417 N Scullin Ave · Denison, TX 75020

$80,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 157 Days on market

Built 1928 2,483 sqft lot $78/sqft · 59% below area ↓ 18% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 417 Scullin St, Denison, TX, this property offers strong bones and a desirable location with significant upside for the right buyer. The home requires major renovations, including roof, electrical, plumbing, HVAC, and foundation work, and is priced accordingly. Ideal for investors, builders, or experienced buyers seeking a true value-add project. Excellent opportunity to renovate and resell or customize for long-term ownership. Cash or renovation financing recommended.

Key facts

• 2,483 sq ft lot
• Built 1928
• Listed 156 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1928 — 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: 1.82% ✓
• Cap rate: 16.04%
• Cash-on-cash: 34.81%
• DSCR: 2.55
• GRM: 4.6

CMA / ARV

• ARV (median comp): $194,026
• List price: $80,000
• Delta: -58.77%
• 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
607 W Sears St	0.26mi	2/1.0 (-1)	1,033 (+1%)	6mo	$164,900	$160	76
829 W Sears St	0.04mi	2/1.0 (-1)	1,134 (+11%)	3mo	$159,000	$140	72
1221 W Crawford St	0.49mi	3/1.0	1,032 (+1%)	4mo	$145,000	$141	72
728 W Walker St	0.20mi	3/2.0	1,148 (+12%)	1mo	$189,000	$165	65
1010 W Woodard St	0.24mi	3/2.0	1,152 (+13%)	8mo	$60,000	$52	56
1131 W Shepherd St	0.70mi	3/1.0	960 (-6%)	2mo	$74,900	$78	56
1200 W Gandy St	0.30mi	2/1.0 (-1)	1,152 (+13%)	6mo	$170,000	$148	55
1320 W Morton St	0.40mi	3/2.0	1,160 (+14%)	4mo	$94,900	$82	51
626 W Chestnut St	0.40mi	2/1.0 (-1)	1,132 (+11%)	9mo	$169,000	$149	51
925 W Nelson St	0.58mi	3/2.0	1,168 (+14%)	1mo	$87,500	$75	44
1409 W Crawford St	0.59mi	3/1.5	1,155 (+13%)	8mo	$189,900	$164	42
40 Vaughn Dr	0.71mi	2/1.0 (-1)	1,123 (+10%)	6mo	$149,500	$133	40

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: 27.1%
• Equity multiple: 2.08×
• Total profit: $24,221
• Equity at exit: $11,928

10-year hold

• IRR: 32.9%
• Equity multiple: 3.59×
• Total profit: $58,121
• Equity at exit: $6,917

Cash invested: $22,400 (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 75020

• Rents YoY: 0.1%
• Active inventory: 485
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$420
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $650

Break-even live

Break-even rent $631

Max offer price $80,000

Occupancy floor 50%

Sensitivity live

Price	-10% $695	-5% $672	+0% $650	+5% $627	+10% $605
Rent	-10% $535	-5% $592	+0% $650	+5% $707	+10% $765
Rate	-1.0pp $690	-0.5pp $670	base $650	+0.5pp $629	+1.0pp $608

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	22d	1	0.13mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	44d	1	0.15mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	44d	1	0.15mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	22d	1	0.20mi
617 W Gandy St Unit 3 Denison, TX	2.0	2.0	750	$1,200	$1.60	44d	1	0.25mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	44d	1	0.32mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	44d	1	0.33mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	22d	1	0.38mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	44d	1	0.38mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	22d	1	0.38mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	22d	1	0.38mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	22d	1	0.40mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	22d	1	0.44mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	45d	1	0.46mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	44d	1	0.47mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	22d	1	0.49mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	44d	1	0.51mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	45d	1	0.52mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	44d	1	0.56mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	22d	1	0.58mi
514 N Rusk Ave Denison, TX	3.0	2.0	1173	$1,450	$1.24	44d	1	0.58mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	22d	1	0.59mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	44d	1	0.59mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	44d	1	0.60mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	22d	1	0.66mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	44d	1	0.70mi
1602 W Elm St Denison, TX	3.0	2.0	1141	$1,495	$1.31	44d	1	0.71mi
1721 W Walker St Denison, TX	2.0	1.0	1322	$1,400	$1.06	44d	1	0.77mi
105 E Bond St Denison, TX	2.0	1.0	825	$950	$1.15	44d	1	0.78mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	22d	1	0.79mi
1703 W Elm St Denison, TX	2.0	1.0	800	$875	$1.09	22d	1	0.79mi
1701 W Elm St Denison, TX	2.0	1.0	800	$900	$1.12	22d	1	0.80mi
131 E Bond St Denison, TX	3.0	2.5	1192	$1,250	$1.05	44d	1	0.84mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	22d	1	0.85mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	22d	1	0.85mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	44d	1	0.86mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	22d	2	0.86mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,575	$1.31	44d	1	0.88mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,550	$1.29	22d	1	0.88mi
212 E Walker St Denison, TX	3.0	2.0	1260	$1,695	$1.35	44d	1	0.89mi

