618 W Chestnut St · Denison, TX 75020

$160,000

5 bd · 2.0 ba · 2,487 sqft · SingleFamily public records · 35 Days on market

Built 1890 9,017 sqft lot $64/sqft · 32% below area Est $237k · 32% under ↓ 24% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

This charming residence is an original and well-preserved example of late 19th century domestic architecture in Denison. Constructed for its original owner, Judge N. H. L. Decker, one of Grayson County's most prominent early civic figures. As a whole, the property stands as a significant and historical artifact, offering insight into the lifestyle and craftsmanship of its period. Original wood floors , pocket doors and original millwork including baseboards, moldings and paneled doors. This home's layout consists of 4 bedrooms, bonus room, 2 full baths, kitchen which could include an eat in area. A dining room, 2 living areas and a separate laundry room. A privacy fenced back yard and a lar

Key facts

• Pocket doors
• Original wood floors
• Original millwork

Tags

• ORIGINAL WOOD FLOORS
• POCKET DOORS
• ORIGINAL MILLWORK
• PRIVACY FENCED BACK YARD
• LARGE STORAGE BUILDING

Property features AI

Finance

• Other: Will not subdivide
• Financial info: Acceptable financing: Cash or Conventional
• HOA & community: No HOA / no association

Exterior

• Parking: Driveway; Gravel/unpaved parking; On-street parking; No garage / no covered carport spaces
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Concrete, curbs and sidewalk
• Home design: Single-family residence; Two levels; Residential property
• Construction: Built in 1890; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Front porch; Wrap-around porch; Covered deck; Back yard fencing; Wood fencing; Fenced yard

Interior

• Kitchen: Gas range; Refrigerator; Plumbed for gas in kitchen; Gas water heater
• Bedrooms: 5 bedrooms (primary bedroom on level 1; additional bedrooms on level 2)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Ceiling fans; Window air conditioning units
• Interior features: Cable TV available; Decorative lighting; Eat-in kitchen; High-speed internet available; Natural woodwork; Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: Terrell El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 350 students, 76% FRL) — zoned schools average 76% FRL vs 54% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 485 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).
• This rent runs 36% 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 $5k 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 35 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.53%
• DSCR: 1.60
• GRM: 6.2

CMA / ARV

• ARV (median comp): $236,770
• List price: $160,000
• Delta: -32.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 W Chestnut St	0.00mi	5/2.0	2,487 (0%)	0mo	$160,000	$64	100
117 N Mirick St	0.13mi	4/2.0 (-1)	2,520 (+1%)	15mo	$180,000	$71	74
820 W Gandy St	0.27mi	5/3.0	2,576 (+4%)	10mo	$290,000	$113	69
1104 W Bond St	0.59mi	4/2.5 (-1)	2,692 (+8%)	7mo	$360,000	$134	46
1008 W Walker St	0.60mi	4/3.0 (-1)	2,200 (-12%)	3mo	$269,999	$123	41
1201 W Sears St	0.59mi	4/3.0 (-1)	2,655 (+7%)	22mo	$350,000	$132	34
217 W Gandy St	0.44mi	4/1.5 (-1)	2,129 (-14%)	22mo	$114,900	$54	30
1114 W Morton St	0.56mi	4/3.0 (-1)	2,187 (-12%)	21mo	$325,000	$149	28
1408 W Main St	0.69mi	4/2.5 (-1)	2,212 (-11%)	21mo	$120,000	$54	25

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $155
• Equity at exit: $23,857

10-year hold

• IRR: 6.3%
• Equity multiple: 1.40×
• Total profit: $18,044
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$277 /mo · $3,324/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $505

Break-even live

Break-even rent $1,497

Max offer price $160,000

Occupancy floor 71%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1921 Ave a Denison, TX	4.0	3.0	1700	$1,995	$1.17	43d	1	1.31mi
1730 S Center St Denison, TX	4.0	1.5	1700	$1,500	$0.88	43d	1	1.38mi

Listing history 21 events

1. 2026-06-07
   statusdays on market $160,000 Pending 35 DOM
2. 2026-06-05
   days on market $160,000 Active Option Contract 32 DOM
3. 2026-06-03
   days on market $160,000 Active Option Contract 31 DOM
4. 2026-06-02
   days on market $160,000 Active Option Contract 30 DOM
5. 2026-06-01
   days on market $160,000 Active Option Contract 29 DOM
6. 2026-05-31
   days on market $160,000 Active Option Contract 28 DOM
7. 2026-05-30
   days on market $160,000 Active Option Contract 27 DOM
8. 2026-05-01
   listed $160,000 Active 750-char remark
9. 2025-12-31
   historical
10. 2025-12-01
    status Active
11. 2025-10-21
    status Pending
12. 2025-10-10
    historical Active Option Contract
13. 2025-09-25
    listed $199,900 Active
14. 2025-08-19
    historical
15. 2025-05-23
    listed $240,000 Active
16. 2022-03-12
    status Pending
17. 2022-02-24
    historical Active Option Contract
18. 2022-02-01
    historical
19. 2021-11-01
    listed $210,000 Active
20. 2018-07-26
    soldstatus
21. 1999-08-24
    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: $3,324 · $277/mo
• Projected year-2 tax: $3,324 · $277/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $25,635
• − Mortgage interest: −$8,962
• − Property taxes: −$3,324
• − Insurance: −$800
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$4,655
• Taxable income: $3,793
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $5,149/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

-23.8% since first listed

17 events — show timeline

• 2026-06-15 Sold (MLS) — NTREIS
• 2026-06-07 Pending — NTREIS
• 2026-05-27 Contingent — NTREIS
• 2026-05-01 Listed $160,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-12-01 Relisted — NTREIS
• 2025-10-21 Pending — NTREIS
• 2025-10-10 Contingent — NTREIS
• 2025-09-25 Listed $199,900 NTREIS
• 2025-08-19 Listing Removed — NTREIS
• 2025-05-23 Listed $240,000 NTREIS
• 2022-03-12 Pending — NTREIS
• 2022-02-24 Contingent — NTREIS
• 2022-02-01 Listing Removed — NTREIS
• 2021-11-01 Listed $210,000 NTREIS
• 2018-07-26 Sold (Public Records) — Public Records
• 1999-08-24 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,324 · +9.8% YoY. Source: county tax records.