624 W Morton St · Denison, TX 75020

$70,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 13 Days on market

Built 1940 7,492 sqft lot

---

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

Investor's dream! Excellent opportunity to acquire sister properties next door to each other. This home is one of two properties that are being sold together as a package. Homes are near downtown Denison and are located close to schools, shopping, restaurants and neighborhood parks. This 2 bedroom, 1 bath, one living area offers great potential to fix up and reside in property, rent or sell it. This package would be ideal for a large family that would like to be close the other family members while also having privacy. With a little TLC both of these properties will be a great purchase for the right buyer. The other property address is 620 W. Morton.

Key facts

• Close to schools
• Close to restaurants
• Close to shopping

Tags

• NEAR DOWNTOWN DENISON
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO NEIGHBORHOOD PARKS

Property features AI

Finance

• Other: Lot size approx. 0.172 acre; Subdivision: Millers 1st Add; Directions: North on Texoma Parkway (Hwy 91), left on W. Morton St to 600 block; home on the left
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Alley access; Shared driveway; No covered or carport spaces listed
• Utilities: Cable available; City sewer; City water; Not in a municipal utility district
• Home design: Single-family residence; One story; Property is not attached
• Construction: Built in 1940
• Exterior features: Accessible approach with ramp; Easements: Other

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom on level 1 (approx. 13 x 13)
• Bathrooms: 1 full bathroom
• Interior features: Cable TV available; One living area; One dining area; Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 16.3% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $484 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; 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 $70,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.14% ✓
• Cap rate: 16.28%
• Cash-on-cash: 35.68%
• DSCR: 2.59
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $155,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
728 W Walker St	0.17mi	3/2.0	1,148 (+4%)	1mo	$189,000	$165	81
829 W Sears St	0.18mi	2/1.0 (-1)	1,134 (+3%)	3mo	$159,000	$140	80
917 W Sears St	0.25mi	3/1.0	1,197 (+8%)	3mo	$99,900	$83	72
811 W Woodard St	0.23mi	2/2.0 (-1)	1,202 (+9%)	0mo	$199,000	$166	65
425 W Johnson	0.31mi	3/2.0	1,257 (+14%)	1mo	$215,000	$171	58
1320 W Morton St	0.61mi	3/2.0	1,160 (+5%)	4mo	$94,900	$82	56
925 W Nelson St	0.65mi	3/2.0	1,168 (+6%)	1mo	$87,500	$75	56
1221 W Crawford St	0.66mi	3/1.0	1,032 (-6%)	4mo	$145,000	$141	55
117 W Sears St	0.47mi	3/2.0	1,228 (+11%)	4mo	$225,000	$183	52
46 Vaughn Dr	0.56mi	2/1.0 (-1)	1,219 (+10%)	4mo	$90,000	$74	48
1231 W Main St	0.60mi	2/1.5 (-1)	1,203 (+9%)	4mo	$184,900	$154	47
1231 W Woodard St	0.57mi	2/1.0 (-1)	1,257 (+14%)	2mo	$150,000	$119	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: 27.6%
• Equity multiple: 2.10×
• Total profit: $21,544
• Equity at exit: $10,437

10-year hold

• IRR: 33.2%
• Equity multiple: 3.56×
• Total profit: $50,211
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$367
• Tax from tax record: −$206 /mo · $2,474/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $583

Break-even live

Break-even rent $763

Max offer price $70,000

Occupancy floor 56%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	44d	1	0.10mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	21d	1	0.13mi
617 W Gandy St Unit 3 Denison, TX	2.0	2.0	750	$1,200	$1.60	44d	1	0.15mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	44d	1	0.17mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	44d	1	0.25mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	44d	1	0.28mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	44d	1	0.30mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	21d	1	0.34mi
514 N Rusk Ave Denison, TX	3.0	2.0	1173	$1,450	$1.24	44d	1	0.35mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	44d	1	0.35mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	44d	1	0.36mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	44d	1	0.36mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	21d	1	0.36mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	44d	1	0.38mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	21d	1	0.39mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	21d	1	0.45mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	21d	1	0.48mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	44d	1	0.51mi
105 E Bond St Denison, TX	2.0	1.0	825	$950	$1.15	44d	1	0.54mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	44d	1	0.55mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.56mi
131 E Bond St Denison, TX	3.0	2.5	1192	$1,250	$1.05	44d	1	0.60mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	21d	1	0.62mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	21d	1	0.64mi
212 E Walker St Denison, TX	3.0	2.0	1260	$1,695	$1.35	44d	1	0.66mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	44d	1	0.67mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	21d	1	0.68mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.81mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	44d	1	0.82mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	21d	1	0.83mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	21d	1	0.83mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	44d	1	0.88mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	21d	2	0.88mi
1602 W Elm St Denison, TX	3.0	2.0	1141	$1,495	$1.31	44d	1	0.89mi
430 E Woodard St Denison, TX	3.0	2.0	1263	$1,590	$1.26	44d	1	0.91mi
500 E Main St Denison, TX	3.0	2.0	1216	$1,425	$1.17	44d	1	0.94mi
521 E Sears St Denison, TX	4.0	2.0	1401	$1,650	$1.18	44d	1	0.95mi
313 E Nelson St Denison, TX	3.0	2.0	1279	$1,625	$1.27	21d	1	0.96mi
519 E Gandy St Denison, TX	3.0	2.0	1132	$1,299	$1.15	44d	1	0.96mi
1703 W Elm St Denison, TX	2.0	1.0	800	$875	$1.09	21d	1	0.97mi

Listing history 12 events

1. 2026-06-19
   days on market $70,000 Active 13 DOM
2. 2026-06-18
   days on market $70,000 Active 12 DOM
3. 2026-06-17
   days on market $70,000 Active 11 DOM
4. 2026-06-16
   days on market $70,000 Active 10 DOM
5. 2026-06-15
   days on market $70,000 Active 9 DOM
6. 2026-06-14
   days on market $70,000 Active 7 DOM
7. 2026-06-13
   days on market $70,000 Active 6 DOM
8. 2026-06-10
   days on market $70,000 Active 4 DOM
9. 2026-06-09
   days on market $70,000 Active 3 DOM
10. 2026-06-08
    days on market $70,000 Active 2 DOM
11. 2026-06-07
    remarks 659-char remark
12. 2026-06-07
    listed $70,000 Active 1 DOM

ⓘ 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: $2,474 · $206/mo
• Projected year-2 tax: $2,474 · $206/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 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: $18,003
• − Mortgage interest: −$3,921
• − Property taxes: −$2,474
• − Insurance: −$350
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,036
• Taxable income: $6,341
• Est. tax owed @ 24.0%: −$1,522
• After-tax cash flow: $5,471/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

3 events — show timeline

• 2026-06-06 Listed $70,000 NTREIS
• 2005-02-25 Sold (Public Records) — Public Records
• 1969-01-08 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,474 · +1.9% YoY. Source: county tax records.