615 W Texas St · Denison, TX 75020

$110,000

3 bd · 1.0 ba · 1,434 sqft · SingleFamily public records · 50 Days on market

Built 1928 7,501 sqft lot $77/sqft · 43% below area Est $194k · 43% under

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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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +8.8/10.0
• 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

INVESTORS… This Fixer Upper has been leveled, but requires some flooring repair and re-wiring. House sits high on the street and provides a great view from front porch. Side driveway not usable. Parking on street. Storage shed in back yard.

Key facts

• 7,501 sq ft lot
• Built 1928
• Listed 49 days

Property features AI

Finance

• Other: Listing is for sale and currently active; Possession at closing/funding; Standard special listing conditions
• Financial info: Accepts Cash and Conventional financing; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking
• Security: No specific security features listed
• Utilities: City water; City sewer; Electricity connected; Municipal utility district: No
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1928 (preowned); Wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Lot smaller than 0.5 acre (approximately 0.172 acres); Shed(s) on the property; All-weather road access

Interior

• Kitchen: Kitchen (13 x 11); Includes appliances (other - unspecified)
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Open plan with 6 total rooms; One living area and one dining area; Other interior features (unspecified)
• Laundry & utility: No specific laundry/utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 $761 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 50 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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: property tax is 3.0% of price; built in 1928 — 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.38% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 6.0

CMA / ARV

• ARV (median comp): $194,209
• List price: $110,000
• Delta: -43.36%
• 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
700 W Monterey St	0.11mi	2/1.5 (-1)	1,445 (+1%)	2mo	$292,000	$202	84
326 W Day St	0.30mi	3/2.0	1,406 (-2%)	0mo	$265,000	$188	78
627 W Monterey St	0.08mi	3/2.0	1,600 (+12%)	1mo	$249,000	$156	72
1029 W Hull St	0.39mi	3/2.0	1,375 (-4%)	1mo	$230,000	$167	70
525 W Hanna St	0.38mi	3/2.0	1,488 (+4%)	3mo	$178,500	$120	70
614 W Owings St	0.48mi	2/1.0 (-1)	1,422 (-1%)	2mo	$90,000	$63	70
621 W Brock St	0.49mi	3/1.0	1,350 (-6%)	1mo	$160,000	$119	66
1201 Brookside Dr	0.57mi	3/2.0	1,474 (+3%)	2mo	$329,000	$223	63
913 S Lamar Ave	0.57mi	2/1.5 (-1)	1,470 (+2%)	1mo	$54,200	$37	62
1300 W Day St	0.63mi	3/2.0	1,508 (+5%)	2mo	$150,000	$99	56
1107 W Hull St	0.45mi	2/1.0 (-1)	1,280 (-11%)	0mo	$135,000	$105	56
1213 W Morgan St	0.70mi	3/1.0	1,336 (-7%)	1mo	$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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-2,981
• Equity at exit: $16,401

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $5,526
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$577
• Tax from tax record: −$276 /mo · $3,313/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $300

Break-even live

Break-even rent $1,138

Max offer price $110,000

Occupancy floor 75%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	44d	1	0.16mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	21d	1	0.23mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	21d	1	0.24mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	44d	1	0.35mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	44d	1	0.42mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.44mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	44d	1	0.45mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.45mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	21d	2	0.48mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	21d	1	0.51mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	44d	1	0.52mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	44d	1	0.52mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	21d	1	0.53mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	21d	1	0.55mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	21d	1	0.56mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	44d	1	0.56mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	21d	1	0.58mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	44d	1	0.62mi
900 W Chestnut St Denison, TX	3.0	2.0	1742	$1,695	$0.97	44d	1	0.63mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	21d	1	0.65mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	21d	1	0.66mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	44d	1	0.69mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	44d	1	0.69mi
1225 W Hanna St Denison, TX	3.0	1.5	1500	$1,600	$1.07	44d	1	0.70mi
809 S Travis Ave Denison, TX	3.0	2.0	1490	$1,595	$1.07	44d	1	0.75mi
1012 S Maurice Ave Denison, TX	3.0	2.0	1600	$1,895	$1.18	44d	1	0.76mi
313 E Nelson St Denison, TX	3.0	2.0	1279	$1,625	$1.27	21d	1	0.77mi
1921 Ave a Denison, TX	4.0	3.0	1700	$1,995	$1.17	44d	1	0.80mi
327-329 E Nelson St #329 Denison, TX	3.0	2.0	1382	$1,625	$1.18	44d	1	0.81mi
1931 Ave a Denison, TX	4.0	3.0	1450	$1,695	$1.17	44d	1	0.82mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	21d	1	0.86mi
1309 S 5th Ave Unit 1311 Denison, TX	3.0	2.5	1224	$1,350	$1.10	44d	1	0.86mi
1309 S 5th Ave #1309 Denison, TX	3.0	2.5	1224	$1,325	$1.08	44d	1	0.86mi
1309 S 5th Ave Denison, TX	3.0	2.5	1224	$1,375	$1.12	44d	1	0.87mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	44d	1	0.87mi
505 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	44d	1	0.89mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	21d	1	0.89mi
507 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	44d	1	0.89mi
509 E Heron St Denison, TX	2.0	1.0	1324	$1,250	$0.94	44d	1	0.91mi
517 E Heron St Denison, TX	3.0	2.0	1232	$1,550	$1.26	44d	1	0.92mi

