1310 W Morton St · Denison, TX 75020

$125,000

2 bd · 1.0 ba · 1,289 sqft · SingleFamily public records · 182 Days on market

Built 1930 7,492 sqft lot $97/sqft · 27% below area Est $182k · 31% 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 +18.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +5.9/10.0
• 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

This charming Craftsman-style home offers the ideal blend of historic character and everyday convenience, centrally located near shopping, dining, and grocery stores. Begin your mornings with coffee on the inviting front porch before stepping inside to discover original hardwood floors and a sun-filled living room from all of the windows. At its heart is a striking wood-burning fireplace with gas plumbing, surrounded by intricate millwork that speaks to the craftsmanship of the 1930s. The kitchen has been thoughtfully updated with hazelnut-stained butcher-block countertops that complement the warm wood tones found throughout the home. The primary bedroom features two double windows and an ensuite bath with a tiled shower. The primary, secondary bedrooms, and rear bonus room feature newer laminate flooring installed three years ago. At the back of the home, the versatile bonus room offers flexibility as a home office or third bedroom with direct access to the backyard. Practical upgrades add peace of mind including new heating and air units with eight months remaining on the labor warranty and a remaining nine-year manufacturer warranty and a new PVC sewer line running to the alley. A rare find, the extended ribbon driveway provides ample parking with access from Morton Street all the way to the rear alley. Enjoy low utility bills this winter with gas heat! If I were a bear, this is where I would want to hibernate!

Key facts

• Craftsman style home
• Front porch
• Historic character

Tags

• CRAFTSMAN STYLE HOME
• HISTORIC CHARACTER
• FRONT PORCH
• WOOD BURNING FIREPLACE
• BUTCHER BLOCK COUNTERTOPS
• TILED SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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); 68% 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 $864 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 182 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask is 8861% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1930 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.14% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 7.3

CMA / ARV

• ARV (median comp): $181,803
• List price: $125,000
• Delta: -31.24%
• 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
1326 W Sears St	0.08mi	2/1.0	1,318 (+2%)	2mo	$118,900	$90	90
1231 W Woodard St	0.19mi	2/1.0	1,257 (-2%)	2mo	$150,000	$119	86
1612 W Bond St	0.29mi	2/2.0	1,273 (-1%)	1mo	$200,000	$157	80
1609 W Woodard St	0.32mi	3/2.0 (+1)	1,288 (-0%)	1mo	$239,900	$186	75
1328 W Woodard St	0.23mi	2/2.0	1,365 (+6%)	2mo	$149,000	$109	74
917 W Sears St	0.34mi	3/1.0 (+1)	1,197 (-7%)	3mo	$99,900	$83	65
1213 W Morgan St	0.53mi	3/1.0 (+1)	1,336 (+4%)	1mo	$99,000	$74	64
811 W Woodard St	0.48mi	2/2.0	1,202 (-7%)	0mo	$199,000	$166	62
829 W Sears St	0.41mi	2/1.0	1,134 (-12%)	3mo	$159,000	$140	59
401 N Mirick Ave	0.64mi	3/2.0 (+1)	1,313 (+2%)	1mo	$209,000	$159	57
728 W Walker St	0.52mi	3/2.0 (+1)	1,148 (-11%)	1mo	$189,000	$165	48
925 W Nelson St	0.67mi	3/2.0 (+1)	1,168 (-9%)	1mo	$87,500	$75	43

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-16,137
• Equity at exit: $18,638

10-year hold

• IRR: -10.6%
• Equity multiple: 0.46×
• Total profit: $-19,060
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$656
• Tax from tax record: −$290 /mo · $3,481/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $128

