Morton St	0.18mi	3/2.0	1,625 (-11%)	1mo	$239,000	$147	71
409 W Johnson St	0.50mi	3/3.0	1,792 (-2%)	2mo	$265,000	$148	70
113 W Morton St	0.59mi	3/2.0	1,824 (+0%)	0mo	$224,000	$123	70
205 W Bond St	0.55mi	4/2.0 (+1)	1,847 (+1%)	1mo	$174,000	$94	65
1309 W Morton St	0.54mi	4/2.0 (+1)	1,739 (-4%)	5mo	$125,000	$72	56
215 W Sears St	0.47mi	4/2.0 (+1)	1,659 (-9%)	5mo	$134,900	$81	52
1515 W Main St	0.71mi	3/2.5	1,730 (-5%)	8mo	$314,000	$182	52
511 W Munson St	0.70mi	4/2.5 (+1)	1,932 (+6%)	3mo	$285,000	$148	50
1208 W Sears St	0.43mi	3/1.5	1,584 (-13%)	7mo	$160,000	$101	48
117 W Morton St	0.57mi	3/2.0	1,598 (-12%)	6mo	$289,000	$181	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 · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -26.8%
• Equity multiple: 0.12×
• Total profit: $-41,234
• Equity at exit: $25,049

10-year hold

• IRR: -44.3%
• Equity multiple: -0.39×
• Total profit: $-65,300
• Equity at exit: $14,526

Cash invested: $47,040 (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 75020

• Rents YoY: 0.1%
• Active inventory: 485
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$881
• Tax from tax record: −$457 /mo · $5,481/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-151

Break-even live

Break-even rent $1,782

Max offer price $141,375

Occupancy floor —

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	43d	1	0.15mi
900 W Chestnut St Denison, TX	3.0	2.0	1742	$1,695	$0.97	43d	1	0.20mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	21d	1	0.21mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	43d	1	0.21mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	21d	1	0.29mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	43d	1	0.41mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.41mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	43d	1	0.43mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	44d	1	0.46mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.52mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.53mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	44d	1	0.53mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	21d	1	0.53mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.57mi
401 W Elm St Denison, TX	3.0	2.5	1506	$1,850	$1.23	43d	1	0.61mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	43d	1	0.77mi
1011 S Armstrong Ave Unit B Denison, TX	3.0	2.0	2068	$1,800	$0.87	43d	1	0.77mi
212 E Walker St Denison, TX	3.0	2.0	1260	$1,695	$1.35	43d	1	0.82mi
313 E Nelson St Denison, TX	3.0	2.0	1279	$1,625	$1.27	21d	1	0.93mi
1721 W Walker St Denison, TX	2.0	1.0	1322	$1,400	$1.06	43d	1	0.93mi
327-329 E Nelson St #329 Denison, TX	3.0	2.0	1382	$1,625	$1.18	43d	1	0.97mi
430 E Woodard St Denison, TX	3.0	2.0	1263	$1,590	$1.26	43d	1	0.99mi
1012 S Maurice Ave Denison, TX	3.0	2.0	1600	$1,895	$1.18	43d	1	0.99mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	43d	1	0.99mi
809 S Travis Ave Denison, TX	3.0	2.0	1490	$1,595	$1.07	43d	1	1.06mi
521 E Sears St Denison, TX	4.0	2.0	1401	$1,650	$1.18	43d	1	1.06mi
1225 W Hanna St Denison, TX	3.0	1.5	1500	$1,600	$1.07	43d	1	1.23mi
713 E Sears St Denison, TX	3.0	2.0	1230	$1,475	$1.20	21d	1	1.25mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	21d	1	1.27mi
509 E Heron St Denison, TX	2.0	1.0	1324	$1,250	$0.94	43d	1	1.38mi
517 E Heron St Denison, TX	3.0	2.0	1232	$1,550	$1.26	43d	1	1.39mi

