0000 W Texas St · Denison, TX 75020

$152,500

2 bd · 1.0 ba · 1,298 sqft · Condo · 215 Days on market

Built 1920 ↓ 2% since listing

---

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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• 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

Welcome to this well-maintained, charming home in the heart of Denison! This lovely 2-bedroom, 1-bathroom property offers comfortable living spaces and a fantastic outdoor area. Step inside to discover the warmth and character of original wood flooring that flows throughout the main living and dining areas. Flexibility in functionality and decorating with open areas, and the home features some new paint, offering a bright and move-in ready feel. A flexible bonus room provides extra space that can easily function as a nursery, a spacious walk-in closet, a home office, or a quiet reading nook – customize it to fit your needs! Enjoy the convenience of a large utility room with ample spac

Key facts

• Covered porch
• Alley access
• Flexible bonus room

Tags

• ORIGINAL WOOD FLOORING
• FLEXIBLE BONUS ROOM
• LARGE UTILITY ROOM
• FULLY FENCED BACKYARD
• COVERED PORCH
• ALLEY ACCESS

Property features AI

Finance

• Financial info: Listing terms include Cash and Conventional
• HOA & community: No HOA; community features include curbs

Exterior

• Parking: Common parking
• Security: Smoke detector(s)
• Utilities: Curbs; Sewer available; Municipal utility district: No
• Home design: Single family residence; Residential property; Property attached: Yes; Entry level: One story; Year built: 1920
• Construction: Board & batten siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch and covered deck; Awnings; Front porch; Chain link fencing; Interior lot, cleared with few trees; Road frontage on a city street with asphalt surface

Interior

• Kitchen: Eat-in kitchen with breakfast bar and room for a freezer; Appliances: Electric range, refrigerator
• Bedrooms: Primary bedroom (Level 1) — approx. 12 x 11; Additional bedroom (Level 1) — approx. 10 x 13
• Flooring: Hardwood; Linoleum; Wood
• Bathrooms: 1 full bathroom (Primary bathroom features built-in cabinets and Corian-type countertop)
• Heating & cooling: Cooling: Window unit(s); Heating: Propane and space heater
• Interior features: Built-in features and natural woodwork; Cable TV available; Chandelier and decorative lighting; Eat-in kitchen; High-speed internet available; Wainscoting; One living area and one dining area; Room count: 8; Levels: One
• Laundry & utility: Separate utility room (Level 1) — approx. 11 x 9; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $152k.

Deal economics

• At list price, monthly cash flow is $65 ($776/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 $142k (7.2% below list).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: Houston El (math 47% / reading 42%, grade F, #1,155 of 4,322 statewide, top 29%, 286 students, 74% 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: Rents flat; 492 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $5k 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 215 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $134,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.42×
• Total profit: $-24,656
• Equity at exit: $22,738

10-year hold

• IRR: -15.2%
• Equity multiple: 0.25×
• Total profit: $-31,874
• Equity at exit: $13,185

Cash invested: $42,700 (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: 492
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$800
• Tax est. 1.5%: −$191 /mo · $2,288/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $65

Break-even live

Break-even rent $1,334

Max offer price $152,500

Occupancy floor 90%

Sensitivity live

Price	-10% $170	-5% $117	+0% $65	+5% $12	+10% $-41
Rent	-10% $-47	-5% $9	+0% $65	+5% $121	+10% $176
Rate	-1.0pp $141	-0.5pp $103	base $65	+0.5pp $25	+1.0pp $-15

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	23d	1	0.19mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	23d	1	0.20mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	46d	1	0.22mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	46d	1	0.40mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	46d	1	0.42mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	23d	1	0.43mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	23d	2	0.45mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	46d	1	0.45mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	46d	1	0.46mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	23d	1	0.50mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	23d	1	0.52mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	46d	1	0.52mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	23d	1	0.55mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	23d	1	0.57mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	23d	1	0.58mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	46d	1	0.58mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	23d	1	0.58mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	46d	1	0.63mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	46d	1	0.64mi
900 W Chestnut St Denison, TX	3.0	2.0	1742	$1,695	$0.97	46d	1	0.65mi
809 S Travis Ave Denison, TX	3.0	2.0	1490	$1,595	$1.07	46d	1	0.69mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	23d	1	0.70mi
317 W Main St #203 Denison, TX	1.0	1.0	1000	$1,600	$1.60	46d	1	0.71mi
317 W Main St Unit 202 Denison, TX	1.0	1.0	1000	$1,700	$1.70	46d	1	0.71mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	23d	1	0.71mi
313 E Nelson St Denison, TX	3.0	2.0	1279	$1,625	$1.27	23d	1	0.71mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	46d	1	0.73mi
1225 W Hanna St Denison, TX	3.0	1.5	1500	$1,600	$1.07	46d	1	0.74mi
327-329 E Nelson St #329 Denison, TX	3.0	2.0	1382	$1,625	$1.18	46d	1	0.76mi
1309 S 5th Ave Unit 1311 Denison, TX	3.0	2.5	1224	$1,350	$1.10	46d	1	0.81mi
1309 S 5th Ave #1309 Denison, TX	3.0	2.5	1224	$1,325	$1.08	46d	1	0.81mi
1309 S 5th Ave Denison, TX	3.0	2.5	1224	$1,375	$1.12	46d	1	0.81mi
1012 S Maurice Ave Denison, TX	3.0	2.0	1600	$1,895	$1.18	46d	1	0.81mi
505 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	46d	1	0.83mi
507 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	46d	1	0.84mi
509 E Heron St Denison, TX	2.0	1.0	1324	$1,250	$0.94	46d	1	0.85mi
517 E Heron St Denison, TX	3.0	2.0	1232	$1,550	$1.26	46d	1	0.86mi
520 E Day St Denison, TX	3.0	1.0	1072	$1,225	$1.14	23d	1	0.87mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	23d	1	0.88mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	46d	1	0.89mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-22
   days on market $152,500 Active 215 DOM
2. 2026-06-19
   days on market $152,500 Active 213 DOM
3. 2026-06-18
   days on market $152,500 Active 212 DOM
4. 2026-06-17
   days on market $152,500 Active 211 DOM
5. 2026-06-16
   days on market $152,500 Active 210 DOM
6. 2026-06-15
   days on market $152,500 Active 209 DOM
7. 2026-06-14
   days on market $152,500 Active 207 DOM
8. 2026-06-13
   days on market $152,500 Active 206 DOM
9. 2026-06-10
   days on market $152,500 Active 204 DOM
10. 2026-06-09
    remarks 693-char remark
11. 2026-06-09
    listed $152,500 Active 203 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,990
• − Mortgage interest: −$8,542
• − Property taxes: −$2,288
• − Insurance: −$762
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$4,436
• Taxable loss: −$1,757
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $1,197/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

-1.5% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $152,500 NTREIS
• 2025-11-18 Listed $154,900 NTREIS