317 Scullin · Denison, TX 75020

$94,000

2 bd · 1.0 ba · 1,234 sqft · SingleFamily · 121 Days on market

Built 1900 Fair condition 3,408 sqft lot $76/sqft · 54% below area ↓ 5% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special in the heart of Denison, Texas! This 2-bedroom, 1-bath home presents a prime opportunity for investors, flippers, or buyers ready to add value in a central, convenient location. Situated near local dining, shopping, schools, and just minutes from downtown Denison, this property offers both visibility and accessibility. With solid bones and endless potential, it’s ready for renovation and customization to maximize returns. Whether you’re planning a fix-and-flip, long-term rental, or affordable starter home project, this is your chance to invest in a growing area with strong demand and upside opportunity.

Key facts

• Near schools
• Solid bones
• Ready for renovation

Tags

• CENTRAL LOCATION
• NEAR SCHOOLS
• MINUTES FROM DOWNTOWN
• SOLID BONES
• ENDLESS POTENTIAL
• READY FOR RENOVATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $94k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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); 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 $650 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.45% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.56%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $203,964
• List price: $94,000
• Delta: -53.91%
• 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
811 W Woodard St	0.12mi	2/2.0	1,202 (-3%)	0mo	$199,000	$166	86
917 W Sears St	0.06mi	3/1.0 (+1)	1,197 (-3%)	3mo	$99,900	$83	85
1231 W Woodard St	0.35mi	2/1.0	1,257 (+2%)	2mo	$150,000	$119	79
1326 W Sears St	0.41mi	2/1.0	1,318 (+7%)	2mo	$118,900	$90	67
401 N Mirick Ave	0.27mi	3/2.0 (+1)	1,313 (+6%)	1mo	$209,000	$159	67
728 W Walker St	0.27mi	3/2.0 (+1)	1,148 (-7%)	1mo	$189,000	$165	66
425 W Johnson	0.51mi	3/2.0 (+1)	1,257 (+2%)	1mo	$215,000	$171	63
1612 W Bond St	0.67mi	2/2.0	1,273 (+3%)	1mo	$200,000	$157	59
925 W Nelson St	0.51mi	3/2.0 (+1)	1,168 (-5%)	1mo	$87,500	$75	58
1213 W Morgan St	0.52mi	3/1.0 (+1)	1,336 (+8%)	1mo	$99,000	$74	56
1328 W Woodard St	0.43mi	2/2.0	1,365 (+11%)	2mo	$149,000	$109	56
1609 W Woodard St	0.64mi	3/2.0 (+1)	1,288 (+4%)	1mo	$239,900	$186	53

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: 8.2%
• Equity multiple: 1.31×
• Total profit: $8,174
• Equity at exit: $14,016

10-year hold

• IRR: 14.8%
• Equity multiple: 2.03×
• Total profit: $27,154
• Equity at exit: $8,127

Cash invested: $26,320 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $429

Break-even live

Break-even rent $822

Max offer price $94,000

Occupancy floor 64%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	20d	1	0.09mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	43d	1	0.12mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	43d	1	0.19mi
617 W Gandy St Unit 3 Denison, TX	2.0	2.0	750	$1,200	$1.60	43d	1	0.24mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	20d	1	0.25mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	43d	1	0.26mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	20d	1	0.31mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	20d	1	0.33mi
108 N Eddy Ave Denison, TX	1.0	1.0	882	$1,100	$1.25	43d	1	0.35mi
817 W Owing St Denison, TX	1.0	1.0	700	$800	$1.14	20d	1	0.35mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	20d	1	0.35mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	20d	1	0.38mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	43d	1	0.39mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	20d	1	0.40mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	43d	1	0.41mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	43d	1	0.42mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	20d	1	0.43mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	43d	1	0.45mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	43d	1	0.50mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	44d	1	0.51mi
317 W Main St #203 Denison, TX	1.0	1.0	1000	$1,600	$1.60	43d	1	0.53mi
317 W Main St Unit 202 Denison, TX	1.0	1.0	1000	$1,700	$1.70	43d	1	0.53mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	44d	1	0.53mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	20d	1	0.54mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	20d	1	0.59mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	20d	1	0.60mi
514 N Rusk Ave Denison, TX	3.0	2.0	1173	$1,450	$1.24	43d	1	0.60mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.61mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.61mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	43d	1	0.63mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	20d	1	0.73mi
1602 W Elm St Denison, TX	3.0	2.0	1141	$1,495	$1.31	43d	1	0.74mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	20d	1	0.79mi
105 E Bond St Denison, TX	2.0	1.0	825	$950	$1.15	43d	1	0.79mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	43d	1	0.79mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	20d	1	0.79mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	20d	2	0.79mi
1721 W Walker St Denison, TX	2.0	1.0	1322	$1,400	$1.06	43d	1	0.80mi
1703 W Elm St Denison, TX	2.0	1.0	800	$875	$1.09	20d	1	0.83mi
1701 W Elm St Denison, TX	2.0	1.0	800	$900	$1.12	20d	1	0.83mi

