629 W Walker St · Denison, TX 75020

$50,000

2 bd · 1.0 ba · 945 sqft · SingleFamily public records · 215 Days on market

Built 1900 7,501 sqft lot $53/sqft · 74% below area ↓ 17% since listing

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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 +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

Selling for Lot Value

Key facts

• 7,501 sq ft lot
• Built 1900
• Listed 214 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% 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; 33 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $346 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1900 — 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 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 1900 — 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: 2.42% ✓
• Cap rate: 18.66%
• Cash-on-cash: 44.17%
• DSCR: 2.97
• GRM: 3.5

CMA / ARV

• ARV (median comp): $193,683
• List price: $50,000
• Delta: -74.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 W Sears St	0.23mi	2/1.0	1,033 (+9%)	6mo	$164,900	$160	69
1008 N Burnett Ave	0.35mi	2/1.0	876 (-7%)	15mo	$130,450	$149	59
406 Martin Luther King St	0.29mi	3/1.0 (+1)	965 (+2%)	23mo	$200,000	$207	59
724 N Houston Ave	0.54mi	3/1.0 (+1)	973 (+3%)	15mo	$200,000	$206	52
311 N Mirick Ave	0.27mi	2/1.0	1,055 (+12%)	20mo	$189,000	$179	51
205 Martin Luther King St	0.46mi	3/1.0 (+1)	979 (+4%)	22mo	$195,000	$199	49
108 N Eddy Ave	0.69mi	1/1.0 (-1)	882 (-7%)	4mo	$139,900	$159	49
416 W Johnson St	0.20mi	3/2.0 (+1)	1,074 (+14%)	20mo	$199,996	$186	42
1127 W Chestnut St	0.67mi	2/1.0	1,016 (+8%)	16mo	$140,000	$138	42
1220 W Main St	0.70mi	3/1.5 (+1)	996 (+5%)	12mo	$175,000	$176	42
31 W Parnell St	0.44mi	3/1.0 (+1)	1,046 (+11%)	24mo	$105,000	$100	37

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: 37.4%
• Equity multiple: 2.52×
• Total profit: $21,313
• Equity at exit: $7,455

10-year hold

• IRR: 42.4%
• Equity multiple: 4.40×
• Total profit: $47,659
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$262
• Tax from tax record: −$156 /mo · $1,868/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $515

Break-even live

Break-even rent $555

Max offer price $50,000

Occupancy floor 52%

Sensitivity live

Price	-10% $544	-5% $529	+0% $515	+5% $501	+10% $487
Rent	-10% $420	-5% $468	+0% $515	+5% $563	+10% $611
Rate	-1.0pp $541	-0.5pp $528	base $515	+0.5pp $502	+1.0pp $489

