330 W Texas St · Denison, TX 75020

$64,000

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 299 Days on market

Built 1930 7,492 sqft lot $61/sqft · 66% below area ↓ 48% since listing

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

Investor, Handy-person, here is your next project. This 2 bed 1 bath home is located on a large corner lot with fenced back yard, and offers plenty of potential for real estate investment or personal use. Several homes in the area have been rebuilt or renovated, so this quiet 1930s neighborhood could be just right for you.

Key facts

• Fenced back yard
• Large corner lot
• Quiet neighborhood

Tags

• LARGE CORNER LOT
• FENCED BACK YARD
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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); 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 $442 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood 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 $56,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 299 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. 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: 2.06% ✓
• Cap rate: 17.52%
• Cash-on-cash: 40.11%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (median comp): $186,772
• List price: $64,000
• Delta: -65.73%
• 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
1110 S Houston Ave	0.27mi	2/1.0	1,060 (+2%)	4mo	$72,500	$68	82
411 W Texas St	0.05mi	1/2.0 (-1)	989 (-5%)	7mo	$41,900	$42	74
531 W Bullock St	0.45mi	3/1.0 (+1)	996 (-5%)	4mo	$159,900	$161	63
431 W Monterey St	0.10mi	3/1.0 (+1)	1,168 (+12%)	9mo	$169,500	$145	63
111 W Murray St	0.29mi	2/1.0	1,176 (+13%)	4mo	$72,500	$62	63
110 E Munson St	0.32mi	2/1.0	1,197 (+15%)	1mo	$129,900	$109	60
214 E Acheson St	0.48mi	2/1.0	963 (-8%)	8mo	$72,500	$75	58
510 E Shepherd St	0.73mi	3/2.0 (+1)	1,042 (-0%)	4mo	$184,900	$177	54
626 W Chestnut St	0.68mi	2/1.0	1,132 (+8%)	9mo	$169,000	$149	47
925 W Nelson St	0.66mi	3/2.0 (+1)	1,168 (+12%)	1mo	$87,500	$75	40
1130 W Heron St	0.73mi	3/1.0 (+1)	1,179 (+13%)	2mo	$207,000	$176	38
1023 W Bullock St	0.74mi	3/1.0 (+1)	900 (-14%)	7mo	$120,500	$134	32

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: 33.1%
• Equity multiple: 2.34×
• Total profit: $24,005
• Equity at exit: $9,543

10-year hold

• IRR: 38.5%
• Equity multiple: 4.09×
• Total profit: $55,423
• Equity at exit: $5,534

Cash invested: $17,920 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$336
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $599

Break-even live

Break-even rent $559

Max offer price $64,000

Occupancy floor 50%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 W Hull St Unit B Denison, TX	1.0	1.0	743	$999	$1.34	44d	1	0.12mi
224 W Hull St Unit A Denison, TX	2.0	1.0	743	$1,250	$1.68	44d	1	0.12mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	21d	1	0.23mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	21d	1	0.23mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	21d	2	0.24mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	44d	1	0.24mi
105 E Hull St Denison, TX	1.0	1.0	700	$1,200	$1.71	44d	1	0.28mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	44d	1	0.29mi
120 E Monterey St Unit 120 Denison, TX	2.0	1.0	800	$900	$1.12	44d	1	0.30mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	21d	2	0.32mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	44d	1	0.36mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	44d	1	0.40mi
818 W Texas St Denison, TX	3.0	1.0	720	$1,100	$1.53	21d	1	0.43mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	44d	1	0.46mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.50mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	44d	1	0.52mi
809 S Travis Ave Denison, TX	3.0	2.0	1490	$1,595	$1.07	44d	1	0.54mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	44d	1	0.56mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	44d	1	0.59mi
313 E Nelson St Denison, TX	3.0	2.0	1279	$1,625	$1.27	21d	1	0.61mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	21d	1	0.61mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	21d	1	0.61mi
1309 S 5th Ave #1309 Denison, TX	3.0	2.5	1224	$1,325	$1.08	44d	1	0.62mi
1309 S 5th Ave Unit 1311 Denison, TX	3.0	2.5	1224	$1,350	$1.10	44d	1	0.62mi
1309 S 5th Ave Denison, TX	3.0	2.5	1224	$1,375	$1.12	44d	1	0.63mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	21d	1	0.63mi
327-329 E Nelson St #329 Denison, TX	3.0	2.0	1382	$1,625	$1.18	44d	1	0.64mi
505 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	44d	1	0.65mi
507 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	44d	1	0.65mi
509 E Heron St Denison, TX	2.0	1.0	1324	$1,250	$0.94	44d	1	0.67mi
517 E Heron St Denison, TX	3.0	2.0	1232	$1,550	$1.26	44d	1	0.68mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.69mi
817 W Owing St Denison, TX	1.0	1.0	700	$800	$1.14	21d	1	0.69mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	21d	1	0.69mi
520 E Day St Denison, TX	3.0	1.0	1072	$1,225	$1.14	21d	1	0.71mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	21d	1	0.72mi
317 W Main St #203 Denison, TX	1.0	1.0	1000	$1,600	$1.60	44d	1	0.74mi
317 W Main St Unit 202 Denison, TX	1.0	1.0	1000	$1,700	$1.70	44d	1	0.74mi
523 E Hanna St Denison, TX	3.0	2.0	1344	$1,595	$1.19	44d	1	0.75mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	44d	1	0.75mi

