624 W Walker St · Denison, TX 75020

$50,000

3 bd · 1.0 ba · 1,282 sqft · SingleFamily public records · 188 Days on market

Built 1940 7,501 sqft lot ↓ 17% 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

Selling for Lot Value.

Key facts

• 7,501 sq ft lot
• Built 1940
• Listed 187 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1940; Block foundation; Composition roof
• Construction: Wood siding exterior
• Exterior features: Subdivision lot

Interior

• Bedrooms: Three bedrooms on the first level (approx. 12x12, 10x10, 12x12)
• Bathrooms: 1 full bathroom
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.7% 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+, 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: Denison H S (math 53% / reading 53%, grade C-, #437 of 1,632 statewide, top 27%, 1,310 students, 58% FRL) — zoned schools at 58% FRL track the district average.
• 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 $346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1940 — 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: 3.14% ✓
• Cap rate: 27.72%
• Cash-on-cash: 76.53%
• DSCR: 4.41
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $179,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 W Johnson	0.19mi	3/2.0	1,257 (-2%)	1mo	$215,000	$171	83
401 N Mirick Ave	0.20mi	3/2.0	1,313 (+2%)	1mo	$209,000	$159	82
728 W Walker St	0.10mi	3/2.0	1,148 (-10%)	1mo	$189,000	$165	74
917 W Sears St	0.32mi	3/1.0	1,197 (-7%)	3mo	$99,900	$83	72
410 N Houston Ave	0.55mi	3/2.0	1,271 (-1%)	3mo	$226,400	$178	66
811 W Woodard St	0.37mi	2/2.0 (-1)	1,202 (-6%)	0mo	$199,000	$166	63
829 W Sears St	0.27mi	2/1.0 (-1)	1,134 (-12%)	3mo	$159,000	$140	61
1231 W Woodard St	0.65mi	2/1.0 (-1)	1,257 (-2%)	2mo	$150,000	$119	60
1311 W Woodard St	0.68mi	3/1.0	1,344 (+5%)	4mo	$78,000	$58	57
1326 W Sears St	0.67mi	2/1.0 (-1)	1,318 (+3%)	2mo	$118,900	$90	57
614 W Owings St	0.63mi	2/1.0 (-1)	1,422 (+11%)	2mo	$90,000	$63	46
1328 W Woodard St	0.73mi	2/2.0 (-1)	1,365 (+6%)	2mo	$149,000	$109	44

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: 73.1%
• Equity multiple: 4.16×
• Total profit: $44,271
• Equity at exit: $7,455

10-year hold

• IRR: 76.1%
• Equity multiple: 7.74×
• Total profit: $94,391
• Equity at exit: $4,323

Cash invested: $14,000 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $893

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 38%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	43d	1	0.08mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	21d	1	0.11mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	43d	1	0.13mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	43d	1	0.17mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	44d	1	0.17mi
401 W Elm St Denison, TX	3.0	2.5	1506	$1,850	$1.23	43d	1	0.29mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	44d	1	0.29mi
514 N Rusk Ave Denison, TX	3.0	2.0	1173	$1,450	$1.24	43d	1	0.36mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.37mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.37mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	21d	1	0.38mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	21d	1	0.44mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	43d	1	0.46mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	43d	1	0.49mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	21d	1	0.53mi
900 W Chestnut St Denison, TX	3.0	2.0	1742	$1,695	$0.97	43d	1	0.56mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	21d	1	0.59mi
131 E Bond St Denison, TX	3.0	2.5	1192	$1,250	$1.05	43d	1	0.60mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	21d	1	0.61mi
212 E Walker St Denison, TX	3.0	2.0	1260	$1,695	$1.35	43d	1	0.65mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	43d	1	0.65mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	21d	1	0.67mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	21d	1	0.69mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	43d	1	0.69mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.69mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	43d	1	0.77mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	21d	1	0.78mi
1602 W Elm St Denison, TX	3.0	2.0	1141	$1,495	$1.31	43d	1	0.85mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.93mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	43d	1	0.95mi
1721 W Walker St Denison, TX	2.0	1.0	1322	$1,400	$1.06	43d	1	0.96mi
430 E Woodard St Denison, TX	3.0	2.0	1263	$1,590	$1.26	43d	1	0.96mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	21d	1	0.97mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	21d	1	0.97mi
521 E Sears St Denison, TX	4.0	2.0	1401	$1,650	$1.18	43d	1	0.98mi
519 E Gandy St Denison, TX	3.0	2.0	1132	$1,299	$1.15	44d	1	1.00mi
500 E Main St Denison, TX	3.0	2.0	1216	$1,425	$1.17	43d	1	1.00mi
537 E Sears St Denison, TX	3.0	2.0	1146	$1,599	$1.40	21d	1	1.01mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,575	$1.31	43d	1	1.03mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,550	$1.29	21d	1	1.03mi

Listing history 21 events

1. 2026-06-19
   days on market $50,000 Active 188 DOM
2. 2026-06-18
   days on market $50,000 Active 187 DOM
3. 2026-06-17
   days on market $50,000 Active 186 DOM
4. 2026-06-16
   days on market $50,000 Active 185 DOM
5. 2026-06-15
   days on market $50,000 Active 184 DOM
6. 2026-06-14
   days on market $50,000 Active 182 DOM
7. 2026-06-13
   days on market $50,000 Active 181 DOM
8. 2026-06-10
   days on market $50,000 Active 179 DOM
9. 2026-06-09
   days on market $50,000 Active 178 DOM
10. 2026-06-08
    days on market $50,000 Active 177 DOM
11. 2026-06-07
    days on market $50,000 Active 176 DOM
12. 2026-06-05
    days on market $50,000 Active 173 DOM
13. 2026-06-03
    days on market $50,000 Active 172 DOM
14. 2026-06-02
    days on market $50,000 Active 171 DOM
15. 2026-06-01
    days on market $50,000 Active 170 DOM
16. 2026-05-31
    days on market $50,000 Active 169 DOM
17. 2026-05-30
    days on market $50,000 Active 168 DOM
18. 2026-05-18
    status Active
19. 2026-04-21
    status Pending
20. 2026-03-18
    price $50,000
21. 2025-11-16
    listed $60,000 Active

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,812
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$1,455
• Taxable income: $10,547
• Est. tax owed @ 24.0%: −$2,531
• After-tax cash flow: $8,184/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

-16.7% since first listed

4 events — show timeline

• 2026-05-18 Relisted — HARMLS
• 2026-04-21 Pending — HARMLS
• 2026-03-18 Price Changed $50,000 HARMLS
• 2025-11-16 Listed $60,000 HARMLS

Property tax history

+8.1%/yr

Latest (2025): $2,511 · -4.3% YoY. Source: county tax records.