625 Main · Denison, TX 75021

$129,000

4 bd · 1.0 ba · 1,441 sqft · SingleFamily public records · 104 Days on market

Built 1955 5,998 sqft lot $90/sqft · 43% below area Est $226k · 43% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity in the growing community of Denison, Texas. This 4-bedroom, 1-bath home at 625 E Main St is currently tenant-occupied with renters paying $1,100 per month, offering immediate rental income for investors looking to expand their portfolio. Located just minutes from downtown Denison, the property provides convenient access to local shops, restaurants, schools, and major highways. Denison continues to attract attention for its historic charm, strong sense of community, and proximity to Lake Texoma, making it a popular destination for both residents and visitors. Whether you're looking for a steady rental property or a project with future potential, this property offers an affordable entry point into the Denison market. Seller is also selling 1429 S Elm in Sherman with the mls number 21198367 AND the duplex at 1422 E Lamar. Feel free to make an offer for all three!

Key facts

• Tenant occupied
• Convenient access
• Schools

Tags

• TENANT OCCUPIED
• IMMEDIATE RENTAL INCOME
• CONVENIENT ACCESS
• LOCAL SHOPS
• RESTAURANTS
• SCHOOLS

🏷️ Possibly a rental listed for sale. The $129,000 price doesn't fit this home's estimated sale value (~$225,958) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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+, amenities F, commute 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.
• Zoned schools: Terrell El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 350 students, 76% FRL); Henry Scott Middle (math 36% / reading 48%, grade D-, #572 of 1,662 statewide, top 36%, 749 students, 66% FRL); Denison H S (math 53% / reading 53%, grade C-, #437 of 1,632 statewide, top 27%, 1,310 students, 58% FRL).
• Market conditions: 168 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); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $892 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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 1955 — 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: 1.25% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $225,958
• List price: $129,000
• Delta: -42.91%
• 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
729 N 9th Ave	0.50mi	4/2.0	1,514 (+5%)	2mo	$295,000	$195	63
730 E Walker St	0.39mi	3/2.0 (-1)	1,514 (+5%)	10mo	$251,000	$166	56
318 E Chestnut St	0.34mi	3/2.0 (-1)	1,337 (-7%)	10mo	$179,000	$134	55
909 E Sears St	0.35mi	3/2.0 (-1)	1,245 (-14%)	2mo	$197,500	$159	51
114 W Morton St	0.65mi	3/2.0 (-1)	1,544 (+7%)	1mo	$259,900	$168	48
425 E Munson St	0.59mi	3/2.0 (-1)	1,344 (-7%)	7mo	$258,000	$192	46
530 E Day St	0.53mi	3/2.0 (-1)	1,320 (-8%)	10mo	$224,999	$170	44
410 N Houston Ave	0.59mi	3/2.0 (-1)	1,271 (-12%)	3mo	$226,400	$178	41
117 W Morton St	0.68mi	3/2.0 (-1)	1,598 (+11%)	6mo	$289,000	$181	36
713 E Texas St	0.71mi	3/2.0 (-1)	1,314 (-9%)	12mo	$225,000	$171	34
117 W Sears St	0.65mi	3/2.0 (-1)	1,228 (-15%)	4mo	$225,000	$183	32
631 E Texas St	0.71mi	3/2.0 (-1)	1,300 (-10%)	12mo	$240,000	$185	32

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $3,111
• Equity at exit: $19,234

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $33,713
• Equity at exit: $11,154

Cash invested: $36,120 (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 75021

• Home prices YoY: -17.3%
• Active inventory: 168
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$676
• Tax from tax record: −$169 /mo · $2,032/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $377

Break-even live

Break-even rent $1,139

Max offer price $129,000

Occupancy floor 72%

Sensitivity live

Price	-10% $450	-5% $413	+0% $377	+5% $340	+10% $304
Rent	-10% $249	-5% $313	+0% $377	+5% $440	+10% $504
Rate	-1.0pp $442	-0.5pp $409	base $377	+0.5pp $343	+1.0pp $309

