2107 S Fannin Ave · Denison, TX 75020

$110,000

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 37 Days on market

Built 1941 0.30 ac lot $109/sqft · 40% below area Est $184k · 40% 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 +17.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +5.5/10.0
• 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

Calling all investors and flippers! This the kind of opportunity you’ve been waiting for. Located in the growing market of Denison, this 2-bedroom, 1-bath home offering 1,012 sq ft plus a 2-car garage. It's the perfect canvas to renovate, reposition, and profit. With solid bones and a functional layout, this property is ready for a full cosmetic update to unlock its true potential. Whether you’re looking to flip for a strong resale or hold as a cash-flowing rental, the upside here is undeniable. The manageable size keeps renovation costs in check, while the location provides strong buyer and tenant demand. Positioned near local amenities, schools, and major thoroughfares, this

Key facts

• Near schools
• Solid bones
• Full cosmetic update

Tags

• CANVAS TO RENOVATE
• SOLID BONES
• FUNCTIONAL LAYOUT
• FULL COSMETIC UPDATE
• NEAR LOCAL AMENITIES
• NEAR SCHOOLS

Property features AI

Finance

• Other: Property type: Residential, Single Family Residence; Parcel number: 149446
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Additional parking available
• Security: No smart home features
• Utilities: City water; City sewer; Electricity available and connected; Not in a municipal utility district
• Home design: Single-family residential; One story; Not attached to other properties
• Construction: Built in 1941; Pillar/post/pier foundation
• Exterior features: Lot under 0.5 acre (approximately 0.298 acre); Subdivision: Grandview Add; Directions: From Dallas, take US-75 N toward Denison. Exit TX-503 Spur - S Eisenhower Pkwy, turn right. Continue, then turn left on S Fannin Ave. Home will be on your right at 2107 S Fannin Ave.

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (primary bedroom on main level)
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating and cooling details not provided
• Interior features: Built-in features; One level; Two living/dining areas (1 living area, 2 dining areas)
• Laundry & utility: No specific laundry/utility details provided

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$184,257) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Lamar El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 478 students, 70% FRL) — zoned schools average 70% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 485 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $761 of loan paydown is wiped out by about $3k 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 37 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 4.1% of price; built in 1941 — 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. 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: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 6.7

CMA / ARV

• ARV (median comp): $184,257
• List price: $110,000
• Delta: -40.30%
• 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
513 W Coffin St	0.10mi	3/1.0 (+1)	1,049 (+4%)	2mo	$62,500	$60	82
124 Mark Dr	0.47mi	2/1.5	1,020 (+1%)	3mo	$139,900	$137	72
531 W Bullock St	0.37mi	3/1.0 (+1)	996 (-2%)	4mo	$159,900	$161	72
1005 W Bullock St	0.59mi	2/1.0	1,030 (+2%)	10mo	$179,900	$175	60
125 Mark Dr	0.48mi	3/2.0 (+1)	1,076 (+6%)	2mo	$175,000	$163	57
933 W Ford St	0.47mi	2/1.0	910 (-10%)	8mo	$160,000	$176	55
214 E Acheson St	0.69mi	2/1.0	963 (-5%)	8mo	$72,500	$75	53
905 Thatcher St	0.63mi	3/2.0 (+1)	936 (-8%)	1mo	$149,000	$159	49
1023 W Bullock St	0.62mi	3/1.0 (+1)	900 (-11%)	7mo	$120,500	$134	42
1108 W Hanna St	0.69mi	2/1.0	901 (-11%)	9mo	$158,000	$175	42
926 Baker St	0.56mi	3/2.0 (+1)	1,128 (+12%)	8mo	$202,500	$180	39
923 Dubois St	0.61mi	3/2.0 (+1)	1,148 (+13%)	6mo	$89,000	$78	35

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: -15.0%
• Equity multiple: 0.48×
• Total profit: $-15,958
• Equity at exit: $16,401

10-year hold

• IRR: -14.5%
• Equity multiple: 0.31×
• Total profit: $-21,256
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$577
• Tax from tax record: −$374 /mo · $4,486/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $89

Break-even live

Break-even rent $1,261

Max offer price $110,000

Occupancy floor 89%

Sensitivity live

Price	-10% $151	-5% $120	+0% $89	+5% $58	+10% $27
Rent	-10% $-20	-5% $35	+0% $89	+5% $143	+10% $197
Rate	-1.0pp $144	-0.5pp $117	base $89	+0.5pp $60	+1.0pp $31

