711 Dubois St · Denison, TX 75020

$184,900

6 bd · 3.0 ba · 2,682 sqft · SingleFamily public records · 334 Days on market

Built 1920 0.31 ac lot $69/sqft · 23% below area Est $240k · 23% under ↓ 44% 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).

• Cash flow +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• 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

Spacious and Renovated 6-Bedroom Home Perfect for Multi-Generational Living. Welcome to your beautifully updated home offering 6 bedrooms, 3 full bathrooms, and an incredibly versatile layout designed with today’s families in mind. Whether you're accommodating extended family, growing into a larger space, or simply looking for room to spread out, this home delivers. Thoughtfully divided, the home features 3 bedrooms and 2 bathrooms on one side, and 3 bedrooms and 1 bathroom on the other—ideal for a mother-in-law suite, older children, guest quarters, or private work-from-home spaces. At the heart of the home, you'll find a spacious second living area or game room complete with a full second kitchen and an oversized walk-in closet, offering endless possibilities for entertaining or extra storage. Step outside to enjoy a large, fenced backyard—perfect for kids, pets, or weekend gatherings—plus an attached carport and two separate entrances for added convenience. Situated on an oversized lot, this move-in-ready home combines modern updates with flexible living spaces, making it the perfect place to grow, gather, and thrive.

Key facts

• Renovated home
• Versatile layout
• Full second kitchen

Tags

• RENOVATED HOME
• VERSATILE LAYOUT
• MOTHER-IN-LAW SUITE
• SECOND LIVING AREA
• FULL SECOND KITCHEN
• OVERSIZED WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).
• This rent runs 33% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 334 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $55k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $162,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 334 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. 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. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $239,939
• List price: $184,900
• Delta: -22.94%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-18,903
• Equity at exit: $27,569

10-year hold

• IRR: -5.7%
• Equity multiple: 0.68×
• Total profit: $-16,675
• Equity at exit: $15,987

Cash invested: $51,772 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,955 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$236 /mo · $2,830/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $262

Break-even live

Break-even rent $1,623

Max offer price $184,900

Occupancy floor 82%

Sensitivity live

Price	-10% $366	-5% $314	+0% $262	+5% $209	+10% $157
Rent	-10% $107	-5% $184	+0% $262	+5% $339	+10% $416
Rate	-1.0pp $355	-0.5pp $309	base $262	+0.5pp $214	+1.0pp $165

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $184,900 Active 334 DOM
2. 2026-06-18
   days on market $184,900 Active 333 DOM
3. 2026-06-17
   days on market $184,900 Active 332 DOM
4. 2026-06-16
   days on market $184,900 Active 331 DOM
5. 2026-06-15
   days on market $184,900 Active 330 DOM
6. 2026-06-14
   days on market $184,900 Active 328 DOM
7. 2026-06-13
   days on market $184,900 Active 327 DOM
8. 2026-06-10
   days on market $184,900 Active 325 DOM
9. 2026-06-09
   days on market $184,900 Active 324 DOM
10. 2026-06-08
    days on market $184,900 Active 323 DOM
11. 2026-06-07
    days on market $184,900 Active 322 DOM
12. 2026-06-05
    days on market $184,900 Active 319 DOM
13. 2026-06-03
    days on market $184,900 Active 318 DOM
14. 2026-06-02
    days on market $184,900 Active 317 DOM
15. 2026-06-01
    days on market $184,900 Active 316 DOM
16. 2026-05-31
    days on market $184,900 Active 315 DOM
17. 2026-05-30
    days on market $184,900 Active 314 DOM
18. 2026-04-16
    price $184,900 1162-char remark

    Show marketing remark (1162 chars)

    Spacious and Renovated 6-Bedroom Home Perfect for Multi-Generational Living. Welcome to your beautifully updated home offering 6 bedrooms, 3 full bathrooms, and an incredibly versatile layout designed with today’s families in mind. Whether you're accommodating extended family, growing into a larger space, or simply looking for room to spread out, this home delivers. Thoughtfully divided, the home features 3 bedrooms and 2 bathrooms on one side, and 3 bedrooms and 1 bathroom on the other—ideal for a mother-in-law suite, older children, guest quarters, or private work-from-home spaces. At the heart of the home, you'll find a spacious second living area or game room complete with a full second kitchen and an oversized walk-in closet, offering endless possibilities for entertaining or extra storage. Step outside to enjoy a large, fenced backyard—perfect for kids, pets, or weekend gatherings—plus an attached carport and two separate entrances for added convenience. Situated on an oversized lot, this move-in-ready home combines modern updates with flexible living spaces, making it the perfect place to grow, gather, and thrive.