Listing history 19 events

1. 2026-06-19
   days on market $94,000 Active 121 DOM
2. 2026-06-18
   days on market $94,000 Active 120 DOM
3. 2026-06-17
   days on market $94,000 Active 119 DOM
4. 2026-06-16
   days on market $94,000 Active 118 DOM
5. 2026-06-15
   days on market $94,000 Active 117 DOM
6. 2026-06-14
   days on market $94,000 Active 115 DOM
7. 2026-06-13
   days on market $94,000 Active 114 DOM
8. 2026-06-10
   days on market $94,000 Active 112 DOM
9. 2026-06-09
   days on market $94,000 Active 111 DOM
10. 2026-06-08
    days on market $94,000 Active 110 DOM
11. 2026-06-07
    days on market $94,000 Active 109 DOM
12. 2026-06-05
    days on market $94,000 Active 106 DOM
13. 2026-06-03
    days on market $94,000 Active 105 DOM
14. 2026-06-02
    days on market $94,000 Active 104 DOM
15. 2026-06-01
    days on market $94,000 Active 103 DOM
16. 2026-05-31
    days on market $94,000 Active 102 DOM
17. 2026-05-30
    days on market $94,000 Active 101 DOM
18. 2026-05-11
    price $94,000 639-char remark

    Show marketing remark (639 chars)

    Investor special in the heart of Denison, Texas! This 2-bedroom, 1-bath home presents a prime opportunity for investors, flippers, or buyers ready to add value in a central, convenient location. Situated near local dining, shopping, schools, and just minutes from downtown Denison, this property offers both visibility and accessibility. With solid bones and endless potential, it’s ready for renovation and customization to maximize returns. Whether you’re planning a fix-and-flip, long-term rental, or affordable starter home project, this is your chance to invest in a growing area with strong demand and upside opportunity.

19. 2026-02-18
    listed $99,000 Active 639-char remark

    Show marketing remark (639 chars)

    Investor special in the heart of Denison, Texas! This 2-bedroom, 1-bath home presents a prime opportunity for investors, flippers, or buyers ready to add value in a central, convenient location. Situated near local dining, shopping, schools, and just minutes from downtown Denison, this property offers both visibility and accessibility. With solid bones and endless potential, it’s ready for renovation and customization to maximize returns. Whether you’re planning a fix-and-flip, long-term rental, or affordable starter home project, this is your chance to invest in a growing area with strong demand and upside opportunity.

ⓘ 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 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,384
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,735
• Taxable income: $3,882
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $4,216/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1-bath home in Denison, TX, requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, exterior, and interior walls. With fresh paint, new flooring, and updated fixtures, this property can become a move-in-ready investment.

Repairs flagged

• Major kitchen cabinets — Severe wear and tear
• Major bathroom fixtures — Outdated and worn
• Moderate exterior siding — Weathered and discolored
• Major interior walls — Peeling wallpaper and worn paint

Value-add opportunities

• Both Paint and wallpaper — Fresh paint and wallpaper can improve both resale and rental value
• Both New flooring — New flooring can improve both resale and rental value
• Both New kitchen cabinets — New cabinets can improve both resale and rental value
• Both New bathroom fixtures — New fixtures can improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Severe wear and tear	Major	$15,000–50,000
bathroom fixtures · Outdated and worn	Major	$15,000–50,000
exterior siding · Weathered and discolored	Moderate	$3,000–15,000
interior walls · Peeling wallpaper and worn paint	Major	$15,000–50,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Both Paint and wallpaper — Fresh paint and wallpaper can improve both resale and rental value ↑
• Both New flooring — New flooring can improve both resale and rental value ↑
• Both New kitchen cabinets — New cabinets can improve both resale and rental value ↑
• Both New bathroom fixtures — New fixtures can improve both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-5.1% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $94,000 NTREIS
• 2026-02-18 Listed $99,000 NTREIS