913 W Day St · Denison, TX 75020

$149,000

3 bd · 2.0 ba · 1,162 sqft · SingleFamily public records · 33 Days on market

Built 1930 7,492 sqft lot $128/sqft · 20% below area Est $198k · 25% under ↓ 15% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• 1% rule +4.8/10.0
• DSCR +4.5/10.0
• 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

Investment opportunity!! Tenants pay 1,345 a month and the lease ends September 2025. This property is a 3 bedroom 2 bathroom home with a carport and a brand new roof. The house was updated in recent years including new flooring throughout, updated bathrooms, and all new fixtures. The backyard is large and is fully fenced with a shed for storage. There is also a carport at the end of the concrete driveway. Will need a 48 hour notice to view the property. Please do not visit the property without an appointment. Buyers and Buyers agents verify all information

Key facts

• 7,492 sq ft lot
• Parking
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $42 ($502/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (1.9% below list).
• Recommended offer: $145k (3.0% 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.
• 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); 50% 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

• It's been on market 33 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1930 — 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: 0.98% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (median comp): $197,639
• List price: $149,000
• Delta: -24.61%
• 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
925 W Nelson St	0.15mi	3/2.0	1,168 (+0%)	1mo	$87,500	$75	91
1130 W Heron St	0.46mi	3/1.0	1,179 (+2%)	1mo	$207,000	$176	71
811 W Woodard St	0.56mi	2/2.0 (-1)	1,202 (+3%)	0mo	$199,000	$166	63
1107 W Hull St	0.23mi	2/1.0 (-1)	1,280 (+10%)	0mo	$135,000	$105	63
1231 W Main St	0.58mi	2/1.5 (-1)	1,203 (+4%)	4mo	$184,900	$154	57
917 W Sears St	0.70mi	3/1.0	1,197 (+3%)	3mo	$99,900	$83	56
1213 W Morgan St	0.35mi	3/1.0	1,336 (+15%)	1mo	$99,000	$74	54
829 W Sears St	0.70mi	2/1.0 (-1)	1,134 (-2%)	3mo	$159,000	$140	52
617 W Bullock St	0.70mi	3/1.0	1,236 (+6%)	4mo	$75,000	$61	50
1231 W Woodard St	0.64mi	2/1.0 (-1)	1,257 (+8%)	2mo	$150,000	$119	46
401 N Mirick Ave	0.75mi	3/2.0	1,313 (+13%)	1mo	$209,000	$159	43
531 W Bullock St	0.73mi	3/1.0	996 (-14%)	4mo	$159,900	$161	35

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: -18.0%
• Equity multiple: 0.39×
• Total profit: $-25,624
• Equity at exit: $22,216

10-year hold

• IRR: -17.9%
• Equity multiple: 0.16×
• Total profit: $-34,893
• Equity at exit: $12,883

Cash invested: $41,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$781
• Tax from tax record: −$270 /mo · $3,238/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $42

Break-even live

Break-even rent $1,409

Max offer price $149,000

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	43d	1	0.01mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	20d	1	0.10mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	43d	1	0.25mi
818 W Texas St Denison, TX	3.0	1.0	720	$1,100	$1.53	20d	1	0.27mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	20d	1	0.31mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	43d	1	0.31mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	20d	1	0.33mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	20d	1	0.34mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	43d	1	0.35mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	43d	1	0.36mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	20d	2	0.36mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	43d	1	0.39mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	43d	1	0.40mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	20d	1	0.41mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	20d	1	0.46mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	43d	1	0.46mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	20d	1	0.46mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	20d	1	0.46mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	20d	1	0.48mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	20d	1	0.56mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	20d	1	0.59mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	43d	1	0.59mi
224 W Hull St Unit A Denison, TX	2.0	1.0	743	$1,250	$1.68	43d	1	0.65mi
1225 W Hanna St Denison, TX	3.0	1.5	1500	$1,600	$1.07	43d	1	0.65mi
617 W Gandy St Unit 3 Denison, TX	2.0	2.0	750	$1,200	$1.60	43d	1	0.68mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	20d	1	0.69mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	20d	1	0.73mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	20d	1	0.76mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	43d	1	0.79mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	20d	2	0.83mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	43d	1	0.83mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	20d	1	0.86mi
120 E Monterey St Unit 120 Denison, TX	2.0	1.0	800	$900	$1.12	44d	1	0.89mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	43d	1	0.92mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	44d	1	0.97mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	20d	1	0.97mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	43d	1	0.98mi
313 E Nelson St Denison, TX	3.0	2.0	1279	$1,625	$1.27	20d	1	0.99mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	43d	1	1.00mi
514 N Rusk Ave Denison, TX	3.0	2.0	1173	$1,450	$1.24	43d	1	1.01mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $149,000 Pending 33 DOM
2. 2026-05-11
   historical
3. 2026-05-05
   price $149,000
4. 2026-04-22
   price $159,000
5. 2026-04-08
   listed $169,000 Active
6. 2024-11-01
   soldstatus Closed 570-char remark