19. 2025-08-23
    price $224,900 1162-char remark

    Show marketing remark (1162 chars)

    Spacious and Renovated 6-Bedroom Home Perfect for Multi-Generational Living. Welcome to your beautifully updated home offering 6 bedrooms, 3 full bathrooms, and an incredibly versatile layout designed with today’s families in mind. Whether you're accommodating extended family, growing into a larger space, or simply looking for room to spread out, this home delivers. Thoughtfully divided, the home features 3 bedrooms and 2 bathrooms on one side, and 3 bedrooms and 1 bathroom on the other—ideal for a mother-in-law suite, older children, guest quarters, or private work-from-home spaces. At the heart of the home, you'll find a spacious second living area or game room complete with a full second kitchen and an oversized walk-in closet, offering endless possibilities for entertaining or extra storage. Step outside to enjoy a large, fenced backyard—perfect for kids, pets, or weekend gatherings—plus an attached carport and two separate entrances for added convenience. Situated on an oversized lot, this move-in-ready home combines modern updates with flexible living spaces, making it the perfect place to grow, gather, and thrive.

20. 2025-07-17
    listed $239,900 Active 1162-char remark

    Show marketing remark (1162 chars)

    Spacious and Renovated 6-Bedroom Home Perfect for Multi-Generational Living. Welcome to your beautifully updated home offering 6 bedrooms, 3 full bathrooms, and an incredibly versatile layout designed with today’s families in mind. Whether you're accommodating extended family, growing into a larger space, or simply looking for room to spread out, this home delivers. Thoughtfully divided, the home features 3 bedrooms and 2 bathrooms on one side, and 3 bedrooms and 1 bathroom on the other—ideal for a mother-in-law suite, older children, guest quarters, or private work-from-home spaces. At the heart of the home, you'll find a spacious second living area or game room complete with a full second kitchen and an oversized walk-in closet, offering endless possibilities for entertaining or extra storage. Step outside to enjoy a large, fenced backyard—perfect for kids, pets, or weekend gatherings—plus an attached carport and two separate entrances for added convenience. Situated on an oversized lot, this move-in-ready home combines modern updates with flexible living spaces, making it the perfect place to grow, gather, and thrive.

21. 2025-07-14
    historical
22. 2025-05-28
    price $249,900
23. 2025-04-22
    price $259,900
24. 2025-03-20
    listed $269,900 Active
25. 2025-02-11
    price $274,900
26. 2025-01-06
    listed $289,900 Active
27. 2024-12-16
    historical
28. 2024-09-19
    listed $309,900 Active
29. 2023-09-18
    historical $1,100
30. 2023-09-15
    price $1,100
31. 2023-07-22
    listed $1,275
32. 2023-06-15
    historical
33. 2023-05-01
    listed $328,000 Active
34. 2022-07-19
    soldstatus
35. 2022-06-29
    soldstatus
36. 2011-08-29
    soldstatus
37. 1958-10-03
    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: $2,830 · $236/mo
• Projected year-2 tax: $3,384 · $282/mo
• Expected delta: +$554/yr (+$46/mo · 19.6%)

ⓘ 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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $23,455
• − Mortgage interest: −$10,357
• − Property taxes: −$2,830
• − Insurance: −$924
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$5,379
• Taxable income: $211
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $3,088/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

-43.6% since first listed

20 events — show timeline

• 2026-04-16 Price Changed $184,900 NTREIS
• 2025-08-23 Price Changed $224,900 NTREIS
• 2025-07-17 Listed $239,900 NTREIS
• 2025-07-14 Listing Removed — NTREIS
• 2025-05-28 Price Changed $249,900 NTREIS
• 2025-04-22 Price Changed $259,900 NTREIS
• 2025-03-20 Listed $269,900 NTREIS
• 2025-02-11 Price Changed $274,900 NTREIS
• 2025-01-06 Listed $289,900 NTREIS
• 2024-12-16 Listing Removed — NTREIS
• 2024-09-19 Listed $309,900 NTREIS
• 2023-09-18 Rental Removed $1,100 APPFOLIO
• 2023-09-15 Price Changed $1,100 APPFOLIO
• 2023-07-22 Listed for Rent $1,275 APPFOLIO
• 2023-06-15 Listing Removed — NTREIS
• 2023-05-01 Listed $328,000 NTREIS
• 2022-07-19 Sold (Public Records) — Public Records
• 2022-06-29 Sold (Public Records) — Public Records
• 2011-08-29 Sold (Public Records) — Public Records
• 1958-10-03 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,830 · -1.8% YoY. Source: county tax records.