Listing history 48 events

1. 2026-06-19
   days on market $168,000 Active 442 DOM
2. 2026-06-18
   days on market $168,000 Active 441 DOM
3. 2026-06-17
   days on market $168,000 Active 440 DOM
4. 2026-06-16
   days on market $168,000 Active 439 DOM
5. 2026-06-15
   days on market $168,000 Active 438 DOM
6. 2026-06-14
   days on market $168,000 Active 436 DOM
7. 2026-06-13
   days on market $168,000 Active 435 DOM
8. 2026-06-10
   days on market $168,000 Active 433 DOM
9. 2026-06-09
   days on market $168,000 Active 432 DOM
10. 2026-06-08
    days on market $168,000 Active 431 DOM
11. 2026-06-07
    days on market $168,000 Active 430 DOM
12. 2026-06-05
    days on market $168,000 Active 427 DOM
13. 2026-06-03
    days on market $168,000 Active 426 DOM
14. 2026-06-02
    days on market $168,000 Active 425 DOM
15. 2026-06-01
    days on market $168,000 Active 424 DOM
16. 2026-05-31
    days on market $168,000 Active 423 DOM
17. 2026-05-30
    days on market $168,000 Active 422 DOM
18. 2026-03-24
    status Active 755-char remark

    Show marketing remark (755 chars)

    Welcome to this beautifully updated 3-bedroom, 3-bathroom home, perfectly located near the charming downtown Denison area. As you step inside, you're greeted by high ceilings and an inviting open-concept kitchen, ideal for entertaining guests. The spacious master suite is a true retreat, featuring an oversized walk-in closet and a luxurious attached bathroom. Each bedroom offers ample space and abundant natural light, creating a warm and inviting atmosphere. Enjoy your mornings on the charming front porch, perfect for sipping coffee and soaking in the peaceful surroundings. This home seamlessly combines modern upgrades with classic charm—don’t miss the opportunity to make it yours! Schedule a showing today!

19. 2026-02-10
    status Pending 755-char remark

    Show marketing remark (755 chars)

    Welcome to this beautifully updated 3-bedroom, 3-bathroom home, perfectly located near the charming downtown Denison area. As you step inside, you're greeted by high ceilings and an inviting open-concept kitchen, ideal for entertaining guests. The spacious master suite is a true retreat, featuring an oversized walk-in closet and a luxurious attached bathroom. Each bedroom offers ample space and abundant natural light, creating a warm and inviting atmosphere. Enjoy your mornings on the charming front porch, perfect for sipping coffee and soaking in the peaceful surroundings. This home seamlessly combines modern upgrades with classic charm—don’t miss the opportunity to make it yours! Schedule a showing today!

20. 2026-01-15
    historical Active Option Contract 755-char remark

    Show marketing remark (755 chars)

    Welcome to this beautifully updated 3-bedroom, 3-bathroom home, perfectly located near the charming downtown Denison area. As you step inside, you're greeted by high ceilings and an inviting open-concept kitchen, ideal for entertaining guests. The spacious master suite is a true retreat, featuring an oversized walk-in closet and a luxurious attached bathroom. Each bedroom offers ample space and abundant natural light, creating a warm and inviting atmosphere. Enjoy your mornings on the charming front porch, perfect for sipping coffee and soaking in the peaceful surroundings. This home seamlessly combines modern upgrades with classic charm—don’t miss the opportunity to make it yours! Schedule a showing today!

21. 2026-01-07
    status Active 755-char remark

    Show marketing remark (755 chars)

    Welcome to this beautifully updated 3-bedroom, 3-bathroom home, perfectly located near the charming downtown Denison area. As you step inside, you're greeted by high ceilings and an inviting open-concept kitchen, ideal for entertaining guests. The spacious master suite is a true retreat, featuring an oversized walk-in closet and a luxurious attached bathroom. Each bedroom offers ample space and abundant natural light, creating a warm and inviting atmosphere. Enjoy your mornings on the charming front porch, perfect for sipping coffee and soaking in the peaceful surroundings. This home seamlessly combines modern upgrades with classic charm—don’t miss the opportunity to make it yours! Schedule a showing today!

22. 2026-01-01
    historical 755-char remark

    Show marketing remark (755 chars)

    Welcome to this beautifully updated 3-bedroom, 3-bathroom home, perfectly located near the charming downtown Denison area. As you step inside, you're greeted by high ceilings and an inviting open-concept kitchen, ideal for entertaining guests. The spacious master suite is a true retreat, featuring an oversized walk-in closet and a luxurious attached bathroom. Each bedroom offers ample space and abundant natural light, creating a warm and inviting atmosphere. Enjoy your mornings on the charming front porch, perfect for sipping coffee and soaking in the peaceful surroundings. This home seamlessly combines modern upgrades with classic charm—don’t miss the opportunity to make it yours! Schedule a showing today!