Listing history 22 events

1. 2026-06-19
   days on market $64,000 Active 299 DOM
2. 2026-06-18
   days on market $64,000 Active 298 DOM
3. 2026-06-17
   days on market $64,000 Active 297 DOM
4. 2026-06-16
   days on market $64,000 Active 296 DOM
5. 2026-06-15
   days on market $64,000 Active 295 DOM
6. 2026-06-14
   days on market $64,000 Active 293 DOM
7. 2026-06-13
   days on market $64,000 Active 292 DOM
8. 2026-06-10
   days on market $64,000 Active 290 DOM
9. 2026-06-09
   days on market $64,000 Active 289 DOM
10. 2026-06-08
    days on market $64,000 Active 288 DOM
11. 2026-06-07
    days on market $64,000 Active 287 DOM
12. 2026-06-05
    days on market $64,000 Active 284 DOM
13. 2026-06-03
    days on market $64,000 Active 283 DOM
14. 2026-06-02
    days on market $64,000 Active 282 DOM
15. 2026-06-01
    days on market $64,000 Active 281 DOM
16. 2026-05-31
    days on market $64,000 Active 280 DOM
17. 2026-05-30
    days on market $64,000 Active 279 DOM
18. 2025-11-28
    price $79,000 326-char remark

    Show marketing remark (326 chars)

    Investor, Handy-person, here is your next project. This 2 bed 1 bath home is located on a large corner lot with fenced back yard, and offers plenty of potential for real estate investment or personal use. Several homes in the area have been rebuilt or renovated, so this quiet 1930s neighborhood could be just right for you.

19. 2025-09-09
    price $125,000 326-char remark

    Show marketing remark (326 chars)

    Investor, Handy-person, here is your next project. This 2 bed 1 bath home is located on a large corner lot with fenced back yard, and offers plenty of potential for real estate investment or personal use. Several homes in the area have been rebuilt or renovated, so this quiet 1930s neighborhood could be just right for you.

20. 2025-08-24
    listed $150,500 Active 326-char remark

    Show marketing remark (326 chars)

    Investor, Handy-person, here is your next project. This 2 bed 1 bath home is located on a large corner lot with fenced back yard, and offers plenty of potential for real estate investment or personal use. Several homes in the area have been rebuilt or renovated, so this quiet 1930s neighborhood could be just right for you.

21. 2011-08-01
    soldstatus
22. 1997-11-06
    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: $948 · $79/mo
• Projected year-2 tax: $1,171 · $98/mo
• Expected delta: +$223/yr (+$19/mo · 23.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $15,802
• − Mortgage interest: −$3,585
• − Property taxes: −$948
• − Insurance: −$320
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$1,862
• Taxable income: $6,559
• Est. tax owed @ 24.0%: −$1,574
• After-tax cash flow: $5,614/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

-47.5% since first listed

5 events — show timeline

• 2025-11-28 Price Changed $79,000 NTREIS
• 2025-09-09 Price Changed $125,000 NTREIS
• 2025-08-24 Listed $150,500 NTREIS
• 2011-08-01 Sold (Public Records) — Public Records
• 1997-11-06 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $948 · +0.0% YoY. Source: county tax records.