62 Pershing Dr · Denison, TX 75020

$190,000

5 bd · 3.0 ba · 1,650 sqft · Other public records · 36 Days on market

Built 1945 0.33 ac lot $115/sqft · 16% below area Est $227k · 16% 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 +19.7/30.0
• ARV discount +14.8/15.0
• DSCR +6.2/10.0
• 1% rule +5.4/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute duplex is readdy to make you Money.

Key facts

• Rental property
• Large corner lot
• Functional layouts

Tags

• LARGE CORNER LOT
• FUNCTIONAL LAYOUTS
• CHARMING LIVING SPACES
• WINDOW AC UNITS
• RENTAL PROPERTY

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA, VA loans
• HOA & community: No association; Community curbs

Exterior

• Parking: Common open outside parking
• Security: Smoke detector(s); Carbon monoxide detector(s); Security lights
• Utilities: City water; City sewer; Electricity available and connected; Natural gas available; Individual gas meter; Individual water meter; Cable available; Sewer available; All-weather road access; Concrete and curbs
• Home design: Single family residence; One story; Not attached to another property; Built in 1945
• Construction: Brick, siding and wood exterior; Composition/shingle roof; Slab foundation; Preowned construction
• Exterior features: Covered porch(es); Exterior lighting; Corner lot; Few trees; Level lot; Large backyard with grass; No fencing

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Plumbed for gas in kitchen; Water line to refrigerator; Built-in cabinets; Pantry
• Bedrooms: 5 bedrooms (all on the main level); Primary bedroom with ensuite bath and walk-in closet; Additional bedroom(s) with walk-in closet(s)
• Flooring: Luxury vinyl plank; Wood flooring
• Bathrooms: 3 full bathrooms (all on the main level)
• Heating & cooling: Electric heating; Ceiling fans; Electric cooling; Window units
• Interior features: Open floorplan; Eat-in kitchen; Pantry; Decorative lighting; Cable TV available; High speed internet available
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Sherman ISD (urban): math 31% / reading 37% proficiency, ranked #546 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 485 active listings in the ZIP; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).
• This rent runs 33% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 36 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago 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 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (median comp): $226,805
• List price: $190,000
• Delta: -16.23%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.58×
• Total profit: $-22,176
• Equity at exit: $28,330

10-year hold

• IRR: -7.9%
• Equity multiple: 0.57×
• Total profit: $-22,825
• Equity at exit: $16,428

Cash invested: $53,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$265 /mo · $3,176/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $224

Break-even live

Break-even rent $1,696

Max offer price $190,000

Occupancy floor 84%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $190,000 Active 36 DOM
2. 2026-06-18
   days on market $190,000 Active 35 DOM
3. 2026-06-17
   days on market $190,000 Active 34 DOM
4. 2026-06-16
   days on market $190,000 Active 33 DOM
5. 2026-06-15
   days on market $190,000 Active 32 DOM
6. 2026-06-14
   days on market $190,000 Active 30 DOM
7. 2026-06-13
   days on market $190,000 Active 29 DOM
8. 2026-06-10
   days on market $190,000 Active 27 DOM
9. 2026-06-09
   days on market $190,000 Active 26 DOM
10. 2026-06-08
    days on market $190,000 Active 25 DOM
11. 2026-06-07
    days on market $190,000 Active 24 DOM
12. 2026-06-03
    days on market $190,000 Active 20 DOM
13. 2026-06-02
    days on market $190,000 Active 19 DOM
14. 2026-06-01
    days on market $190,000 Active 18 DOM
15. 2026-05-31
    days on market $190,000 Active 17 DOM
16. 2026-05-30
    days on market $190,000 Active 16 DOM
17. 2026-05-14
    listed $190,000 Active 757-char remark
18. 2021-11-29
    soldstatus
19. 2012-06-20
    soldstatus
20. 2012-06-19
    soldstatus Closed 45-char remark

    Show marketing remark (45 chars)

    This cute duplex is readdy to make you Money.

21. 2012-06-11
    status Pending 45-char remark

    Show marketing remark (45 chars)

    This cute duplex is readdy to make you Money.

22. 2012-05-25
    listed $17,500 Active 45-char remark

    Show marketing remark (45 chars)

    This cute duplex is readdy to make you Money.

23. 2012-03-07
    historical
24. 2012-02-24
    price $25,000
25. 2011-08-11
    listed $35,000 Active
26. 1993-08-20
    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: $3,176 · $265/mo
• Projected year-2 tax: $3,477 · $290/mo
• Expected delta: +$301/yr (+$25/mo · 9.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,763
• − Mortgage interest: −$10,643
• − Property taxes: −$3,176
• − Insurance: −$950
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$5,527
• Taxable loss: −$336
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $2,770/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: Sherman ISD
• NCES district ID: 4840080
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,587
• Composite: 28.79/100
• National rank: #6665
• State rank: #546 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

+442.9% since first listed

10 events — show timeline

• 2026-05-14 Listed $190,000 NTREIS
• 2021-11-29 Sold (Public Records) — Public Records
• 2012-06-20 Sold (Public Records) — Public Records
• 2012-06-19 Sold (MLS) — NTREIS
• 2012-06-11 Pending — NTREIS
• 2012-05-25 Listed $17,500 NTREIS
• 2012-03-07 Listing Removed — NTREIS
• 2012-02-24 Price Changed $25,000 NTREIS
• 2011-08-11 Listed $35,000 NTREIS
• 1993-08-20 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,176 · -4.7% YoY. Source: county tax records.