1007 S Scullin Ave · Denison, TX 75020

$114,499

2 bd · 1.0 ba · 907 sqft · SingleFamily public records · 466 Days on market

Built 1950 0.33 ac lot $126/sqft · 21% below area Est $145k · 21% under

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Why this score? — see what drove the C 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.5/10.0
• 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 MLS

DENISON INVESTORS! This small home in Denison, Texas is located on a spacious 14,250 sq. ft. lot. This home needs some repairs but has lots of potential. The house comes with new roof. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• Spacious lot
• New roof
• 0.33 acre lot

Tags

• NEW ROOF
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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+, 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); 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 $791 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.

Negotiation context

• It's been on market 466 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,759 (12.0% below list)

Questions for the listing agent

1. It's been on market 466 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 1950 — 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: 1.05% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 7.9

CMA / ARV

• ARV (median comp): $144,572
• List price: $114,499
• Delta: -20.80%
• 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
815 W Hull St	0.07mi	2/1.0	966 (+6%)	10mo	$140,000	$145	78
1108 W Hanna St	0.48mi	2/1.0	901 (-1%)	9mo	$158,000	$175	69
1131 W Shepherd St	0.36mi	3/1.0 (+1)	960 (+6%)	2mo	$74,900	$78	67
1023 W Bullock St	0.50mi	3/1.0 (+1)	900 (-1%)	7mo	$120,500	$134	65
401 W Acheson St	0.56mi	2/1.0	868 (-4%)	11mo	$165,000	$190	57
1105 Woodlawn Blvd	0.41mi	2/1.0	804 (-11%)	6mo	$135,000	$168	57
1531 S Chandler Ave	0.42mi	2/1.0	806 (-11%)	11mo	$154,000	$191	53
411 W Texas St	0.43mi	1/2.0 (-1)	989 (+9%)	7mo	$41,900	$42	50
531 W Bullock St	0.56mi	3/1.0 (+1)	996 (+10%)	4mo	$159,900	$161	50
1005 W Bullock St	0.50mi	2/1.0	1,030 (+14%)	10mo	$179,900	$175	46
1221 W Crawford St	0.62mi	3/1.0 (+1)	1,032 (+14%)	4mo	$145,000	$141	40
513 W Bullock St	0.59mi	1/1.0 (-1)	792 (-13%)	9mo	$55,000	$69	39

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: -14.0%
• Equity multiple: 0.51×
• Total profit: $-15,617
• Equity at exit: $17,072

10-year hold

• IRR: -11.3%
• Equity multiple: 0.42×
• Total profit: $-18,616
• Equity at exit: $9,900

Cash invested: $32,060 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,203 high
• Mortgage (P&I): −$600
• Tax from tax record: −$202 /mo · $2,429/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $100

