317 Scullin · Denison, TX 75020

$94,000

2 bd · 1.0 ba · 1,234 sqft · SingleFamily · 171 Days on market

Built 1900 Fair condition 3,408 sqft lot $76/sqft · 52% below area ↓ 5% 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• 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 4.0% 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: Terrell El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 350 students, 76% 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; 592 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 171 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 171 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): $195,796
• List price: $94,000
• Delta: -51.99%
• 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%)	2mo	$199,000	$166	84
411 N Mirick Ave	0.27mi	3/2.0 (+1)	1,313 (+6%)	0mo	$209,000	$159	68
401 N Mirick Ave	0.27mi	3/2.0 (+1)	1,313 (+6%)	2mo	$209,000	$159	66
759 N Eddy Ave	0.48mi	3/2.0 (+1)	1,249 (+1%)	2mo	$215,900	$173	65
728 W Walker St	0.27mi	3/2.0 (+1)	1,148 (-7%)	2mo	$189,000	$165	65
913 W Day St	0.65mi	3/2.0 (+1)	1,231 (-0%)	2mo	$149,000	$121	59
713 W Bond St	0.25mi	3/2.0 (+1)	1,085 (-12%)	1mo	$169,990	$157	58
1612 W Bond St	0.67mi	2/2.0	1,273 (+3%)	2mo	$200,000	$157	58
925 W Nelson St	0.51mi	3/2.0 (+1)	1,168 (-5%)	2mo	$87,500	$75	56
1523 W Bond St	0.61mi	3/2.0 (+1)	1,277 (+4%)	1mo	$209,900	$164	56
1527 W Gandy St	0.60mi	2/1.0	1,120 (-9%)	2mo	$69,900	$62	55
1213 W Morgan St	0.52mi	3/1.0 (+1)	1,336 (+8%)	2mo	$99,000	$74	55

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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 66 active · 23 under contract
• Months of supply: 10.4 mo (10%/mo absorbed)
• Median asking: $172,500 ($146/sqft)
• Median days on market: 81 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +8.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75020

• Rents YoY: 0.1%
• Active inventory: 592
• 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%

Sensitivity live

Price	-10% $494	-5% $461	+0% $429	+5% $396	+10% $364
Rent	-10% $321	-5% $375	+0% $429	+5% $483	+10% $537
Rate	-1.0pp $476	-0.5pp $453	base $429	+0.5pp $405	+1.0pp $380

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
• Club membership (one-time): —
• 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	70d	1	0.09mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	93d	1	0.12mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	93d	1	0.19mi
617 W Gandy St Unit 3 Denison, TX	2.0	2.0	750	$1,200	$1.60	93d	1	0.24mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	70d	1	0.25mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	93d	1	0.26mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	70d	1	0.31mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	70d	1	0.33mi
108 N Eddy Ave Denison, TX	1.0	1.0	882	$1,100	$1.25	93d	1	0.35mi
817 W Owing St Denison, TX	1.0	1.0	700	$800	$1.14	70d	1	0.35mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	70d	1	0.35mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	70d	1	0.38mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	93d	1	0.39mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	70d	1	0.40mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	93d	1	0.41mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	93d	1	0.42mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	70d	1	0.43mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	93d	1	0.45mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	93d	1	0.50mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	93d	1	0.51mi
317 W Main St Unit 202 Denison, TX	1.0	1.0	1000	$1,700	$1.70	93d	1	0.53mi
317 W Main St #203 Denison, TX	1.0	1.0	1000	$1,600	$1.60	93d	1	0.53mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	93d	1	0.53mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	70d	1	0.54mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	70d	1	0.59mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	70d	1	0.60mi
514 N Rusk Ave Denison, TX	3.0	2.0	1173	$1,450	$1.24	93d	1	0.60mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	93d	1	0.61mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	93d	1	0.61mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	93d	1	0.63mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	70d	1	0.73mi
1602 W Elm St Denison, TX	3.0	2.0	1141	$1,495	$1.31	93d	1	0.74mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	70d	1	0.79mi
105 E Bond St Denison, TX	2.0	1.0	825	$950	$1.15	93d	1	0.79mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	93d	1	0.79mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	70d	1	0.79mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	70d	2	0.79mi
1721 W Walker St Denison, TX	2.0	1.0	1322	$1,400	$1.06	93d	1	0.80mi
1703 W Elm St Denison, TX	2.0	1.0	800	$875	$1.09	70d	1	0.83mi
1701 W Elm St Denison, TX	2.0	1.0	800	$900	$1.12	70d	1	0.83mi