23. 2025-10-17
    price $168,000 755-char remark

    Show marketing remark (755 chars)

    Welcome to this beautifully updated 3-bedroom, 3-bathroom home, perfectly located near the charming downtown Denison area. As you step inside, you're greeted by high ceilings and an inviting open-concept kitchen, ideal for entertaining guests. The spacious master suite is a true retreat, featuring an oversized walk-in closet and a luxurious attached bathroom. Each bedroom offers ample space and abundant natural light, creating a warm and inviting atmosphere. Enjoy your mornings on the charming front porch, perfect for sipping coffee and soaking in the peaceful surroundings. This home seamlessly combines modern upgrades with classic charm—don’t miss the opportunity to make it yours! Schedule a showing today!

24. 2025-09-05
    status Active 755-char remark

    Show marketing remark (755 chars)

    Welcome to this beautifully updated 3-bedroom, 3-bathroom home, perfectly located near the charming downtown Denison area. As you step inside, you're greeted by high ceilings and an inviting open-concept kitchen, ideal for entertaining guests. The spacious master suite is a true retreat, featuring an oversized walk-in closet and a luxurious attached bathroom. Each bedroom offers ample space and abundant natural light, creating a warm and inviting atmosphere. Enjoy your mornings on the charming front porch, perfect for sipping coffee and soaking in the peaceful surroundings. This home seamlessly combines modern upgrades with classic charm—don’t miss the opportunity to make it yours! Schedule a showing today!

25. 2025-09-03
    historical 755-char remark

    Show marketing remark (755 chars)

    Welcome to this beautifully updated 3-bedroom, 3-bathroom home, perfectly located near the charming downtown Denison area. As you step inside, you're greeted by high ceilings and an inviting open-concept kitchen, ideal for entertaining guests. The spacious master suite is a true retreat, featuring an oversized walk-in closet and a luxurious attached bathroom. Each bedroom offers ample space and abundant natural light, creating a warm and inviting atmosphere. Enjoy your mornings on the charming front porch, perfect for sipping coffee and soaking in the peaceful surroundings. This home seamlessly combines modern upgrades with classic charm—don’t miss the opportunity to make it yours! Schedule a showing today!

26. 2025-04-23
    price $180,000 755-char remark

    Show marketing remark (755 chars)

    Welcome to this beautifully updated 3-bedroom, 3-bathroom home, perfectly located near the charming downtown Denison area. As you step inside, you're greeted by high ceilings and an inviting open-concept kitchen, ideal for entertaining guests. The spacious master suite is a true retreat, featuring an oversized walk-in closet and a luxurious attached bathroom. Each bedroom offers ample space and abundant natural light, creating a warm and inviting atmosphere. Enjoy your mornings on the charming front porch, perfect for sipping coffee and soaking in the peaceful surroundings. This home seamlessly combines modern upgrades with classic charm—don’t miss the opportunity to make it yours! Schedule a showing today!

27. 2025-04-09
    price $200,000 755-char remark

    Show marketing remark (755 chars)

    Welcome to this beautifully updated 3-bedroom, 3-bathroom home, perfectly located near the charming downtown Denison area. As you step inside, you're greeted by high ceilings and an inviting open-concept kitchen, ideal for entertaining guests. The spacious master suite is a true retreat, featuring an oversized walk-in closet and a luxurious attached bathroom. Each bedroom offers ample space and abundant natural light, creating a warm and inviting atmosphere. Enjoy your mornings on the charming front porch, perfect for sipping coffee and soaking in the peaceful surroundings. This home seamlessly combines modern upgrades with classic charm—don’t miss the opportunity to make it yours! Schedule a showing today!