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 W Gandy St Denison, TX	1.0	1.0	550	$1,075	$1.95	45d	1	0.28mi
617 W Gandy St Unit 3 Denison, TX	2.0	2.0	750	$1,200	$1.60	45d	1	0.29mi
617 W Gandy St Unit 2 Denison, TX	1.0	1.0	600	$799	$1.33	45d	1	0.29mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	45d	1	0.46mi
317 W Main St #203 Denison, TX	1.0	1.0	1000	$1,600	$1.60	45d	1	0.52mi
317 W Main St Unit 202 Denison, TX	1.0	1.0	1000	$1,700	$1.70	45d	1	0.52mi
105 E Bond St Denison, TX	2.0	1.0	825	$950	$1.15	45d	1	0.55mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	22d	1	0.59mi
310 S Barrett Ave #101 Denison, TX	1.0	1.0	627	$775	$1.24	22d	1	0.61mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	22d	1	0.61mi
817 W Owing St Denison, TX	1.0	1.0	700	$800	$1.14	22d	1	0.64mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	45d	1	0.65mi
108 N Eddy Ave Denison, TX	1.0	1.0	882	$1,100	$1.25	45d	1	0.68mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	45d	1	0.69mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	22d	1	0.78mi
1703 W Elm St Denison, TX	2.0	1.0	800	$875	$1.09	22d	1	0.93mi
1701 W Elm St Denison, TX	2.0	1.0	800	$900	$1.12	22d	1	0.94mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	22d	1	0.97mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	22d	1	0.97mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	45d	1	1.02mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	22d	2	1.02mi
701 W Hull St Denison, TX	2.0	1.0	637	$1,100	$1.73	45d	1	1.05mi
912 S Armstrong st. / 731 W. Hull AVE Denison, TX	2.0	1.0	580	$849	$1.46	22d	1	1.06mi
632 E Sears St Denison, TX	2.0	1.0	780	$1,250	$1.60	45d	1	1.12mi
224 W Hull St Unit A Denison, TX	2.0	1.0	743	$1,250	$1.68	45d	1	1.15mi
224 W Hull St Unit B Denison, TX	1.0	1.0	743	$999	$1.34	45d	1	1.15mi
818 W Texas St Denison, TX	3.0	1.0	720	$1,100	$1.53	22d	1	1.17mi
1905 W Morton St #20 Denison, TX	2.0	1.5	1008	$1,250	$1.24	45d	1	1.17mi
105 E Hull St Denison, TX	1.0	1.0	700	$1,200	$1.71	45d	1	1.19mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	45d	1	1.22mi
1829 Ridgewood Rd Denison, TX	3.0	1.0	1040	$1,100	$1.06	45d	1	1.24mi
520 E Day St Denison, TX	3.0	1.0	1072	$1,225	$1.14	22d	1	1.34mi
120 E Monterey St Unit 120 Denison, TX	2.0	1.0	800	$900	$1.12	45d	1	1.35mi

Listing history 19 events

1. 2026-06-19
   days on market $50,000 Active 215 DOM
2. 2026-06-18
   days on market $50,000 Active 214 DOM
3. 2026-06-17
   days on market $50,000 Active 213 DOM
4. 2026-06-16
   days on market $50,000 Active 212 DOM
5. 2026-06-15
   days on market $50,000 Active 211 DOM
6. 2026-06-14
   days on market $50,000 Active 209 DOM
7. 2026-06-13
   days on market $50,000 Active 208 DOM
8. 2026-06-10
   days on market $50,000 Active 206 DOM
9. 2026-06-09
   days on market $50,000 Active 205 DOM
10. 2026-06-08
    days on market $50,000 Active 204 DOM
11. 2026-06-07
    days on market $50,000 Active 203 DOM
12. 2026-06-05
    days on market $50,000 Active 200 DOM
13. 2026-06-03
    days on market $50,000 Active 199 DOM
14. 2026-06-02
    days on market $50,000 Active 198 DOM
15. 2026-06-01
    days on market $50,000 Active 197 DOM
16. 2026-05-31
    days on market $50,000 Active 196 DOM
17. 2026-05-30
    days on market $50,000 Active 195 DOM
18. 2026-03-18
    price $50,000 21-char remark

    Show marketing remark (21 chars)

    Selling for Lot Value

19. 2025-11-16
    listed $60,000 Active 21-char remark

    Show marketing remark (21 chars)

    Selling for Lot Value

ⓘ 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: $1,868 · $156/mo
• Projected year-2 tax: $1,868 · $156/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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $14,492
• − Mortgage interest: −$2,801
• − Property taxes: −$1,868
• − Insurance: −$250
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$1,455
• Taxable income: $5,800
• Est. tax owed @ 24.0%: −$1,392
• After-tax cash flow: $4,792/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

-16.7% since first listed

2 events — show timeline

• 2026-03-18 Price Changed $50,000 HARMLS
• 2025-11-16 Listed $60,000 HARMLS

Property tax history

+10.7%/yr

Latest (2025): $1,868 · -5.4% YoY. Source: county tax records.