625 E Acheson St · Denison, TX 75021

$119,500

1 bd · 1.0 ba · 646 sqft · SingleFamily public records · 137 Days on market

Built 1935 5,184 sqft lot $185/sqft · 41% above area Est $87k · 37% over ↓ 3% since listing

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Why this score? — see what drove the D 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 +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated 1 bed 1 bath home in the heart of Denison! Large yard with large mature trees and large workshop (garage) in the back. Can park your cars or just your weekend toys. New fixtures, granite countertops. Vinyl flooring throughout! Come see - won't last long at this price!

Key facts

• Vinyl flooring
• Large mature trees
• Large yard

Tags

• LARGE YARD
• LARGE MATURE TREES
• LARGE WORKSHOP
• GRANITE COUNTERTOPS
• VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $118k (1.5% below list).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.9% 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: Lamar El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 478 students, 70% FRL); Henry Scott Middle (math 36% / reading 48%, grade D-, #572 of 1,662 statewide, top 36%, 749 students, 66% FRL); Denison H S (math 53% / reading 53%, grade C-, #437 of 1,632 statewide, top 27%, 1,310 students, 58% FRL).
• Market conditions: 168 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).
• This rent is only 17% of the median local income ($83k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $826 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 137 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1935 — 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 $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (median comp): $87,409
• List price: $119,500
• Delta: 36.71%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
631 E Murray St	0.06mi	2/1.0 (+1)	688 (+6%)	14mo	$148,000	$215	70
1616 S Lyndana Dr	0.17mi	2/1.0 (+1)	720 (+12%)	20mo	$123,000	$171	52
125 E Munson St	0.64mi	1/1.0	672 (+4%)	15mo	$15,000	$22	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-10,418
• Equity at exit: $17,818

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,436
• Equity at exit: $10,332

Cash invested: $33,460 (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 75021

• Home prices YoY: -17.3%
• Active inventory: 168
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$627
• Tax from tax record: −$113 /mo · $1,360/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $141

Break-even live

Break-even rent $1,000

Max offer price $119,500

Occupancy floor 83%

Sensitivity live

Price	-10% $208	-5% $174	+0% $141	+5% $107	+10% $73
Rent	-10% $48	-5% $94	+0% $141	+5% $187	+10% $234
Rate	-1.0pp $201	-0.5pp $171	base $141	+0.5pp $110	+1.0pp $78

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
631 E Murray St Denison, TX	2.0	1.0	688	$1,375	$2.00	45d	1	0.08mi
105 E Hull St Denison, TX	1.0	1.0	700	$1,200	$1.71	45d	1	0.65mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$850	$1.00	23d	2	0.74mi
225 W Monterey St Unit A Denison, TX	1.0	1.0	400	$775	$1.94	23d	1	0.75mi
224 W Hull St Unit A Denison, TX	2.0	1.0	743	$1,250	$1.68	45d	1	0.79mi
224 W Hull St Unit B Denison, TX	1.0	1.0	743	$999	$1.34	45d	1	0.79mi
701 W Hull St Denison, TX	2.0	1.0	637	$1,100	$1.73	45d	1	1.18mi
912 S Armstrong st. / 731 W. Hull AVE Denison, TX	2.0	1.0	580	$849	$1.46	23d	1	1.24mi
310 S Barrett Ave #101 Denison, TX	1.0	1.0	627	$775	$1.24	23d	1	1.36mi
817 W Owing St Denison, TX	1.0	1.0	700	$800	$1.14	23d	1	1.47mi

Listing history 24 events

1. 2026-06-22
   days on market $119,500 Active 137 DOM
2. 2026-06-19
   days on market $119,500 Active 135 DOM
3. 2026-06-18
   days on market $119,500 Active 134 DOM
4. 2026-06-17
   days on market $119,500 Active 133 DOM
5. 2026-06-16
   days on market $119,500 Active 132 DOM
6. 2026-06-15
   days on market $119,500 Active 131 DOM
7. 2026-06-14
   days on market $119,500 Active 129 DOM
8. 2026-06-13
   days on market $119,500 Active 128 DOM
9. 2026-06-10
   days on market $119,500 Active 126 DOM
10. 2026-06-09
    days on market $119,500 Active 125 DOM
11. 2026-06-08
    days on market $119,500 Active 124 DOM
12. 2026-06-07
    days on market $119,500 Active 123 DOM
13. 2026-06-05
    days on market $119,500 Active 120 DOM
14. 2026-06-03
    days on market $119,500 Active 119 DOM
15. 2026-06-02
    days on market $119,500 Active 118 DOM
16. 2026-06-01
    days on market $119,500 Active 117 DOM
17. 2026-05-31
    days on market $119,500 Active 116 DOM
18. 2026-05-30
    days on market $119,500 Active 115 DOM
19. 2026-03-29
    price $119,500 293-char remark

    Show marketing remark (293 chars)

    Beautifully updated 1 bed 1 bath home in the heart of Denison! Large yard with large mature trees and large workshop (garage) in the back. Can park your cars or just your weekend toys. New fixtures, granite countertops. Vinyl flooring throughout! Come see - won't last long at this price!

20. 2026-02-20
    status Active 293-char remark

    Show marketing remark (293 chars)

    Beautifully updated 1 bed 1 bath home in the heart of Denison! Large yard with large mature trees and large workshop (garage) in the back. Can park your cars or just your weekend toys. New fixtures, granite countertops. Vinyl flooring throughout! Come see - won't last long at this price!

21. 2026-01-23
    listed $123,500 Active 293-char remark

    Show marketing remark (293 chars)

    Beautifully updated 1 bed 1 bath home in the heart of Denison! Large yard with large mature trees and large workshop (garage) in the back. Can park your cars or just your weekend toys. New fixtures, granite countertops. Vinyl flooring throughout! Come see - won't last long at this price!

22. 2023-09-13
    soldstatus
23. 2008-10-20
    soldstatus
24. 2006-11-29
    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: $1,360 · $113/mo
• Projected year-2 tax: $2,187 · $182/mo
• Expected delta: +$827/yr (+$69/mo · 60.8%)

ⓘ 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 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: $14,132
• − Mortgage interest: −$6,694
• − Property taxes: −$1,360
• − Insurance: −$598
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,476
• Taxable loss: −$257
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $1,748/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): 9,173
• Household income: $83,067
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 124.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 9% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Iranian 3% Italian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

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: ▼ -59.91%
• Current HPI: 285.7502
• Rent YoY: —
• 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

-3.2% since first listed

6 events — show timeline

• 2026-03-29 Price Changed $119,500 NTREIS
• 2026-02-20 Relisted — NTREIS
• 2026-01-23 Listed $123,500 NTREIS
• 2023-09-13 Sold (Public Records) — Public Records
• 2008-10-20 Sold (Public Records) — Public Records
• 2006-11-29 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,360 · -3.1% YoY. Source: county tax records.