1006 Chase St · Denison, TX 75020

$90,000

2 bd · 1.0 ba · 823 sqft · SingleFamily public records · 36 Days on market

Built 1940 6,578 sqft lot Est $144k · 38% under

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Why this score? — see what drove the B 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Investor special with endless potential! Situated on a beautiful lot shaded by mature trees, this 3-bedroom, 1-bath home is ready for its next chapter. Whether you’re looking for your next renovation project, rental investment, or a lot to build something brand new, this property offers incredible opportunity. Inside, the home features a spacious layout with great flow and solid bones, just waiting for the right vision and updates to bring it back to life. With plenty of room to reimagine the space, this property could become a charming rental, flip project, or future custom homesite. Being sold as-is, this is a great chance to invest in a property with potential and possibilities!

Key facts

• Solid bones
• Great flow
• Beautiful lot

Tags

• BEAUTIFUL LOT
• MATURE TREES
• SPACIOUS LAYOUT
• SOLID BONES
• GREAT FLOW
• INCREDIBLE OPPORTUNITY

Property features AI

Finance

• Financial info: Listing accepts cash, conventional, FHA, and VA financing
• HOA & community: No HOA/association

Exterior

• Parking: Driveway parking; On-street parking; Open parking (no garage or covered spaces)
• Security: Security lights
• Utilities: City water (individual water meter); City sewer (sewer available); Individual gas meter; Electricity available and connected; Overhead utilities; Phone available; All-weather road access; Gravel/rock
• Home design: Single-family residence; One story; Property faces unspecified direction
• Construction: Built in 1940; Construction: concrete, metal siding, rock/stone, stucco, and wood; Pillar/post/pier foundation; Composition/shingle roof
• Exterior features: Covered front porch and patio; Covered porch(es); Patio; Exterior lighting; Landscaped yard; Large backyard with grass; Many trees; Interior lot

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Gas range; Built-in cabinets
• Bedrooms: 2 bedrooms (both on the main level); Primary bedroom on the main level
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank; Tile
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Central heating (natural gas); Electric heating available; Ceiling fan(s); Window unit(s) for cooling
• Interior features: Open floorplan; Eat-in kitchen; Decorative lighting; Walk-in closet(s); One living area; One dining area; 6 total rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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+, amenities F, commute 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.
• Zoned schools: Hyde Park El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 465 students, 54% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents flat; 485 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $622 of loan paydown is wiped out by about $3k 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 ($87k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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 1940 — 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 $87,300 (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 1940 — 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: 1.37% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.26%
• DSCR: 1.63
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $144,025
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
933 W Ford St	0.06mi	2/1.0	910 (+11%)	8mo	$160,000	$176	73
907 W Ford St	0.13mi	3/1.0 (+1)	846 (+3%)	13mo	$149,900	$177	73
1531 S Chandler Ave	0.37mi	2/1.0	806 (-2%)	11mo	$154,000	$191	70
1050 Star St	0.47mi	2/1.0	840 (+2%)	10mo	$129,000	$154	67
629 W Hanna St	0.50mi	2/1.0	801 (-3%)	12mo	$125,000	$156	62
1108 W Hanna St	0.34mi	2/1.0	901 (+10%)	9mo	$158,000	$175	61
1023 W Bullock St	0.29mi	3/1.0 (+1)	900 (+9%)	7mo	$120,500	$134	60
1105 Woodlawn Blvd	0.75mi	2/1.0	804 (-2%)	6mo	$135,000	$168	56
513 W Bullock St	0.57mi	1/1.0 (-1)	792 (-4%)	9mo	$55,000	$69	55
401 W Acheson St	0.75mi	2/1.0	868 (+6%)	11mo	$165,000	$190	47
514 W Baker St	0.63mi	2/2.0	896 (+9%)	11mo	$175,000	$195	43
905 Thatcher St	0.56mi	3/2.0 (+1)	936 (+14%)	1mo	$149,000	$159	41

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $986
• Equity at exit: $13,419

10-year hold

• IRR: 7.3%
• Equity multiple: 1.47×
• Total profit: $11,885
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$472
• Tax from tax record: −$164 /mo · $1,964/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $299

Break-even live

Break-even rent $852

Max offer price $90,000

Occupancy floor 71%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 Rice St Unit 102 Denison, TX	2.0	2.0	1013	$1,125	$1.11	44d	1	0.25mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	21d	1	0.33mi
2400 S Barrett Ave Denison, TX	3.0	2.0	1090	$1,349	$1.24	44d	1	0.37mi
615 W Coffin St Denison, TX	2.0	1.0	800	$1,250	$1.56	21d	1	0.39mi
818 W Texas St Denison, TX	3.0	1.0	720	$1,100	$1.53	21d	1	0.74mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	44d	1	0.77mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	21d	2	0.80mi
912 S Armstrong st. / 731 W. Hull AVE Denison, TX	2.0	1.0	580	$849	$1.46	21d	1	0.85mi
701 W Hull St Denison, TX	2.0	1.0	637	$1,100	$1.73	44d	1	0.88mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	44d	1	0.92mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	21d	2	0.96mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	44d	1	0.96mi
224 W Hull St Unit B Denison, TX	1.0	1.0	743	$999	$1.34	44d	1	1.05mi
224 W Hull St Unit A Denison, TX	2.0	1.0	743	$1,250	$1.68	44d	1	1.05mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	44d	1	1.07mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	21d	1	1.08mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	21d	1	1.09mi
120 E Monterey St Unit 120 Denison, TX	2.0	1.0	800	$900	$1.12	44d	1	1.11mi
105 E Hull St Denison, TX	1.0	1.0	700	$1,200	$1.71	44d	1	1.19mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	21d	1	1.23mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	44d	1	1.26mi
817 W Owing St Denison, TX	1.0	1.0	700	$800	$1.14	21d	1	1.26mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	44d	1	1.28mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	21d	1	1.30mi
310 S Barrett Ave #101 Denison, TX	1.0	1.0	627	$775	$1.24	21d	1	1.31mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	21d	1	1.33mi
505 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	44d	1	1.39mi
507 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	44d	1	1.40mi
108 N Eddy Ave Denison, TX	1.0	1.0	882	$1,100	$1.25	44d	1	1.48mi

