728 W Elm St · Denison, TX 75020

$145,000

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 9 Days on market

Built 1940 7,492 sqft lot Est $193k · 25% 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.8/10.0
• 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

Wonderful 3 bedroom, 2 full bath, 2 living areas with open floor plan. Great opportunity to make this your home at a great price. Home is near schools, shopping, neighborhood parks, restaurants and churches. Home is near the newly opened downtown Denison main street. Call the agent office to schedule a showing soon! Be one of the first to make an offer on this gem.

Key facts

• Near schools
• Open floor plan
• Near shopping

Tags

• OPEN FLOOR PLAN
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR NEIGHBORHOOD PARKS
• NEAR RESTAURANTS

Property features AI

Finance

• Other: Possession: subject to lease; Listing has third-party approval condition
• Financial info: Accepts Cash, Conventional, FHA, Texas Vet, and VA financing; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: City water with individual water meter; City sewer; Electricity available; Cable available; Not in a municipal utility district
• Home design: Single family residence; Residential property; One-story home; Not attached to another property
• Construction: Built in 1940; Frame construction; Pillar/post/pier foundation; Asphalt roof
• Exterior features: Lot less than 0.5 acre (approx. 0.172 acres); Located in the Day & Munson Add subdivision; Directions: Going North Hwy 91, turn left on Morton Street. Take a right on Amstrong Avenue. Follow Armstrong Ave to Elm Street and make a right turn. Home is second on your right.

Interior

• Kitchen: Gas range; Eat-in kitchen layout
• Bedrooms: Three bedrooms, all on the main level; Primary bedroom on the main level
• Flooring: Carpet; Laminate; Tile; Combination flooring
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Space heater (heating); Wall/window unit(s) for cooling
• Interior features: Open floorplan; Eat-in kitchen; Cable TV available; Walk-in closet(s); Two living areas; One dining area; Total room count of 9; One-level layout
• Laundry & utility: Utility room (7 x 7) on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• 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: Terrell El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 350 students, 76% FRL) — zoned schools average 76% FRL vs 54% district-wide (21 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); 62% 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: built in 1940 — 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 $145,000

Questions for the listing agent

1. Built in 1940 — 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: 1.08% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $193,452
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 N Mirick Ave	0.37mi	3/2.0	1,313 (-4%)	1mo	$209,000	$159	71
425 W Johnson	0.26mi	3/2.0	1,257 (-8%)	1mo	$215,000	$171	69
727 W Parnell St	0.18mi	3/2.0	1,525 (+11%)	4mo	$215,000	$141	66
1311 W Woodard St	0.69mi	3/1.0	1,344 (-2%)	4mo	$78,000	$58	61
615 W Gandy St	0.43mi	2/1.0 (-1)	1,493 (+9%)	1mo	$145,000	$97	60
917 W Sears St	0.37mi	3/1.0	1,197 (-13%)	3mo	$99,900	$83	59
1326 W Sears St	0.65mi	2/1.0 (-1)	1,318 (-4%)	2mo	$118,900	$90	56
1328 W Woodard St	0.74mi	2/2.0 (-1)	1,365 (-0%)	2mo	$149,000	$109	53
1231 W Woodard St	0.66mi	2/1.0 (-1)	1,257 (-8%)	2mo	$150,000	$119	49
410 N Houston Ave	0.70mi	3/2.0	1,271 (-7%)	3mo	$226,400	$178	48
811 W Woodard St	0.48mi	2/2.0 (-1)	1,202 (-12%)	0mo	$199,000	$166	48
114 W Morton St	0.64mi	3/2.0	1,544 (+12%)	1mo	$259,900	$168	45

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-16,160
• Equity at exit: $21,620

10-year hold

• IRR: -7.3%
• Equity multiple: 0.60×
• Total profit: $-16,106
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$760
• Tax from tax record: −$228 /mo · $2,742/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $185

Break-even live

Break-even rent $1,328

Max offer price $145,000

Occupancy floor 83%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	43d	1	0.06mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	44d	1	0.10mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	43d	1	0.19mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	20d	1	0.20mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	43d	1	0.27mi
401 W Elm St Denison, TX	3.0	2.5	1506	$1,850	$1.23	43d	1	0.30mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	44d	1	0.41mi
514 N Rusk Ave Denison, TX	3.0	2.0	1173	$1,450	$1.24	43d	1	0.48mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.48mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.48mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	20d	1	0.50mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	20d	1	0.51mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	43d	1	0.53mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	43d	1	0.63mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	20d	1	0.66mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	20d	1	0.67mi
900 W Chestnut St Denison, TX	3.0	2.0	1742	$1,695	$0.97	43d	1	0.68mi
131 E Bond St Denison, TX	3.0	2.5	1192	$1,250	$1.05	43d	1	0.69mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	20d	1	0.73mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	20d	1	0.73mi
212 E Walker St Denison, TX	3.0	2.0	1260	$1,695	$1.35	43d	1	0.73mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	20d	1	0.74mi
1602 W Elm St Denison, TX	3.0	2.0	1141	$1,495	$1.31	43d	1	0.78mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	43d	1	0.79mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	43d	1	0.83mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	20d	1	0.84mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	43d	1	0.85mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	20d	1	0.87mi
1721 W Walker St Denison, TX	2.0	1.0	1322	$1,400	$1.06	43d	1	0.90mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,575	$1.31	43d	1	0.96mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,550	$1.29	20d	1	0.96mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	20d	1	1.04mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	43d	1	1.06mi
521 E Sears St Denison, TX	4.0	2.0	1401	$1,650	$1.18	43d	1	1.08mi
430 E Woodard St Denison, TX	3.0	2.0	1263	$1,590	$1.26	43d	1	1.08mi
519 E Gandy St Denison, TX	3.0	2.0	1132	$1,299	$1.15	44d	1	1.10mi
537 E Sears St Denison, TX	3.0	2.0	1146	$1,599	$1.40	20d	1	1.11mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	20d	1	1.11mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	20d	1	1.11mi
1829 Ridgewood Rd Denison, TX	3.0	1.0	1040	$1,100	$1.06	43d	1	1.12mi

Listing history 8 events

1. 2026-06-19
   days on market $145,000 Active 9 DOM
2. 2026-06-18
   days on market $145,000 Active 8 DOM
3. 2026-06-17
   days on market $145,000 Active 7 DOM
4. 2026-06-16
   days on market $145,000 Active 6 DOM
5. 2026-06-15
   days on market $145,000 Active 5 DOM
6. 2026-06-14
   days on market $145,000 Active 3 DOM
7. 2026-06-13
   remarks 368-char remark
8. 2026-06-13
   listed $145,000 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: $2,742 · $228/mo
• Projected year-2 tax: $2,742 · $228/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 19% 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: $18,750
• − Mortgage interest: −$8,122
• − Property taxes: −$2,742
• − Insurance: −$725
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$4,218
• Taxable loss: −$57
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $2,235/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

+0.0% since first listed

4 events — show timeline

• 2026-06-10 Listed $145,000 NTREIS
• 2025-09-30 Listing Removed — NTREIS
• 2025-03-22 Listed $145,000 NTREIS
• 1985-10-14 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,742 · -2.4% YoY. Source: county tax records.