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 E Main St Denison, TX	3.0	2.0	1216	$1,425	$1.17	45d	1	0.16mi
430 E Woodard St Denison, TX	3.0	2.0	1263	$1,590	$1.26	45d	1	0.18mi
519 E Gandy St Denison, TX	3.0	2.0	1132	$1,299	$1.15	46d	1	0.18mi
537 E Sears St Denison, TX	3.0	2.0	1146	$1,599	$1.40	22d	1	0.24mi
713 E Sears St Denison, TX	3.0	2.0	1230	$1,475	$1.20	22d	1	0.25mi
521 E Sears St Denison, TX	4.0	2.0	1401	$1,650	$1.18	45d	1	0.25mi
327-329 E Nelson St #329 Denison, TX	3.0	2.0	1382	$1,625	$1.18	45d	1	0.42mi
313 E Nelson St Denison, TX	3.0	2.0	1279	$1,625	$1.27	22d	1	0.46mi
520 E Day St Denison, TX	3.0	1.0	1072	$1,225	$1.14	22d	1	0.51mi
809 S Travis Ave Denison, TX	3.0	2.0	1490	$1,595	$1.07	45d	1	0.58mi
212 E Walker St Denison, TX	3.0	2.0	1260	$1,695	$1.35	45d	1	0.58mi
131 E Bond St Denison, TX	3.0	2.5	1192	$1,250	$1.05	45d	1	0.59mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	22d	1	0.77mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	45d	1	0.77mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	45d	1	0.78mi
514 N Rusk Ave Denison, TX	3.0	2.0	1173	$1,450	$1.24	45d	1	0.78mi
517 E Heron St Denison, TX	3.0	2.0	1232	$1,550	$1.26	45d	1	0.82mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	46d	1	0.85mi
1309 S 5th Ave Unit 1311 Denison, TX	3.0	2.5	1224	$1,350	$1.10	45d	1	0.87mi
1309 S 5th Ave #1309 Denison, TX	3.0	2.5	1224	$1,325	$1.08	45d	1	0.87mi
1309 S 5th Ave Denison, TX	3.0	2.5	1224	$1,375	$1.12	45d	1	0.88mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	22d	1	0.94mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	22d	1	0.97mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	45d	1	1.00mi
523 E Hanna St Denison, TX	3.0	2.0	1344	$1,595	$1.19	45d	1	1.02mi
401 W Elm St Denison, TX	3.0	2.5	1506	$1,850	$1.23	45d	1	1.02mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	45d	1	1.04mi
705 E Hanna St Denison, TX	3.0	2.0	1314	$1,600	$1.22	45d	1	1.05mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	45d	1	1.08mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	45d	1	1.16mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	46d	1	1.19mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	45d	1	1.19mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	22d	1	1.21mi
1730 S Center St Denison, TX	4.0	1.5	1700	$1,500	$0.88	45d	1	1.22mi
900 W Chestnut St Denison, TX	3.0	2.0	1742	$1,695	$0.97	45d	1	1.26mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	45d	1	1.27mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	22d	1	1.37mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	45d	1	1.39mi
1921 Ave a Denison, TX	4.0	3.0	1700	$1,995	$1.17	45d	1	1.45mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	22d	1	1.46mi

