1528 W Day St · Denison, TX 75020

$150,000

3 bd · 2.0 ba · 1,956 sqft · SingleFamily public records · 161 Days on market

Built 1950 9,322 sqft lot $77/sqft · 38% below area Est $242k · 38% 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 +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.3/10.0
• 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

Located just off the corner of Fairbanks and Day Street, this well-positioned home sits in one of Denison’s most established and desirable neighborhoods. The setting offers a balance many buyers are looking for quiet residential streets with quick access to the heart of the city. Historic downtown Denison is only minutes away, where local restaurants, community events, and small-town character come together. Whether it’s a steak dinner, a festival, or a casual evening out, the lifestyle here is connected without feeling crowded. The home offers a thoughtful layout with three bedrooms, two bathrooms, and a dedicated office space that provides flexibility for working from home, hobbies, or additional storage. The floor plan supports everyday living with comfortable separation between private and shared spaces. Let's not forget the large yard. This property is well suited for buyers who value location, neighborhood feel, and a home that fits both daily routines and long-term plans.

Key facts

• Large yard
• 9,322 sq ft lot
• Garage

Tags

• QUIET RESIDENTIAL STREETS
• HISTORIC DOWNTOWN DENISON
• DEDICATED OFFICE SPACE
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 $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.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $90k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1950 — 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 7.5

CMA / ARV

• ARV (median comp): $242,471
• List price: $150,000
• Delta: -38.14%
• 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
1315 W Hull St	0.23mi	3/2.0	2,028 (+4%)	1mo	$275,000	$136	82
1508 W Shepherd St	0.08mi	3/2.0	1,773 (-9%)	4mo	$159,900	$90	78
1630 W Crawford St	0.37mi	3/2.0	1,850 (-5%)	0mo	$289,900	$157	74
1509 W Hull St	0.11mi	3/2.0	2,197 (+12%)	8mo	$299,000	$136	68
1208 W Hull St	0.33mi	3/2.0	2,136 (+9%)	7mo	$199,000	$93	63
1015 S Lang Ave	0.36mi	3/2.0	2,122 (+8%)	10mo	$379,900	$179	60
1111 W Main St	0.64mi	3/2.0	1,860 (-5%)	4mo	$339,000	$182	59
1031 W Acheson	0.65mi	2/2.0 (-1)	1,974 (+1%)	6mo	$195,000	$99	58
1515 W Main St	0.52mi	3/2.5	1,730 (-12%)	8mo	$314,000	$182	47
2331 Brookhaven Dr	0.74mi	3/3.0	2,131 (+9%)	2mo	$324,900	$152	45
1706 Woodlawn Blvd	0.71mi	4/3.0 (+1)	1,726 (-12%)	8mo	$305,000	$177	32
1210 W Bullock St	0.73mi	4/2.5 (+1)	1,676 (-14%)	7mo	$200,000	$119	29

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: -15.3%
• Equity multiple: 0.47×
• Total profit: $-22,235
• Equity at exit: $22,365

10-year hold

• IRR: -14.0%
• Equity multiple: 0.32×
• Total profit: $-28,739
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$787
• Tax from tax record: −$363 /mo · $4,355/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $106

Break-even live

Break-even rent $1,534

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $191	-5% $148	+0% $106	+5% $64	+10% $21
Rent	-10% $-26	-5% $40	+0% $106	+5% $172	+10% $238
Rate	-1.0pp $181	-0.5pp $144	base $106	+0.5pp $67	+1.0pp $28