Listing history 44 events

1. 2026-06-19
   days on market $90,000 Active 36 DOM
2. 2026-06-18
   days on market $90,000 Active 35 DOM
3. 2026-06-17
   days on market $90,000 Active 34 DOM
4. 2026-06-16
   days on market $90,000 Active 33 DOM
5. 2026-06-15
   days on market $90,000 Active 32 DOM
6. 2026-06-14
   days on market $90,000 Active 30 DOM
7. 2026-06-13
   days on market $90,000 Active 29 DOM
8. 2026-06-10
   days on market $90,000 Active 27 DOM
9. 2026-06-09
   days on market $90,000 Active 26 DOM
10. 2026-06-08
    days on market $90,000 Active 25 DOM
11. 2026-06-07
    days on market $90,000 Active 24 DOM
12. 2026-06-05
    days on market $90,000 Active 21 DOM
13. 2026-06-03
    days on market $90,000 Active 20 DOM
14. 2026-06-02
    days on market $90,000 Active 19 DOM
15. 2026-06-01
    days on market $90,000 Active 18 DOM
16. 2026-05-31
    days on market $90,000 Active 17 DOM
17. 2026-05-30
    days on market $90,000 Active 16 DOM
18. 2026-05-14
    listed $90,000 Active
19. 2021-09-30
    historical
20. 2021-08-19
    listed $99,000 Active
21. 2021-06-23
    soldstatus
22. 2020-08-16
    historical
23. 2020-07-30
    price $95,000
24. 2020-07-24
    listed $97,500 Active
25. 2020-06-08
    soldstatus
26. 2020-06-05
    soldstatus Sold
27. 2020-05-31
    status Pending
28. 2020-05-21
    historical Active Option Contract
29. 2020-05-17
    price $34,500
30. 2020-03-12
    status Active
31. 2020-03-05
    historical Active Option Contract
32. 2020-02-11
    listed $38,500 Active
33. 2019-12-16
    soldstatus Sold
34. 2019-09-18
    status Pending
35. 2019-09-13
    historical Active Option Contract
36. 2019-08-18
    price $40,000
37. 2019-07-29
    listed $45,000 Active
38. 2018-06-14
    soldstatus
39. 2018-06-14
    soldstatus
40. 2018-06-11
    soldstatus Sold
41. 2018-04-26
    status Pending
42. 2018-04-18
    historical Active Option Contract
43. 2018-03-26
    listed $32,000 Active
44. 2000-04-13
    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: $1,964 · $164/mo
• Projected year-2 tax: $1,964 · $164/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 19% 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: $14,773
• − Mortgage interest: −$5,041
• − Property taxes: −$1,964
• − Insurance: −$450
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,618
• Taxable income: $2,335
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $3,032/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

+181.2% since first listed

27 events — show timeline

• 2026-05-14 Listed $90,000 NTREIS
• 2021-09-30 Listing Removed — NTREIS
• 2021-08-19 Listed $99,000 NTREIS
• 2021-06-23 Sold (Public Records) — Public Records
• 2020-08-16 Listing Removed — NTREIS
• 2020-07-30 Price Changed $95,000 NTREIS
• 2020-07-24 Listed $97,500 NTREIS
• 2020-06-08 Sold (Public Records) — Public Records
• 2020-06-05 Sold (MLS) — NTREIS
• 2020-05-31 Pending — NTREIS
• 2020-05-21 Contingent — NTREIS
• 2020-05-17 Price Changed $34,500 NTREIS
• 2020-03-12 Relisted — NTREIS
• 2020-03-05 Contingent — NTREIS
• 2020-02-11 Listed $38,500 NTREIS
• 2019-12-16 Sold (MLS) — NTREIS
• 2019-09-18 Pending — NTREIS
• 2019-09-13 Contingent — NTREIS
• 2019-08-18 Price Changed $40,000 NTREIS
• 2019-07-29 Listed $45,000 NTREIS
• 2018-06-14 Sold (Public Records) — Public Records
• 2018-06-14 Sold (Public Records) — Public Records
• 2018-06-11 Sold (MLS) — NTREIS
• 2018-04-26 Pending — NTREIS
• 2018-04-18 Contingent — NTREIS
• 2018-03-26 Listed $32,000 NTREIS
• 2000-04-13 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,964 · -3.9% YoY. Source: county tax records.