715 W Munson St · Denison, TX 75020

$150,000

3 bd · 2.0 ba · 1,254 sqft · SingleFamily public records · 14 Days on market

Built 1920 8,494 sqft lot Est $149k · at est.

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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 +20.2/30.0
• ARV discount +7.3/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• 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

Cute house with lots of charm. Under renovation with new paint, texture, flooring, barn doors and a Loft was added that over looks the living room. Vaulted and beamed ceiling in the living room. Large walk in tiled shower. Gas Fireplace. Nice sized fenced in side yard. Large insulated separate building with washer and dryer hookup. It makes a cute she shed or nice man cave. Plenty of parking in the back off of the alley. The house is still under renovations. It will all be complete by closing. Ask me about financing.

Key facts

• Storage building
• Fence installed
• Sturdy metal roof

Tags

• NEW GAS LINE
• WATER HEATER INSTALLED
• FENCE INSTALLED
• STURDY METAL ROOF
• LARGE SIDE AND BACK YARD
• STORAGE BUILDING

Property features AI

Finance

• Other: No special taxing entities; No known restrictions
• Financial info: Listing is for sale; Exclusive right to sell listing agreement; No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking
• Security: Smoke detectors
• Utilities: City water; City sewer; Electricity connected; Cable available; All-weather road; Curbs
• Home design: Single-family residence; Residential property; One story; Not attached to another property; Built in 1920; No reported accessibility features
• Construction: Metal roof; Siding exterior; Pillar/post/pier foundation; Preowned
• Exterior features: Storage; Chain link and wood fencing; Fenced yard; Utilities easement

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Refrigerator; Pantry (kitchen storage)
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: High-speed internet available; Pantry; Decorative fireplace; One living area; One dining area; Total room count: 4; One level
• Laundry & utility: Electric water heater

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 $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.8% 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: Houston El (math 47% / reading 42%, grade F, #1,155 of 4,322 statewide, top 29%, 286 students, 74% FRL) — zoned schools average 74% FRL vs 54% district-wide (20 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 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 $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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $150,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $149,226
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 W Day St	0.18mi	3/2.0	1,231 (-2%)	0mo	$149,000	$121	88
925 W Nelson St	0.30mi	3/2.0	1,168 (-7%)	1mo	$87,500	$75	74
1107 W Hull St	0.35mi	2/1.0 (-1)	1,280 (+2%)	0mo	$135,000	$105	71
1029 W Hull St	0.30mi	3/2.0	1,375 (+10%)	1mo	$230,000	$167	69
326 W Day St	0.33mi	3/2.0	1,406 (+12%)	0mo	$265,000	$188	64
1130 W Heron St	0.51mi	3/1.0	1,179 (-6%)	2mo	$207,000	$176	61
1213 W Morgan St	0.53mi	3/1.0	1,336 (+6%)	1mo	$99,000	$74	59
811 W Woodard St	0.64mi	2/2.0 (-1)	1,202 (-4%)	0mo	$199,000	$166	58
110 E Munson St	0.61mi	2/1.0 (-1)	1,197 (-4%)	1mo	$129,900	$109	54
621 W Brock St	0.64mi	3/1.0	1,350 (+8%)	1mo	$160,000	$119	52
614 W Owings St	0.35mi	2/1.0 (-1)	1,422 (+13%)	2mo	$90,000	$63	51
111 W Murray St	0.65mi	2/1.0 (-1)	1,176 (-6%)	4mo	$72,500	$62	48

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: -11.2%
• Equity multiple: 0.60×
• Total profit: $-16,621
• Equity at exit: $22,365

10-year hold

• IRR: -6.8%
• Equity multiple: 0.62×
• Total profit: $-15,815
• 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: 8.3×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$787
• Tax from tax record: −$156 /mo · $1,871/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $189

