1107 W Hull St · Denison, TX 75020

$135,000

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 34 Days on market

Built 1948 0.29 ac lot $105/sqft · 34% below area Est $205k · 34% 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).

• Cash flow +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.5/10.0
• 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

Just minutes from downtown Denison, this property offers a rare opportunity to transform something special. Sitting on more than 1 lot which is beautifully treed, the setting feels like a private oasis with a spacious fenced backyard. The home itself is ready for a full renovation and is priced accordingly and will be sold in as is condition. Inside, you’ll find 2 bedrooms, 1 bathroom, an eat-in kitchen and a bright living room filled with natural light. Much of the home features original wood flooring that could truly shine again with refinishing. At the back of the home, a versatile bonus space with a sliding glass door opens to the backyard which is ideal for a home office, hobby area or potential third bedroom. Currently used as a music room, it adds extra functionality to the layout. Whether you're an investor or a buyer with vision, this property offers location, lot size, and potential that’s hard to find.

Key facts

• Full renovation
• Sliding glass door
• 0.29 acre lot

Tags

• SPACIOUS FENCED BACKYARD
• FULL RENOVATION
• ORIGINAL WOOD FLOORING
• VERSATILE BONUS SPACE
• SLIDING GLASS DOOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $933 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

• It's been on market 34 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 1948 — 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1948 — 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: 1.05% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 7.9

CMA / ARV

• ARV (median comp): $205,204
• List price: $135,000
• Delta: -34.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 W Hull St	0.00mi	2/1.0	1,280 (0%)	0mo	$135,000	$105	100
1029 W Hull St	0.05mi	3/2.0 (+1)	1,375 (+7%)	1mo	$230,000	$167	76
1213 W Morgan St	0.38mi	3/1.0 (+1)	1,336 (+4%)	1mo	$99,000	$74	69
1130 W Heron St	0.26mi	3/1.0 (+1)	1,179 (-8%)	1mo	$207,000	$176	69
1231 W Woodard St	0.71mi	2/1.0	1,257 (-2%)	2mo	$150,000	$119	62
925 W Nelson St	0.33mi	3/2.0 (+1)	1,168 (-9%)	1mo	$87,500	$75	60
700 W Monterey St	0.42mi	2/1.5	1,445 (+13%)	2mo	$292,000	$202	55
621 W Brock St	0.71mi	3/1.0 (+1)	1,350 (+6%)	1mo	$160,000	$119	52
614 W Owings St	0.60mi	2/1.0	1,422 (+11%)	2mo	$90,000	$63	52
1328 W Woodard St	0.70mi	2/2.0	1,365 (+7%)	2mo	$149,000	$109	50
1311 W Woodard St	0.72mi	3/1.0 (+1)	1,344 (+5%)	4mo	$78,000	$58	50
326 W Day St	0.69mi	3/2.0 (+1)	1,406 (+10%)	0mo	$265,000	$188	42

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: -13.8%
• Equity multiple: 0.52×
• Total profit: $-18,212
• Equity at exit: $20,129

10-year hold

• IRR: -11.0%
• Equity multiple: 0.43×
• Total profit: $-21,536
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$708
• Tax from tax record: −$237 /mo · $2,849/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $121

Break-even live

Break-even rent $1,268

Max offer price $135,000

Occupancy floor 86%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	43d	1	0.09mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	20d	1	0.20mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	43d	1	0.22mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	20d	1	0.22mi
1012 S Maurice Ave Denison, TX	3.0	2.0	1600	$1,895	$1.18	43d	1	0.30mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	43d	1	0.31mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	20d	1	0.40mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	43d	1	0.43mi
1225 W Hanna St Denison, TX	3.0	1.5	1500	$1,600	$1.07	43d	1	0.46mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	20d	1	0.53mi
900 W Chestnut St Denison, TX	3.0	2.0	1742	$1,695	$0.97	43d	1	0.57mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	20d	1	0.60mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	43d	1	0.61mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	43d	1	0.62mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	20d	1	0.63mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	20d	1	0.64mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	20d	1	0.64mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	20d	1	0.64mi
108 N Eddy Ave Denison, TX	1.0	1.0	882	$1,100	$1.25	43d	1	0.65mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	20d	1	0.66mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	43d	1	0.67mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	20d	1	0.67mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	20d	1	0.68mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	43d	1	0.74mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	20d	1	0.74mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	20d	1	0.83mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	20d	2	0.88mi
317 W Main St Unit 202 Denison, TX	1.0	1.0	1000	$1,700	$1.70	43d	1	0.95mi
317 W Main St #203 Denison, TX	1.0	1.0	1000	$1,600	$1.60	43d	1	0.95mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	43d	1	0.97mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	43d	1	0.98mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	43d	1	0.99mi
811 W Coffin St Denison, TX	3.0	2.5	1422	$1,600	$1.13	43d	1	1.02mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	20d	1	1.04mi
1021 Rice St Unit 102 Denison, TX	2.0	2.0	1013	$1,125	$1.11	43d	1	1.05mi
2400 S Barrett Ave Denison, TX	3.0	2.0	1090	$1,349	$1.24	43d	1	1.09mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	44d	1	1.13mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	43d	1	1.18mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	43d	1	1.18mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	44d	1	1.18mi

Listing history 7 events

1. 2026-05-16
   historical Active Option Contract 941-char remark

   Show marketing remark (941 chars)

   Just minutes from downtown Denison, this property offers a rare opportunity to transform something special. Sitting on more than 1 lot which is beautifully treed, the setting feels like a private oasis with a spacious fenced backyard. The home itself is ready for a full renovation and is priced accordingly and will be sold in as is condition. Inside, you’ll find 2 bedrooms, 1 bathroom, an eat-in kitchen and a bright living room filled with natural light. Much of the home features original wood flooring that could truly shine again with refinishing. At the back of the home, a versatile bonus space with a sliding glass door opens to the backyard which is ideal for a home office, hobby area or potential third bedroom. Currently used as a music room, it adds extra functionality to the layout. Whether you're an investor or a buyer with vision, this property offers location, lot size, and potential that’s hard to find.

