119 Vandenburg Dr · Denison, TX 75020

$159,000

4 bd · 2.0 ba · 2,247 sqft · Other public records · 65 Days on market

Built 1945 0.26 ac lot $71/sqft · 17% below area Est $191k · 17% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• 1% rule +5.2/10.0
• DSCR +4.5/10.0
• 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

Income-producing duplex offering a solid investment opportunity! This property features two well-maintained units, each with 2 bedrooms and 1 bathroom. Both sides include an attached carport along with a combination of hardwood flooring and luxury vinyl plank, providing durability and modern appeal. The property also features fenced backyard, adding to overall functionality and tenant appeal. With a practical layout and desirable features, this duplex is well-suited for consistent rental income and long-term investment potential. More properties available as part of a portfolio. Contact the listing agent for more information.

Key facts

• Hardwood flooring
• Attached carport
• Luxury vinyl plank

Tags

• INCOME PRODUCING DUPLEX
• WELL MAINTAINED UNITS
• ATTACHED CARPORT
• HARDWOOD FLOORING
• LUXURY VINYL PLANK
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $159k.

Deal economics

• At list price, monthly cash flow is $44 ($526/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 comparable units currently listed for rent nearby; 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 $5k 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 65 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.02% ✓
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 8.1

CMA / ARV

• ARV (median comp): $191,463
• List price: $159,000
• Delta: -16.96%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.1%
• Equity multiple: 0.38×
• Total profit: $-27,551
• Equity at exit: $23,707

10-year hold

• IRR: -18.7%
• Equity multiple: 0.14×
• Total profit: $-38,086
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$341 /mo · $4,098/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $44

Break-even live

Break-even rent $1,572

Max offer price $159,000

Occupancy floor 92%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Pershing Dr Unit 1 Denison, TX	3.0	2.0	1650	$950	$0.58	21d	1	0.25mi
7 Pershing Dr Unit A Denison, TX	3.0	1.0	2256	$1,050	$0.47	21d	1	0.30mi

Listing history 25 events

1. 2026-06-19
   days on market $159,000 Active 65 DOM
2. 2026-06-18
   days on market $159,000 Active 64 DOM
3. 2026-06-17
   days on market $159,000 Active 63 DOM
4. 2026-06-16
   days on market $159,000 Active 62 DOM
5. 2026-06-15
   days on market $159,000 Active 61 DOM
6. 2026-06-14
   days on market $159,000 Active 59 DOM
7. 2026-06-13
   days on market $159,000 Active 58 DOM
8. 2026-06-10
   days on market $159,000 Active 56 DOM
9. 2026-06-09
   days on market $159,000 Active 55 DOM
10. 2026-06-08
    days on market $159,000 Active 54 DOM
11. 2026-06-07
    days on market $159,000 Active 53 DOM
12. 2026-06-03
    days on market $159,000 Active 49 DOM
13. 2026-06-02
    days on market $159,000 Active 48 DOM
14. 2026-06-01
    days on market $159,000 Active 47 DOM
15. 2026-05-31
    days on market $159,000 Active 46 DOM
16. 2026-05-30
    days on market $159,000 Active 45 DOM
17. 2026-04-15
    listed $189,000 Active 635-char remark

    Show marketing remark (635 chars)

    Income-producing duplex offering a solid investment opportunity! This property features two well-maintained units, each with 2 bedrooms and 1 bathroom. Both sides include an attached carport along with a combination of hardwood flooring and luxury vinyl plank, providing durability and modern appeal. The property also features fenced backyard, adding to overall functionality and tenant appeal. With a practical layout and desirable features, this duplex is well-suited for consistent rental income and long-term investment potential. More properties available as part of a portfolio. Contact the listing agent for more information.

18. 2025-10-31
    historical
19. 2025-01-10
    price $246,500
20. 2024-09-09
    listed $249,500 Active
21. 2010-08-23
    soldstatus
22. 2010-08-10
    historical
23. 2010-07-22
    listed $19,900
24. 2006-12-27
    soldstatus
25. 2003-07-21
    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: $4,098 · $341/mo
• Projected year-2 tax: $4,098 · $341/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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $19,525
• − Mortgage interest: −$8,906
• − Property taxes: −$4,098
• − Insurance: −$795
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$4,625
• Taxable loss: −$2,024
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $1,012/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

+849.7% since first listed

9 events — show timeline

• 2026-04-15 Listed $189,000 NTREIS
• 2025-10-31 Listing Removed — NTREIS
• 2025-01-10 Price Changed $246,500 NTREIS
• 2024-09-09 Listed $249,500 NTREIS
• 2010-08-23 Sold (MLS) — NTREIS
• 2010-08-10 Listing Removed — NTREIS
• 2010-07-22 Listed $19,900 NTREIS
• 2006-12-27 Sold (Public Records) — Public Records
• 2003-07-21 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $4,098 · -4.1% YoY. Source: county tax records.