Break-even live

Break-even rent $1,077

Max offer price $114,499

Occupancy floor 87%

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 W Texas St Denison, TX	3.0	1.0	720	$1,100	$1.53	21d	1	0.06mi
912 S Armstrong st. / 731 W. Hull AVE Denison, TX	2.0	1.0	580	$849	$1.46	21d	1	0.11mi
701 W Hull St Denison, TX	2.0	1.0	637	$1,100	$1.73	44d	1	0.17mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	44d	1	0.29mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	44d	1	0.29mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	21d	2	0.29mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	21d	1	0.43mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	21d	1	0.45mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	21d	1	0.48mi
817 W Owing St Denison, TX	1.0	1.0	700	$800	$1.14	21d	1	0.49mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	44d	1	0.51mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	44d	1	0.51mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	21d	1	0.52mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	21d	1	0.52mi
310 S Barrett Ave #101 Denison, TX	1.0	1.0	627	$775	$1.24	21d	1	0.53mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	21d	1	0.55mi
224 W Hull St Unit B Denison, TX	1.0	1.0	743	$999	$1.34	44d	1	0.56mi
224 W Hull St Unit A Denison, TX	2.0	1.0	743	$1,250	$1.68	44d	1	0.56mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	21d	2	0.65mi
105 E Hull St Denison, TX	1.0	1.0	700	$1,200	$1.71	44d	1	0.73mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	44d	1	0.75mi
120 E Monterey St Unit 120 Denison, TX	2.0	1.0	800	$900	$1.12	44d	1	0.77mi
108 N Eddy Ave Denison, TX	1.0	1.0	882	$1,100	$1.25	44d	1	0.78mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	44d	1	0.81mi
317 W Main St Unit 202 Denison, TX	1.0	1.0	1000	$1,700	$1.70	44d	1	0.84mi
317 W Main St #203 Denison, TX	1.0	1.0	1000	$1,600	$1.60	44d	1	0.84mi
621 W Gandy St Denison, TX	1.0	1.0	550	$1,075	$1.95	44d	1	0.85mi
617 W Gandy St Unit 3 Denison, TX	2.0	2.0	750	$1,200	$1.60	44d	1	0.85mi
617 W Gandy St Unit 2 Denison, TX	1.0	1.0	600	$799	$1.33	44d	1	0.85mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	44d	1	0.90mi
615 W Coffin St Denison, TX	2.0	1.0	800	$1,250	$1.56	21d	1	0.95mi
2400 S Barrett Ave Denison, TX	3.0	2.0	1090	$1,349	$1.24	44d	1	0.97mi
1021 Rice St Unit 102 Denison, TX	2.0	2.0	1013	$1,125	$1.11	44d	1	1.02mi
505 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	44d	1	1.11mi
507 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	44d	1	1.12mi
520 E Day St Denison, TX	3.0	1.0	1072	$1,225	$1.14	21d	1	1.15mi
105 E Bond St Denison, TX	2.0	1.0	825	$950	$1.15	44d	1	1.28mi
631 E Murray St Denison, TX	2.0	1.0	688	$1,375	$2.00	44d	1	1.30mi
630 E Acheson St Denison, TX	2.0	1.0	816	$1,225	$1.50	21d	1	1.32mi
1905 W Morton St #20 Denison, TX	2.0	1.5	1008	$1,250	$1.24	44d	1	1.39mi

Listing history 19 events

1. 2026-06-19
   days on market $114,499 Active 466 DOM
2. 2026-06-18
   days on market $114,499 Active 465 DOM
3. 2026-06-17
   days on market $114,499 Active 464 DOM
4. 2026-06-16
   days on market $114,499 Active 463 DOM
5. 2026-06-15
   days on market $114,499 Active 462 DOM
6. 2026-06-14
   days on market $114,499 Active 460 DOM
7. 2026-06-13
   days on market $114,499 Active 459 DOM
8. 2026-06-10
   days on market $114,499 Active 457 DOM
9. 2026-06-09
   days on market $114,499 Active 456 DOM
10. 2026-06-08
    days on market $114,499 Active 455 DOM
11. 2026-06-07
    days on market $114,499 Active 454 DOM
12. 2026-06-05
    days on market $114,499 Active 451 DOM
13. 2026-06-03
    days on market $114,499 Active 450 DOM
14. 2026-06-02
    days on market $114,499 Active 449 DOM
15. 2026-06-01
    days on market $114,499 Active 448 DOM
16. 2026-05-31
    days on market $114,499 Active 447 DOM
17. 2026-05-30
    days on market $114,499 Active 446 DOM
18. 2025-03-10
    listed $114,499 Active 414-char remark

    Show marketing remark (414 chars)

    DENISON INVESTORS! This small home in Denison, Texas is located on a spacious 14,250 sq. ft. lot. This home needs some repairs but has lots of potential. The house comes with new roof. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

19. 1994-06-22
    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: $2,429 · $202/mo
• Projected year-2 tax: $2,429 · $202/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,435
• − Mortgage interest: −$6,414
• − Property taxes: −$2,429
• − Insurance: −$572
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$3,331
• Taxable loss: −$621
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $1,346/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

2 events — show timeline

• 2025-03-10 Listed $114,499 HARMLS
• 1994-06-22 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,429 · +50.8% YoY. Source: county tax records.