Break-even live

Break-even rent $1,263

Max offer price $125,000

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	21d	1	0.10mi
108 N Eddy Ave Denison, TX	1.0	1.0	882	$1,100	$1.25	43d	1	0.25mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	21d	1	0.27mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	43d	1	0.29mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	21d	1	0.31mi
1602 W Elm St Denison, TX	3.0	2.0	1141	$1,495	$1.31	43d	1	0.39mi
1721 W Walker St Denison, TX	2.0	1.0	1322	$1,400	$1.06	43d	1	0.42mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	43d	1	0.47mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	43d	1	0.47mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	21d	1	0.48mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	21d	1	0.51mi
900 W Chestnut St Denison, TX	3.0	2.0	1742	$1,695	$0.97	43d	1	0.51mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	43d	1	0.53mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,550	$1.29	21d	1	0.55mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,575	$1.31	43d	1	0.55mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	21d	1	0.59mi
1905 W Morton St #20 Denison, TX	2.0	1.5	1008	$1,250	$1.24	43d	1	0.60mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	43d	1	0.61mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	43d	1	0.67mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	21d	1	0.68mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	44d	1	0.68mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	21d	1	0.72mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.74mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	21d	1	0.75mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	43d	1	0.78mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	43d	1	0.81mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	43d	1	0.84mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	44d	1	0.85mi
401 W Elm St Denison, TX	3.0	2.5	1506	$1,850	$1.23	43d	1	0.87mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.88mi
1829 Ridgewood Rd Denison, TX	3.0	1.0	1040	$1,100	$1.06	43d	1	0.89mi
317 W Main St #203 Denison, TX	1.0	1.0	1000	$1,600	$1.60	43d	1	0.90mi
317 W Main St Unit 202 Denison, TX	1.0	1.0	1000	$1,700	$1.70	43d	1	0.90mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	21d	1	0.92mi
514 N Rusk Ave Denison, TX	3.0	2.0	1173	$1,450	$1.24	43d	1	0.92mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.93mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.93mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	43d	1	0.97mi
1012 S Maurice Ave Denison, TX	3.0	2.0	1600	$1,895	$1.18	43d	1	0.98mi
102 Lum Ln Unit 101 Denison, TX	3.0	2.0	1158	$1,600	$1.38	43d	1	1.00mi

Listing history 41 events

1. 2026-06-19
   days on market $125,000 Active 182 DOM
2. 2026-06-18
   days on market $125,000 Active 181 DOM
3. 2026-06-17
   days on market $125,000 Active 180 DOM
4. 2026-06-16
   days on market $125,000 Active 179 DOM
5. 2026-06-15
   days on market $125,000 Active 178 DOM
6. 2026-06-14
   days on market $125,000 Active 176 DOM
7. 2026-06-13
   days on market $125,000 Active 175 DOM
8. 2026-06-10
   days on market $125,000 Active 173 DOM
9. 2026-06-09
   days on market $125,000 Active 172 DOM
10. 2026-06-08
    days on market $125,000 Active 171 DOM
11. 2026-06-07
    days on market $125,000 Active 170 DOM
12. 2026-06-05
    days on market $125,000 Active 167 DOM
13. 2026-06-03
    days on market $125,000 Active 166 DOM
14. 2026-06-02
    days on market $125,000 Active 165 DOM
15. 2026-06-01
    days on market $125,000 Active 164 DOM
16. 2026-05-31
    days on market $125,000 Active 163 DOM
17. 2026-05-30
    days on market $125,000 Active 162 DOM
18. 2026-05-18
    price $129,900 1437-char remark

    Show marketing remark (1437 chars)

    This charming Craftsman-style home offers the ideal blend of historic character and everyday convenience, centrally located near shopping, dining, and grocery stores. Begin your mornings with coffee on the inviting front porch before stepping inside to discover original hardwood floors and a sun-filled living room from all of the windows. At its heart is a striking wood-burning fireplace with gas plumbing, surrounded by intricate millwork that speaks to the craftsmanship of the 1930s. The kitchen has been thoughtfully updated with hazelnut-stained butcher-block countertops that complement the warm wood tones found throughout the home. The primary bedroom features two double windows and an ensuite bath with a tiled shower. The primary, secondary bedrooms, and rear bonus room feature newer laminate flooring installed three years ago. At the back of the home, the versatile bonus room offers flexibility as a home office or third bedroom with direct access to the backyard. Practical upgrades add peace of mind including new heating and air units with eight months remaining on the labor warranty and a remaining nine-year manufacturer warranty and a new PVC sewer line running to the alley. A rare find, the extended ribbon driveway provides ample parking with access from Morton Street all the way to the rear alley. Enjoy low utility bills this winter with gas heat! If I were a bear, this is where I would want to hibernate!