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 W Coffin St Denison, TX	2.0	1.0	800	$1,250	$1.56	21d	1	0.20mi
2516 S Fannin Ave Denison, TX	3.0	2.0	1246	$1,425	$1.14	21d	1	0.23mi
2400 S Barrett Ave Denison, TX	3.0	2.0	1090	$1,349	$1.24	44d	1	0.24mi
2624 S Fannin Ave Denison, TX	3.0	2.5	1322	$1,500	$1.13	44d	1	0.31mi
811 W Coffin St Denison, TX	3.0	2.5	1422	$1,600	$1.13	44d	1	0.35mi
604 Star St Denison, TX	3.0	2.0	1202	$1,500	$1.25	44d	1	0.42mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	21d	1	0.44mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	21d	1	0.48mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	21d	2	0.48mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	44d	1	0.56mi
1001 Star St Denison, TX	2.0	1.0	1160	$1,575	$1.36	21d	1	0.65mi
1021 Rice St Unit 102 Denison, TX	2.0	2.0	1013	$1,125	$1.11	44d	1	0.66mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	45d	1	0.66mi
120 E Monterey St Unit 120 Denison, TX	2.0	1.0	800	$900	$1.12	45d	1	0.80mi
1050 Dubois St Denison, TX	3.0	1.0	1284	$1,195	$0.93	21d	1	0.80mi
1225 W Hanna St Denison, TX	3.0	1.5	1500	$1,600	$1.07	44d	1	0.83mi
818 W Texas St Denison, TX	3.0	1.0	720	$1,100	$1.53	21d	1	0.84mi
224 W Hull St Unit B Denison, TX	1.0	1.0	743	$999	$1.34	44d	1	0.85mi
224 W Hull St Unit A Denison, TX	2.0	1.0	743	$1,250	$1.68	44d	1	0.85mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	44d	1	0.86mi
523 E Hanna St Denison, TX	3.0	2.0	1344	$1,595	$1.19	44d	1	0.90mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	21d	2	0.91mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	44d	1	0.91mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	44d	1	0.91mi
1309 S 5th Ave Denison, TX	3.0	2.5	1224	$1,375	$1.12	44d	1	0.93mi
105 E Hull St Denison, TX	1.0	1.0	700	$1,200	$1.71	44d	1	0.93mi
1309 S 5th Ave #1309 Denison, TX	3.0	2.5	1224	$1,325	$1.08	44d	1	0.93mi
1309 S 5th Ave Unit 1311 Denison, TX	3.0	2.5	1224	$1,350	$1.10	44d	1	0.93mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	21d	1	0.98mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	21d	1	0.98mi
505 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	44d	1	0.99mi
507 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	44d	1	0.99mi
509 E Heron St Denison, TX	2.0	1.0	1324	$1,250	$0.94	44d	1	1.00mi
517 E Heron St Denison, TX	3.0	2.0	1232	$1,550	$1.26	44d	1	1.01mi
705 E Hanna St Denison, TX	3.0	2.0	1314	$1,600	$1.22	44d	1	1.02mi
630 E Acheson St Denison, TX	2.0	1.0	816	$1,225	$1.50	21d	1	1.04mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	44d	1	1.04mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	44d	1	1.11mi
809 S Travis Ave Denison, TX	3.0	2.0	1490	$1,595	$1.07	44d	1	1.14mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	1.18mi

Listing history 14 events

1. 2026-06-10
   status $110,000 Pending 37 DOM
2. 2026-06-09
   days on market $110,000 Active Option Contract 37 DOM
3. 2026-06-08
   days on market $110,000 Active Option Contract 36 DOM
4. 2026-06-07
   days on market $110,000 Active Option Contract 35 DOM
5. 2026-06-05
   statusdays on market $110,000 Active Option Contract 32 DOM
6. 2026-06-03
   days on market $110,000 Active 31 DOM
7. 2026-06-02
   days on market $110,000 Active 30 DOM
8. 2026-06-01
   statusdays on market $110,000 Active 29 DOM
9. 2026-05-31
   days on market $110,000 Active Option Contract 28 DOM
10. 2026-05-30
    days on market $110,000 Active Option Contract 27 DOM
11. 2026-05-03
    listed $110,000 Active 1025-char remark
12. 2022-05-06
    soldstatus
13. 2008-08-01
    soldstatus
14. 1995-03-22
    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: $4,486 · $374/mo
• Projected year-2 tax: $4,486 · $374/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $16,488
• − Mortgage interest: −$6,162
• − Property taxes: −$4,486
• − Insurance: −$550
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,200
• Taxable loss: −$548
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $1,198/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

8 events — show timeline

• 2026-06-09 Pending — NTREIS
• 2026-06-04 Contingent — NTREIS
• 2026-06-01 Relisted — NTREIS
• 2026-05-25 Contingent — NTREIS
• 2026-05-03 Listed $110,000 NTREIS
• 2022-05-06 Sold (Public Records) — Public Records
• 2008-08-01 Sold (Public Records) — Public Records
• 1995-03-22 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $4,486 · -0.9% YoY. Source: county tax records.