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 S Maurice Ave Denison, TX	3.0	2.0	1600	$1,895	$1.18	44d	1	0.21mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.43mi
1225 W Hanna St Denison, TX	3.0	1.5	1500	$1,600	$1.07	44d	1	0.62mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	44d	1	0.68mi
1011 S Armstrong Ave Unit B Denison, TX	3.0	2.0	2068	$1,800	$0.87	44d	1	0.68mi
900 W Chestnut St Denison, TX	3.0	2.0	1742	$1,695	$0.97	44d	1	0.69mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	21d	1	0.70mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	21d	1	0.77mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	44d	1	0.84mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	21d	1	0.95mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.95mi
1721 W Walker St Denison, TX	2.0	1.0	1322	$1,400	$1.06	44d	1	0.96mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	44d	1	1.04mi
1805 Waterloo Ave Denison, TX	3.0	1.5	1242	$1,450	$1.17	21d	1	1.08mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	21d	1	1.10mi
2631 Stafford Dr Unit Na Denison, TX	3.0	2.0	1600	$2,199	$1.37	44d	1	1.17mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	44d	1	1.22mi
2027 Bluebonnet Ave Denison, TX	3.0	2.0	1463	$1,775	$1.21	44d	1	1.25mi
811 W Coffin St Denison, TX	3.0	2.5	1422	$1,600	$1.13	44d	1	1.27mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	44d	1	1.27mi
2109 Bluebonnet Ave Denison, TX	3.0	2.0	1464	$1,799	$1.23	21d	1	1.29mi
2109 Bluebonnet Ave Denison, TX	3.0	2.0	1463	$1,800	$1.23	44d	1	1.29mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	45d	1	1.34mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	44d	1	1.34mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	45d	1	1.35mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	44d	1	1.40mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	44d	1	1.40mi
401 W Elm St Denison, TX	3.0	2.5	1506	$1,850	$1.23	44d	1	1.48mi
1050 Dubois St Denison, TX	3.0	1.0	1284	$1,195	$0.93	21d	1	1.49mi

Listing history 33 events

1. 2026-06-19
   days on market $150,000 Active 161 DOM
2. 2026-06-18
   days on market $150,000 Active 160 DOM
3. 2026-06-17
   status $150,000 Active 159 DOM
4. 2026-06-17
   days on market $150,000 Active Option Contract 159 DOM
5. 2026-06-17
   status $150,000 Active Option Contract 158 DOM
6. 2026-06-16
   days on market $150,000 Active 158 DOM
7. 2026-06-15
   days on market $150,000 Active 157 DOM
8. 2026-06-14
   days on market $150,000 Active 155 DOM
9. 2026-06-13
   days on market $150,000 Active 154 DOM
10. 2026-06-10
    days on market $150,000 Active 152 DOM
11. 2026-06-09
    days on market $150,000 Active 151 DOM
12. 2026-06-08
    days on market $150,000 Active 150 DOM
13. 2026-06-07
    days on market $150,000 Active 149 DOM
14. 2026-06-05
    days on market $150,000 Active 146 DOM
15. 2026-06-03
    days on market $150,000 Active 145 DOM
16. 2026-06-02
    days on market $150,000 Active 144 DOM
17. 2026-06-01
    days on market $150,000 Active 143 DOM
18. 2026-05-31
    price $150,000 Active 142 DOM
19. 2026-05-31
    days on market $200,000 Active 142 DOM
20. 2026-05-30
    days on market $200,000 Active 141 DOM
21. 2026-02-28
    price $200,000 1008-char remark

    Show marketing remark (1008 chars)

    Located just off the corner of Fairbanks and Day Street, this well-positioned home sits in one of Denison’s most established and desirable neighborhoods. The setting offers a balance many buyers are looking for quiet residential streets with quick access to the heart of the city. Historic downtown Denison is only minutes away, where local restaurants, community events, and small-town character come together. Whether it’s a steak dinner, a festival, or a casual evening out, the lifestyle here is connected without feeling crowded. The home offers a thoughtful layout with three bedrooms, two bathrooms, and a dedicated office space that provides flexibility for working from home, hobbies, or additional storage. The floor plan supports everyday living with comfortable separation between private and shared spaces. Let's not forget the large yard. This property is well suited for buyers who value location, neighborhood feel, and a home that fits both daily routines and long-term plans.

22. 2026-02-12
    price $225,000 1008-char remark

    Show marketing remark (1008 chars)

    Located just off the corner of Fairbanks and Day Street, this well-positioned home sits in one of Denison’s most established and desirable neighborhoods. The setting offers a balance many buyers are looking for quiet residential streets with quick access to the heart of the city. Historic downtown Denison is only minutes away, where local restaurants, community events, and small-town character come together. Whether it’s a steak dinner, a festival, or a casual evening out, the lifestyle here is connected without feeling crowded. The home offers a thoughtful layout with three bedrooms, two bathrooms, and a dedicated office space that provides flexibility for working from home, hobbies, or additional storage. The floor plan supports everyday living with comfortable separation between private and shared spaces. Let's not forget the large yard. This property is well suited for buyers who value location, neighborhood feel, and a home that fits both daily routines and long-term plans.