28. 2025-02-12
    listed $215,000 Active 755-char remark

    Show marketing remark (755 chars)

    Welcome to this beautifully updated 3-bedroom, 3-bathroom home, perfectly located near the charming downtown Denison area. As you step inside, you're greeted by high ceilings and an inviting open-concept kitchen, ideal for entertaining guests. The spacious master suite is a true retreat, featuring an oversized walk-in closet and a luxurious attached bathroom. Each bedroom offers ample space and abundant natural light, creating a warm and inviting atmosphere. Enjoy your mornings on the charming front porch, perfect for sipping coffee and soaking in the peaceful surroundings. This home seamlessly combines modern upgrades with classic charm—don’t miss the opportunity to make it yours! Schedule a showing today!

29. 2023-08-03
    historical
30. 2023-05-31
    listed $231,000 Active
31. 2023-02-13
    listed $195,000 Active
32. 2022-11-14
    status Pending
33. 2022-11-09
    historical Active Option Contract
34. 2022-11-02
    status Active
35. 2022-10-25
    price $195,000
36. 2022-09-08
    price $199,999
37. 2022-08-23
    price $209,999
38. 2022-07-26
    status Active
39. 2022-07-26
    historical Active Option Contract
40. 2022-07-19
    listed $215,000 Active
41. 2022-01-13
    soldstatus
42. 2021-11-18
    historical
43. 2021-11-10
    listed $225,000 Active
44. 2020-10-06
    soldstatus
45. 2020-10-05
    soldstatus
46. 2018-02-14
    soldstatus
47. 2018-02-12
    soldstatus
48. 1998-01-20
    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: $5,481 · $457/mo
• Projected year-2 tax: $5,481 · $457/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,094
• − Mortgage interest: −$9,411
• − Property taxes: −$5,481
• − Insurance: −$840
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$4,887
• Taxable loss: −$4,580
• Est. tax savings @ 24.0%: +$1,099
• After-tax cash flow: $-709/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: Denison ISD
• NCES district ID: 4816710
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $41,650
• Composite: 36.6/100
• National rank: #4629
• State rank: #315 of 826 in TX

Livability — Denison

• Score: 73/100
• State rank: #221
• US rank: #5428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Denison, TX
• County: Grayson County · 108,053 people
• City population: 34,008
• Metro: Sherman-Denison, TX
• Population (ZIP): 24,835
• Household income: $71,605
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 997.0

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 13% Two or more races 9% Black 6%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 5% Serbian 2% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -295.96%
• Current HPI: 257.1806
• Rent YoY: ▬ 0.05%
• Metro: Sherman-Denison, 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

-25.3% since first listed

31 events — show timeline

• 2026-03-24 Relisted — NTREIS
• 2026-02-10 Pending — NTREIS
• 2026-01-15 Contingent — NTREIS
• 2026-01-07 Relisted — NTREIS
• 2026-01-01 Listing Removed — NTREIS
• 2025-10-17 Price Changed $168,000 NTREIS
• 2025-09-05 Relisted — NTREIS
• 2025-09-03 Listing Removed — NTREIS
• 2025-04-23 Price Changed $180,000 NTREIS
• 2025-04-09 Price Changed $200,000 NTREIS
• 2025-02-12 Listed $215,000 NTREIS
• 2023-08-03 Listing Removed — NTREIS
• 2023-05-31 Listed $231,000 NTREIS
• 2023-02-13 Listed $195,000 NTREIS
• 2022-11-14 Pending — NTREIS
• 2022-11-09 Contingent — NTREIS
• 2022-11-02 Relisted — NTREIS
• 2022-10-25 Price Changed $195,000 NTREIS
• 2022-09-08 Price Changed $199,999 NTREIS
• 2022-08-23 Price Changed $209,999 NTREIS
• 2022-07-26 Relisted — NTREIS
• 2022-07-26 Contingent — NTREIS
• 2022-07-19 Listed $215,000 NTREIS
• 2022-01-13 Sold (Public Records) — Public Records
• 2021-11-18 Listing Removed — NTREIS
• 2021-11-10 Listed $225,000 NTREIS
• 2020-10-06 Sold (Public Records) — Public Records
• 2020-10-05 Sold (Public Records) — Public Records
• 2018-02-14 Sold (Public Records) — Public Records
• 2018-02-12 Sold (Public Records) — Public Records
• 1998-01-20 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $5,481 · -8.0% YoY. Source: county tax records.