19. 2026-04-27
    historical $1,350
20. 2026-04-16
    price $139,900 1437-char remark

    Show marketing remark (1437 chars)

    This charming Craftsman-style home offers the ideal blend of historic character and everyday convenience, centrally located near shopping, dining, and grocery stores. Begin your mornings with coffee on the inviting front porch before stepping inside to discover original hardwood floors and a sun-filled living room from all of the windows. At its heart is a striking wood-burning fireplace with gas plumbing, surrounded by intricate millwork that speaks to the craftsmanship of the 1930s. The kitchen has been thoughtfully updated with hazelnut-stained butcher-block countertops that complement the warm wood tones found throughout the home. The primary bedroom features two double windows and an ensuite bath with a tiled shower. The primary, secondary bedrooms, and rear bonus room feature newer laminate flooring installed three years ago. At the back of the home, the versatile bonus room offers flexibility as a home office or third bedroom with direct access to the backyard. Practical upgrades add peace of mind including new heating and air units with eight months remaining on the labor warranty and a remaining nine-year manufacturer warranty and a new PVC sewer line running to the alley. A rare find, the extended ribbon driveway provides ample parking with access from Morton Street all the way to the rear alley. Enjoy low utility bills this winter with gas heat! If I were a bear, this is where I would want to hibernate!

21. 2026-04-07
    price $1,350
22. 2026-04-02
    price $149,900 1437-char remark

    Show marketing remark (1437 chars)

    This charming Craftsman-style home offers the ideal blend of historic character and everyday convenience, centrally located near shopping, dining, and grocery stores. Begin your mornings with coffee on the inviting front porch before stepping inside to discover original hardwood floors and a sun-filled living room from all of the windows. At its heart is a striking wood-burning fireplace with gas plumbing, surrounded by intricate millwork that speaks to the craftsmanship of the 1930s. The kitchen has been thoughtfully updated with hazelnut-stained butcher-block countertops that complement the warm wood tones found throughout the home. The primary bedroom features two double windows and an ensuite bath with a tiled shower. The primary, secondary bedrooms, and rear bonus room feature newer laminate flooring installed three years ago. At the back of the home, the versatile bonus room offers flexibility as a home office or third bedroom with direct access to the backyard. Practical upgrades add peace of mind including new heating and air units with eight months remaining on the labor warranty and a remaining nine-year manufacturer warranty and a new PVC sewer line running to the alley. A rare find, the extended ribbon driveway provides ample parking with access from Morton Street all the way to the rear alley. Enjoy low utility bills this winter with gas heat! If I were a bear, this is where I would want to hibernate!

23. 2026-03-24
    listed $1,395
24. 2026-03-06
    price $155,000 1437-char remark

    Show marketing remark (1437 chars)

    This charming Craftsman-style home offers the ideal blend of historic character and everyday convenience, centrally located near shopping, dining, and grocery stores. Begin your mornings with coffee on the inviting front porch before stepping inside to discover original hardwood floors and a sun-filled living room from all of the windows. At its heart is a striking wood-burning fireplace with gas plumbing, surrounded by intricate millwork that speaks to the craftsmanship of the 1930s. The kitchen has been thoughtfully updated with hazelnut-stained butcher-block countertops that complement the warm wood tones found throughout the home. The primary bedroom features two double windows and an ensuite bath with a tiled shower. The primary, secondary bedrooms, and rear bonus room feature newer laminate flooring installed three years ago. At the back of the home, the versatile bonus room offers flexibility as a home office or third bedroom with direct access to the backyard. Practical upgrades add peace of mind including new heating and air units with eight months remaining on the labor warranty and a remaining nine-year manufacturer warranty and a new PVC sewer line running to the alley. A rare find, the extended ribbon driveway provides ample parking with access from Morton Street all the way to the rear alley. Enjoy low utility bills this winter with gas heat! If I were a bear, this is where I would want to hibernate!

25. 2026-01-26
    price $169,900 1437-char remark

    Show marketing remark (1437 chars)

    This charming Craftsman-style home offers the ideal blend of historic character and everyday convenience, centrally located near shopping, dining, and grocery stores. Begin your mornings with coffee on the inviting front porch before stepping inside to discover original hardwood floors and a sun-filled living room from all of the windows. At its heart is a striking wood-burning fireplace with gas plumbing, surrounded by intricate millwork that speaks to the craftsmanship of the 1930s. The kitchen has been thoughtfully updated with hazelnut-stained butcher-block countertops that complement the warm wood tones found throughout the home. The primary bedroom features two double windows and an ensuite bath with a tiled shower. The primary, secondary bedrooms, and rear bonus room feature newer laminate flooring installed three years ago. At the back of the home, the versatile bonus room offers flexibility as a home office or third bedroom with direct access to the backyard. Practical upgrades add peace of mind including new heating and air units with eight months remaining on the labor warranty and a remaining nine-year manufacturer warranty and a new PVC sewer line running to the alley. A rare find, the extended ribbon driveway provides ample parking with access from Morton Street all the way to the rear alley. Enjoy low utility bills this winter with gas heat! If I were a bear, this is where I would want to hibernate!