   Show marketing remark (570 chars)

   Investment opportunity!! Tenants pay 1,345 a month and the lease ends September 2025. This property is a 3 bedroom 2 bathroom home with a carport and a brand new roof. The house was updated in recent years including new flooring throughout, updated bathrooms, and all new fixtures. The backyard is large and is fully fenced with a shed for storage. There is also a carport at the end of the concrete driveway. Will need a 48 hour notice to view the property. Please do not visit the property without an appointment. Buyers and Buyers agents verify all information

7. 2024-10-11
   status Pending 570-char remark

   Show marketing remark (570 chars)

   Investment opportunity!! Tenants pay 1,345 a month and the lease ends September 2025. This property is a 3 bedroom 2 bathroom home with a carport and a brand new roof. The house was updated in recent years including new flooring throughout, updated bathrooms, and all new fixtures. The backyard is large and is fully fenced with a shed for storage. There is also a carport at the end of the concrete driveway. Will need a 48 hour notice to view the property. Please do not visit the property without an appointment. Buyers and Buyers agents verify all information

8. 2024-10-03
   historical Active Option Contract 570-char remark

   Show marketing remark (570 chars)

   Investment opportunity!! Tenants pay 1,345 a month and the lease ends September 2025. This property is a 3 bedroom 2 bathroom home with a carport and a brand new roof. The house was updated in recent years including new flooring throughout, updated bathrooms, and all new fixtures. The backyard is large and is fully fenced with a shed for storage. There is also a carport at the end of the concrete driveway. Will need a 48 hour notice to view the property. Please do not visit the property without an appointment. Buyers and Buyers agents verify all information

9. 2024-09-26
   listed $149,900 Active 570-char remark

   Show marketing remark (570 chars)

   Investment opportunity!! Tenants pay 1,345 a month and the lease ends September 2025. This property is a 3 bedroom 2 bathroom home with a carport and a brand new roof. The house was updated in recent years including new flooring throughout, updated bathrooms, and all new fixtures. The backyard is large and is fully fenced with a shed for storage. There is also a carport at the end of the concrete driveway. Will need a 48 hour notice to view the property. Please do not visit the property without an appointment. Buyers and Buyers agents verify all information

10. 2024-04-16
    price $160,000
11. 2024-02-19
    status Active
12. 2024-02-12
    historical Active Option Contract
13. 2023-11-21
    listed $175,000 Active
14. 2015-10-16
    soldstatus
15. 2009-05-28
    soldstatus
16. 1999-04-05
    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: $3,238 · $270/mo
• Projected year-2 tax: $3,238 · $270/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,545
• − Mortgage interest: −$8,346
• − Property taxes: −$3,238
• − Insurance: −$745
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$4,335
• Taxable loss: −$1,925
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $964/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

-14.9% since first listed

15 events — show timeline

• 2026-05-11 Listing Removed — NTREIS
• 2026-05-05 Price Changed $149,000 NTREIS
• 2026-04-22 Price Changed $159,000 NTREIS
• 2026-04-08 Listed $169,000 NTREIS
• 2024-11-01 Sold (MLS) — NTREIS
• 2024-10-11 Pending — NTREIS
• 2024-10-03 Contingent — NTREIS
• 2024-09-26 Listed $149,900 NTREIS
• 2024-04-16 Price Changed $160,000 NTREIS
• 2024-02-19 Relisted — NTREIS
• 2024-02-12 Contingent — NTREIS
• 2023-11-21 Listed $175,000 NTREIS
• 2015-10-16 Sold (Public Records) — Public Records
• 2009-05-28 Sold (Public Records) — Public Records
• 1999-04-05 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,238 · +13.1% YoY. Source: county tax records.