Listing history 28 events

1. 2026-06-19
   days on market $110,000 Active 50 DOM
2. 2026-06-18
   days on market $110,000 Active 49 DOM
3. 2026-06-17
   days on market $110,000 Active 48 DOM
4. 2026-06-16
   days on market $110,000 Active 47 DOM
5. 2026-06-15
   days on market $110,000 Active 46 DOM
6. 2026-06-14
   days on market $110,000 Active 44 DOM
7. 2026-06-13
   days on market $110,000 Active 43 DOM
8. 2026-06-10
   days on market $110,000 Active 41 DOM
9. 2026-06-09
   days on market $110,000 Active 40 DOM
10. 2026-06-08
    days on market $110,000 Active 39 DOM
11. 2026-06-07
    days on market $110,000 Active 38 DOM
12. 2026-06-05
    days on market $110,000 Active 35 DOM
13. 2026-06-03
    days on market $110,000 Active 34 DOM
14. 2026-06-02
    days on market $110,000 Active 33 DOM
15. 2026-06-01
    days on market $110,000 Active 32 DOM
16. 2026-05-31
    days on market $110,000 Active 31 DOM
17. 2026-05-30
    days on market $110,000 Active 30 DOM
18. 2026-04-30
    listed $110,000 Active 569-char remark
19. 2026-01-19
    historical
20. 2025-05-06
    price $135,000
21. 2025-05-06
    status Active
22. 2024-11-12
    listed $195,000 Active
23. 2016-09-13
    soldstatus Sold

    Show marketing remark (247 chars)

    INVESTORS… This Fixer Upper has been leveled, but requires some flooring repair and re-wiring. House sits high on the street and provides a great view from front porch. Side driveway not usable. Parking on street. Storage shed in back yard.

24. 2016-09-13
    soldstatus

    Show marketing remark (247 chars)

    INVESTORS… This Fixer Upper has been leveled, but requires some flooring repair and re-wiring. House sits high on the street and provides a great view from front porch. Side driveway not usable. Parking on street. Storage shed in back yard.

25. 2016-08-29
    status Pending

    Show marketing remark (247 chars)

    INVESTORS… This Fixer Upper has been leveled, but requires some flooring repair and re-wiring. House sits high on the street and provides a great view from front porch. Side driveway not usable. Parking on street. Storage shed in back yard.

26. 2016-06-07
    listed $49,500 Active

    Show marketing remark (247 chars)

    INVESTORS… This Fixer Upper has been leveled, but requires some flooring repair and re-wiring. House sits high on the street and provides a great view from front porch. Side driveway not usable. Parking on street. Storage shed in back yard.

27. 2016-05-19
    soldstatus
28. 1978-09-19
    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: $3,313 · $276/mo
• Projected year-2 tax: $3,313 · $276/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 22% 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: $18,210
• − Mortgage interest: −$6,162
• − Property taxes: −$3,313
• − Insurance: −$550
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$3,200
• Taxable income: $2,072
• Est. tax owed @ 24.0%: −$497
• After-tax cash flow: $3,103/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

+122.2% since first listed

11 events — show timeline

• 2026-04-30 Listed $110,000 NTREIS
• 2026-01-19 Listing Removed — NTREIS
• 2025-05-06 Price Changed $135,000 NTREIS
• 2025-05-06 Relisted — NTREIS
• 2024-11-12 Listed $195,000 NTREIS
• 2016-09-13 Sold (Public Records) — Public Records
• 2016-09-13 Sold (MLS) — NTREIS
• 2016-08-29 Pending — NTREIS
• 2016-06-07 Listed $49,500 NTREIS
• 2016-05-19 Sold (Public Records) — Public Records
• 1978-09-19 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $3,313 · -4.8% YoY. Source: county tax records.