Listing history 50 events

1. 2026-08-08
   days on market $94,000 Active 171 DOM
2. 2026-08-07
   days on market $94,000 Active 170 DOM
3. 2026-08-06
   days on market $94,000 Active 169 DOM
4. 2026-08-05
   days on market $94,000 Active 168 DOM
5. 2026-08-04
   days on market $94,000 Active 167 DOM
6. 2026-08-03
   days on market $94,000 Active 166 DOM
7. 2026-07-31
   days on market $94,000 Active 163 DOM
8. 2026-07-30
   days on market $94,000 Active 162 DOM
9. 2026-07-29
   days on market $94,000 Active 161 DOM
10. 2026-07-27
    days on market $94,000 Active 159 DOM
11. 2026-07-25
    days on market $94,000 Active 157 DOM
12. 2026-07-24
    days on market $94,000 Active 156 DOM
13. 2026-07-23
    days on market $94,000 Active 155 DOM
14. 2026-07-22
    days on market $94,000 Active 154 DOM
15. 2026-07-21
    days on market $94,000 Active 153 DOM
16. 2026-07-18
    days on market $94,000 Active 150 DOM
17. 2026-07-16
    days on market $94,000 Active 148 DOM
18. 2026-07-16
    days on market $94,000 Active 147 DOM
19. 2026-07-14
    days on market $94,000 Active 146 DOM
20. 2026-07-13
    days on market $94,000 Active 145 DOM
21. 2026-07-12
    days on market $94,000 Active 144 DOM
22. 2026-07-11
    days on market $94,000 Active 143 DOM
23. 2026-07-10
    days on market $94,000 Active 142 DOM
24. 2026-07-09
    days on market $94,000 Active 141 DOM
25. 2026-07-08
    days on market $94,000 Active 140 DOM
26. 2026-07-07
    days on market $94,000 Active 139 DOM
27. 2026-07-06
    days on market $94,000 Active 138 DOM
28. 2026-07-05
    days on market $94,000 Active 137 DOM
29. 2026-07-04
    days on market $94,000 Active 136 DOM
30. 2026-07-03
    days on market $94,000 Active 135 DOM
31. 2026-07-02
    days on market $94,000 Active 134 DOM
32. 2026-07-01
    days on market $94,000 Active 133 DOM
33. 2026-06-30
    days on market $94,000 Active 132 DOM
34. 2026-06-29
    days on market $94,000 Active 131 DOM
35. 2026-06-28
    days on market $94,000 Active 130 DOM
36. 2026-06-28
    days on market $94,000 Active 129 DOM
37. 2026-06-27
    days on market $94,000 Active 128 DOM
38. 2026-06-26
    days on market $94,000 Active 127 DOM
39. 2026-06-23
    days on market $94,000 Active 124 DOM
40. 2026-06-22
    days on market $94,000 Active 123 DOM
41. 2026-06-19
    days on market $94,000 Active 121 DOM
42. 2026-06-18
    days on market $94,000 Active 120 DOM
43. 2026-06-17
    days on market $94,000 Active 119 DOM
44. 2026-06-16
    days on market $94,000 Active 118 DOM
45. 2026-06-15
    days on market $94,000 Active 117 DOM
46. 2026-06-14
    days on market $94,000 Active 115 DOM
47. 2026-06-13
    days on market $94,000 Active 114 DOM
48. 2026-06-10
    days on market $94,000 Active 112 DOM
49. 2026-06-09
    days on market $94,000 Active 111 DOM
50. 2026-06-08
    days on market $94,000 Active 110 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 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 Est. rehab $30,850–$55,530 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Terrell El D TX #865/4,322 Nat'l #12,785/41,679 Middle Henry Scott Middle D- TX #572/1,662 Nat'l #5,398/14,009 High Denison H S C- TX #437/1,632 Nat'l #4,893/17,239

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

B Composite livability gradescore 73/100

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 · 134,540 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: 8% of renters

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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%

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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%

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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

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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