23. 2026-01-09
    listed $240,000 Active 1008-char remark

    Show marketing remark (1008 chars)

    Located just off the corner of Fairbanks and Day Street, this well-positioned home sits in one of Denison’s most established and desirable neighborhoods. The setting offers a balance many buyers are looking for quiet residential streets with quick access to the heart of the city. Historic downtown Denison is only minutes away, where local restaurants, community events, and small-town character come together. Whether it’s a steak dinner, a festival, or a casual evening out, the lifestyle here is connected without feeling crowded. The home offers a thoughtful layout with three bedrooms, two bathrooms, and a dedicated office space that provides flexibility for working from home, hobbies, or additional storage. The floor plan supports everyday living with comfortable separation between private and shared spaces. Let's not forget the large yard. This property is well suited for buyers who value location, neighborhood feel, and a home that fits both daily routines and long-term plans.

24. 2016-04-29
    soldstatus
25. 2016-04-22
    soldstatus Sold 190-char remark

    Show marketing remark (190 chars)

    NEW LOWER PRICE!! Great starter home! Three bedroom, two bath with large office. Nice kitchen with plenty of room and open living area. Spacious patio for entertaining. THIS IS A MUST SEE!

26. 2016-03-24
    status Pending 190-char remark

    Show marketing remark (190 chars)

    NEW LOWER PRICE!! Great starter home! Three bedroom, two bath with large office. Nice kitchen with plenty of room and open living area. Spacious patio for entertaining. THIS IS A MUST SEE!

27. 2016-02-16
    status Active 190-char remark

    Show marketing remark (190 chars)

    NEW LOWER PRICE!! Great starter home! Three bedroom, two bath with large office. Nice kitchen with plenty of room and open living area. Spacious patio for entertaining. THIS IS A MUST SEE!

28. 2016-02-08
    status Pending 190-char remark

    Show marketing remark (190 chars)

    NEW LOWER PRICE!! Great starter home! Three bedroom, two bath with large office. Nice kitchen with plenty of room and open living area. Spacious patio for entertaining. THIS IS A MUST SEE!

29. 2016-02-01
    price $119,000 190-char remark

    Show marketing remark (190 chars)

    NEW LOWER PRICE!! Great starter home! Three bedroom, two bath with large office. Nice kitchen with plenty of room and open living area. Spacious patio for entertaining. THIS IS A MUST SEE!

30. 2015-12-18
    listed $124,000 Active 190-char remark

    Show marketing remark (190 chars)

    NEW LOWER PRICE!! Great starter home! Three bedroom, two bath with large office. Nice kitchen with plenty of room and open living area. Spacious patio for entertaining. THIS IS A MUST SEE!

31. 2003-12-11
    soldstatus
32. 2003-11-13
    historical
33. 2003-07-20
    listed $95,000

ⓘ 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: $4,355 · $363/mo
• Projected year-2 tax: $4,355 · $363/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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,020
• − Mortgage interest: −$8,402
• − Property taxes: −$4,355
• − Insurance: −$750
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$4,364
• Taxable loss: −$1,054
• Est. tax savings @ 24.0%: +$253
• After-tax cash flow: $1,524/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

+110.5% since first listed

13 events — show timeline

• 2026-02-28 Price Changed $200,000 NTREIS
• 2026-02-12 Price Changed $225,000 NTREIS
• 2026-01-09 Listed $240,000 NTREIS
• 2016-04-29 Sold (Public Records) — Public Records
• 2016-04-22 Sold (MLS) — NTREIS
• 2016-03-24 Pending — NTREIS
• 2016-02-16 Relisted — NTREIS
• 2016-02-08 Pending — NTREIS
• 2016-02-01 Price Changed $119,000 NTREIS
• 2015-12-18 Listed $124,000 NTREIS
• 2003-12-11 Sold (Public Records) — Public Records
• 2003-11-13 Listing Removed — NTREIS
• 2003-07-20 Listed $95,000 NTREIS

Property tax history

+3.3%/yr

Latest (2025): $4,355 · -1.7% YoY. Source: county tax records.