Listing history 22 events

1. 2026-06-19
   days on market $80,000 Active 157 DOM
2. 2026-06-18
   days on market $80,000 Active 156 DOM
3. 2026-06-17
   days on market $80,000 Active 155 DOM
4. 2026-06-16
   days on market $80,000 Active 154 DOM
5. 2026-06-15
   days on market $80,000 Active 153 DOM
6. 2026-06-14
   days on market $80,000 Active 151 DOM
7. 2026-06-13
   days on market $80,000 Active 150 DOM
8. 2026-06-10
   days on market $80,000 Active 148 DOM
9. 2026-06-09
   days on market $80,000 Active 147 DOM
10. 2026-06-08
    days on market $80,000 Active 146 DOM
11. 2026-06-07
    days on market $80,000 Active 145 DOM
12. 2026-06-05
    days on market $80,000 Active 142 DOM
13. 2026-06-03
    days on market $80,000 Active 141 DOM
14. 2026-06-02
    days on market $80,000 Active 140 DOM
15. 2026-06-01
    days on market $80,000 Active 139 DOM
16. 2026-05-31
    days on market $80,000 Active 138 DOM
17. 2026-05-30
    days on market $80,000 Active 137 DOM
18. 2026-05-11
    price $80,000 490-char remark

    Show marketing remark (490 chars)

    Located at 417 Scullin St, Denison, TX, this property offers strong bones and a desirable location with significant upside for the right buyer. The home requires major renovations, including roof, electrical, plumbing, HVAC, and foundation work, and is priced accordingly. Ideal for investors, builders, or experienced buyers seeking a true value-add project. Excellent opportunity to renovate and resell or customize for long-term ownership. Cash or renovation financing recommended.

19. 2026-03-26
    price $85,000 490-char remark

    Show marketing remark (490 chars)

    Located at 417 Scullin St, Denison, TX, this property offers strong bones and a desirable location with significant upside for the right buyer. The home requires major renovations, including roof, electrical, plumbing, HVAC, and foundation work, and is priced accordingly. Ideal for investors, builders, or experienced buyers seeking a true value-add project. Excellent opportunity to renovate and resell or customize for long-term ownership. Cash or renovation financing recommended.

20. 2026-02-17
    price $90,000 490-char remark

    Show marketing remark (490 chars)

    Located at 417 Scullin St, Denison, TX, this property offers strong bones and a desirable location with significant upside for the right buyer. The home requires major renovations, including roof, electrical, plumbing, HVAC, and foundation work, and is priced accordingly. Ideal for investors, builders, or experienced buyers seeking a true value-add project. Excellent opportunity to renovate and resell or customize for long-term ownership. Cash or renovation financing recommended.

21. 2026-01-13
    listed $98,000 Active 490-char remark

    Show marketing remark (490 chars)

    Located at 417 Scullin St, Denison, TX, this property offers strong bones and a desirable location with significant upside for the right buyer. The home requires major renovations, including roof, electrical, plumbing, HVAC, and foundation work, and is priced accordingly. Ideal for investors, builders, or experienced buyers seeking a true value-add project. Excellent opportunity to renovate and resell or customize for long-term ownership. Cash or renovation financing recommended.

22. 1985-03-14
    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: $552 · $46/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$912/yr (+$76/mo · 165.1%)

ⓘ 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 19% 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: $17,449
• − Mortgage interest: −$4,481
• − Property taxes: −$552
• − Insurance: −$400
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$2,327
• Taxable income: $6,896
• Est. tax owed @ 24.0%: −$1,655
• After-tax cash flow: $6,143/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

-18.4% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $80,000 NTREIS
• 2026-03-26 Price Changed $85,000 NTREIS
• 2026-02-17 Price Changed $90,000 NTREIS
• 2026-01-13 Listed $98,000 NTREIS
• 1985-03-14 Sold (Public Records) — Public Records

Property tax history

-3.4%/yr

Latest (2025): $552 · +0.8% YoY. Source: county tax records.