2. 2026-04-19
   listed $135,000 Active 941-char remark

   Show marketing remark (941 chars)

   Just minutes from downtown Denison, this property offers a rare opportunity to transform something special. Sitting on more than 1 lot which is beautifully treed, the setting feels like a private oasis with a spacious fenced backyard. The home itself is ready for a full renovation and is priced accordingly and will be sold in as is condition. Inside, you’ll find 2 bedrooms, 1 bathroom, an eat-in kitchen and a bright living room filled with natural light. Much of the home features original wood flooring that could truly shine again with refinishing. At the back of the home, a versatile bonus space with a sliding glass door opens to the backyard which is ideal for a home office, hobby area or potential third bedroom. Currently used as a music room, it adds extra functionality to the layout. Whether you're an investor or a buyer with vision, this property offers location, lot size, and potential that’s hard to find.

3. 2021-05-18
   soldstatus Sold 702-char remark

   Show marketing remark (702 chars)

   Great fixer upper near fabulous downtown Denison. Built in 1948 with large rooms and old school quality construction, this charmer is ready to fix er up! Updates needed but just imagine the value once renovated. Huge backyard ls perfect for entertaining, family fun and more. The yards are multi-level with lots of pretty native trees. ... PROPERT SELLING BY GUARDIANSHIP OF ESTATE and MAY TAKE 45 DAYS OR MORE TO CLOSE... SELLER WILL NOT PAY TITLE POLICY, SURVEY OR RESIDENTIAL SERVICE CONTRACT... NO SELLER'S DISCLOSURE NOTICE. ... RED RIVER TITLE COMPANY ONLY, 903-868-4446! EMAIL OFFERS TO [email protected] Please put CONVEYANCE BY SPECIAL WARRANTY DEED in special provisions on offers.

4. 2021-05-18
   soldstatus

   Show marketing remark (702 chars)

   Great fixer upper near fabulous downtown Denison. Built in 1948 with large rooms and old school quality construction, this charmer is ready to fix er up! Updates needed but just imagine the value once renovated. Huge backyard ls perfect for entertaining, family fun and more. The yards are multi-level with lots of pretty native trees. ... PROPERT SELLING BY GUARDIANSHIP OF ESTATE and MAY TAKE 45 DAYS OR MORE TO CLOSE... SELLER WILL NOT PAY TITLE POLICY, SURVEY OR RESIDENTIAL SERVICE CONTRACT... NO SELLER'S DISCLOSURE NOTICE. ... RED RIVER TITLE COMPANY ONLY, 903-868-4446! EMAIL OFFERS TO [email protected] Please put CONVEYANCE BY SPECIAL WARRANTY DEED in special provisions on offers.

5. 2021-03-30
   status Pending 702-char remark

   Show marketing remark (702 chars)

   Great fixer upper near fabulous downtown Denison. Built in 1948 with large rooms and old school quality construction, this charmer is ready to fix er up! Updates needed but just imagine the value once renovated. Huge backyard ls perfect for entertaining, family fun and more. The yards are multi-level with lots of pretty native trees. ... PROPERT SELLING BY GUARDIANSHIP OF ESTATE and MAY TAKE 45 DAYS OR MORE TO CLOSE... SELLER WILL NOT PAY TITLE POLICY, SURVEY OR RESIDENTIAL SERVICE CONTRACT... NO SELLER'S DISCLOSURE NOTICE. ... RED RIVER TITLE COMPANY ONLY, 903-868-4446! EMAIL OFFERS TO [email protected] Please put CONVEYANCE BY SPECIAL WARRANTY DEED in special provisions on offers.

6. 2021-03-18
   listed $75,000 Active 702-char remark

   Show marketing remark (702 chars)

   Great fixer upper near fabulous downtown Denison. Built in 1948 with large rooms and old school quality construction, this charmer is ready to fix er up! Updates needed but just imagine the value once renovated. Huge backyard ls perfect for entertaining, family fun and more. The yards are multi-level with lots of pretty native trees. ... PROPERT SELLING BY GUARDIANSHIP OF ESTATE and MAY TAKE 45 DAYS OR MORE TO CLOSE... SELLER WILL NOT PAY TITLE POLICY, SURVEY OR RESIDENTIAL SERVICE CONTRACT... NO SELLER'S DISCLOSURE NOTICE. ... RED RIVER TITLE COMPANY ONLY, 903-868-4446! EMAIL OFFERS TO [email protected] Please put CONVEYANCE BY SPECIAL WARRANTY DEED in special provisions on offers.

7. 1960-02-15
   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: $2,849 · $237/mo
• Projected year-2 tax: $2,849 · $237/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $17,050
• − Mortgage interest: −$7,562
• − Property taxes: −$2,849
• − Insurance: −$675
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$3,927
• Taxable loss: −$691
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $1,616/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

+80.0% since first listed

7 events — show timeline

• 2026-05-16 Contingent — NTREIS
• 2026-04-19 Listed $135,000 NTREIS
• 2021-05-18 Sold (Public Records) — Public Records
• 2021-05-18 Sold (MLS) — NTREIS
• 2021-03-30 Pending — NTREIS
• 2021-03-18 Listed $75,000 NTREIS
• 1960-02-15 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,849 · +0.1% YoY. Source: county tax records.