Break-even live

Break-even rent $1,272

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $274	-5% $231	+0% $189	+5% $147	+10% $104
Rent	-10% $70	-5% $129	+0% $189	+5% $249	+10% $308
Rate	-1.0pp $265	-0.5pp $227	base $189	+0.5pp $150	+1.0pp $111

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	45d	1	0.16mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	45d	1	0.19mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	22d	1	0.28mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	22d	1	0.29mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	22d	1	0.31mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	45d	1	0.33mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	45d	1	0.34mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	22d	1	0.37mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	22d	1	0.39mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	22d	1	0.39mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	45d	1	0.43mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	22d	1	0.45mi
900 W Chestnut St Denison, TX	3.0	2.0	1742	$1,695	$0.97	45d	1	0.46mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	22d	1	0.48mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	45d	1	0.48mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	45d	1	0.51mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	22d	1	0.51mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	22d	1	0.63mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	45d	1	0.65mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	22d	1	0.66mi
1012 S Maurice Ave Denison, TX	3.0	2.0	1600	$1,895	$1.18	45d	1	0.66mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	22d	2	0.66mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	22d	1	0.69mi
1225 W Hanna St Denison, TX	3.0	1.5	1500	$1,600	$1.07	45d	1	0.70mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	45d	1	0.70mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	22d	1	0.71mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	45d	1	0.74mi
313 E Nelson St Denison, TX	3.0	2.0	1279	$1,625	$1.27	22d	1	0.83mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	45d	1	0.83mi
809 S Travis Ave Denison, TX	3.0	2.0	1490	$1,595	$1.07	45d	1	0.85mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	45d	1	0.86mi
327-329 E Nelson St #329 Denison, TX	3.0	2.0	1382	$1,625	$1.18	45d	1	0.88mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	22d	1	0.91mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	22d	1	0.91mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	22d	1	0.93mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	45d	1	0.94mi
514 N Rusk Ave Denison, TX	3.0	2.0	1173	$1,450	$1.24	45d	1	0.97mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	45d	1	0.97mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	45d	1	0.98mi
1921 Ave a Denison, TX	4.0	3.0	1700	$1,995	$1.17	45d	1	0.98mi

Listing history 12 events

1. 2026-06-19
   days on market $150,000 Active 14 DOM
2. 2026-06-18
   days on market $150,000 Active 13 DOM
3. 2026-06-17
   days on market $150,000 Active 12 DOM
4. 2026-06-16
   days on market $150,000 Active 11 DOM
5. 2026-06-15
   days on market $150,000 Active 10 DOM
6. 2026-06-14
   days on market $150,000 Active 8 DOM
7. 2026-06-13
   days on market $150,000 Active 7 DOM
8. 2026-06-10
   days on market $150,000 Active 5 DOM
9. 2026-06-09
   days on market $150,000 Active 4 DOM
10. 2026-06-08
    days on market $150,000 Active 3 DOM
11. 2026-06-07
    remarks 453-char remark
12. 2026-06-07
    listed $150,000 Active 2 DOM

ⓘ 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: $1,871 · $156/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$874/yr (+$73/mo · 46.7%)

ⓘ 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: $18,137
• − Mortgage interest: −$8,402
• − Property taxes: −$1,871
• − Insurance: −$750
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$4,364
• Taxable loss: −$151
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $2,305/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

+25.0% since first listed

9 events — show timeline

• 2026-06-05 Price Changed $150,000 NTREIS
• 2026-06-05 Listed $145,000 NTREIS
• 2026-01-18 Price Changed $129,900 NTREIS
• 2025-12-27 Listed $135,000 NTREIS
• 2020-09-17 Sold (MLS) — NTREIS
• 2020-06-15 Pending — NTREIS
• 2020-06-01 Contingent — NTREIS
• 2020-04-27 Price Changed $108,000 NTREIS
• 2020-03-05 Listed $120,000 NTREIS

Property tax history

+1.2%/yr

Latest (2020): $1,871 · +5.2% YoY. Source: county tax records.