26. 2025-12-19
    listed $179,900 Active 1437-char remark

    Show marketing remark (1437 chars)

    This charming Craftsman-style home offers the ideal blend of historic character and everyday convenience, centrally located near shopping, dining, and grocery stores. Begin your mornings with coffee on the inviting front porch before stepping inside to discover original hardwood floors and a sun-filled living room from all of the windows. At its heart is a striking wood-burning fireplace with gas plumbing, surrounded by intricate millwork that speaks to the craftsmanship of the 1930s. The kitchen has been thoughtfully updated with hazelnut-stained butcher-block countertops that complement the warm wood tones found throughout the home. The primary bedroom features two double windows and an ensuite bath with a tiled shower. The primary, secondary bedrooms, and rear bonus room feature newer laminate flooring installed three years ago. At the back of the home, the versatile bonus room offers flexibility as a home office or third bedroom with direct access to the backyard. Practical upgrades add peace of mind including new heating and air units with eight months remaining on the labor warranty and a remaining nine-year manufacturer warranty and a new PVC sewer line running to the alley. A rare find, the extended ribbon driveway provides ample parking with access from Morton Street all the way to the rear alley. Enjoy low utility bills this winter with gas heat! If I were a bear, this is where I would want to hibernate!

27. 2023-11-16
    historical $1,295
28. 2023-11-04
    price $1,295
29. 2023-10-15
    listed $1,350
30. 2018-10-29
    soldstatus
31. 2018-05-01
    soldstatus
32. 2018-03-26
    historical
33. 2018-03-12
    listed $94,900
34. 2017-08-02
    historical
35. 2017-02-01
    listed $85,000 Active
36. 2016-12-22
    soldstatus Sold
37. 2016-11-08
    status Pending
38. 2016-10-28
    price $40,000
39. 2016-08-18
    listed $50,000 Active
40. 2006-12-18
    soldstatus
41. 1998-08-26
    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: $3,481 · $290/mo
• Projected year-2 tax: $3,481 · $290/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 20% 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: $17,092
• − Mortgage interest: −$7,002
• − Property taxes: −$3,481
• − Insurance: −$625
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$3,636
• Taxable loss: −$388
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $1,623/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

+159.8% since first listed

24 events — show timeline

• 2026-05-18 Price Changed $129,900 NTREIS
• 2026-04-27 Rental Removed $1,350 NTREIS
• 2026-04-16 Price Changed $139,900 NTREIS
• 2026-04-07 Price Changed $1,350 NTREIS
• 2026-04-02 Price Changed $149,900 NTREIS
• 2026-03-24 Listed for Rent $1,395 NTREIS
• 2026-03-06 Price Changed $155,000 NTREIS
• 2026-01-26 Price Changed $169,900 NTREIS
• 2025-12-19 Listed $179,900 NTREIS
• 2023-11-16 Rental Removed $1,295 BUILDIUM
• 2023-11-04 Price Changed $1,295 BUILDIUM
• 2023-10-15 Listed for Rent $1,350 BUILDIUM
• 2018-10-29 Sold (Public Records) — Public Records
• 2018-05-01 Sold (Public Records) — Public Records
• 2018-03-26 Listing Removed — NTREIS
• 2018-03-12 Listed $94,900 NTREIS
• 2017-08-02 Listing Removed — NTREIS
• 2017-02-01 Listed $85,000 NTREIS
• 2016-12-22 Sold (MLS) — NTREIS
• 2016-11-08 Pending — NTREIS
• 2016-10-28 Price Changed $40,000 NTREIS
• 2016-08-18 Listed $50,000 NTREIS
• 2006-12-18 Sold (Public Records) — Public Records
• 1998-08-26 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,481 · -3.6% YoY. Source: county tax records.