Listing history 29 events

1. 2026-06-22
   days on market $129,000 Active 104 DOM
2. 2026-06-19
   days on market $129,000 Active 102 DOM
3. 2026-06-18
   days on market $129,000 Active 101 DOM
4. 2026-06-17
   days on market $129,000 Active 100 DOM
5. 2026-06-16
   days on market $129,000 Active 99 DOM
6. 2026-06-15
   days on market $129,000 Active 98 DOM
7. 2026-06-14
   days on market $129,000 Active 96 DOM
8. 2026-06-13
   days on market $129,000 Active 95 DOM
9. 2026-06-10
   days on market $129,000 Active 93 DOM
10. 2026-06-09
    days on market $129,000 Active 92 DOM
11. 2026-06-08
    days on market $129,000 Active 91 DOM
12. 2026-06-07
    days on market $129,000 Active 90 DOM
13. 2026-06-05
    days on market $129,000 Active 87 DOM
14. 2026-06-03
    days on market $129,000 Active 86 DOM
15. 2026-06-02
    days on market $129,000 Active 85 DOM
16. 2026-06-01
    days on market $129,000 Active 84 DOM
17. 2026-05-31
    days on market $129,000 Active 83 DOM
18. 2026-05-30
    days on market $129,000 Active 82 DOM
19. 2026-05-19
    price $129,000 898-char remark

    Show marketing remark (898 chars)

    Investment opportunity in the growing community of Denison, Texas. This 4-bedroom, 1-bath home at 625 E Main St is currently tenant-occupied with renters paying $1,100 per month, offering immediate rental income for investors looking to expand their portfolio. Located just minutes from downtown Denison, the property provides convenient access to local shops, restaurants, schools, and major highways. Denison continues to attract attention for its historic charm, strong sense of community, and proximity to Lake Texoma, making it a popular destination for both residents and visitors. Whether you're looking for a steady rental property or a project with future potential, this property offers an affordable entry point into the Denison market. Seller is also selling 1429 S Elm in Sherman with the mls number 21198367 AND the duplex at 1422 E Lamar. Feel free to make an offer for all three!

20. 2026-03-07
    listed $139,000 Active 898-char remark

    Show marketing remark (898 chars)

    Investment opportunity in the growing community of Denison, Texas. This 4-bedroom, 1-bath home at 625 E Main St is currently tenant-occupied with renters paying $1,100 per month, offering immediate rental income for investors looking to expand their portfolio. Located just minutes from downtown Denison, the property provides convenient access to local shops, restaurants, schools, and major highways. Denison continues to attract attention for its historic charm, strong sense of community, and proximity to Lake Texoma, making it a popular destination for both residents and visitors. Whether you're looking for a steady rental property or a project with future potential, this property offers an affordable entry point into the Denison market. Seller is also selling 1429 S Elm in Sherman with the mls number 21198367 AND the duplex at 1422 E Lamar. Feel free to make an offer for all three!

21. 2024-08-27
    historical
22. 2024-05-27
    listed $140,000 Active
23. 2021-10-06
    soldstatus
24. 2018-08-22
    soldstatus
25. 2016-02-03
    soldstatus Sold
26. 2015-11-14
    status Pending
27. 2015-10-27
    listed $21,000 Active
28. 2005-02-02
    soldstatus
29. 2004-03-24
    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: $2,032 · $169/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: +$328/yr (+$27/mo · 16.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $19,385
• − Mortgage interest: −$7,226
• − Property taxes: −$2,032
• − Insurance: −$645
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$3,753
• Taxable income: $2,628
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $3,889/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): 9,173
• Household income: $83,067
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 124.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 9% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Iranian 3% Italian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

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: ▼ -59.91%
• Current HPI: 285.7502
• Rent YoY: —
• 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

+514.3% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $129,000 NTREIS
• 2026-03-07 Listed $139,000 NTREIS
• 2024-08-27 Listing Removed — NTREIS
• 2024-05-27 Listed $140,000 NTREIS
• 2021-10-06 Sold (Public Records) — Public Records
• 2018-08-22 Sold (Public Records) — Public Records
• 2016-02-03 Sold (MLS) — NTREIS
• 2015-11-14 Pending — NTREIS
• 2015-10-27 Listed $21,000 NTREIS
• 2005-02-02 Sold (Public Records) — Public Records
• 2004-03-24 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,032 · +1.3% YoY. Source: county tax records.