3805 Rose Hill Ct · Denison, TX 75020

$349,990

4 bd · 3.0 ba · 2,816 sqft · Land · 9 Days on market

Built 2026 7,405 sqft lot $29/mo HOA · 1% of rent

---

Why this score? — see what drove the D- 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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 21274484 - Built by Imagination Homes - Jul 2026 completion! ~ Imagination Homes proudly introduces The Melody—a beautifully designed two-story home offering 4 bedrooms, 3 bathrooms, and 2,816 sq. ft. of thoughtfully crafted living space. This versatile floor plan features a convenient guest bedroom on the main level, with two oversized secondary bedrooms upstairs sharing their own full bathroom. The open-concept Family Room and Breakfast Nook are filled with natural light, creating a warm and inviting space for everyday living. The expansive 20' x 13' Primary Bedroom leads to a luxurious en-suite bath showcasing dual sinks, a relaxing soaking tub, a separate walk-in shower, and

Key facts

• Breakfast nook
• Dual sinks
• 7,405 sq ft lot

Tags

• GUEST BEDROOM ON MAIN LEVEL
• OPEN-CONCEPT FAMILY ROOM
• BREAKFAST NOOK
• EXPANSIVE PRIMARY BEDROOM
• LUXURIOUS EN-SUITE BATH
• DUAL SINKS

Property features AI

Finance

• Other: Builder special listing condition; Directions available for locating the model home
• HOA & community: Mandatory HOA (Rose Hill Addition); HOA fee $350 annually covering grounds maintenance; HOA managed by Bluehawk

Exterior

• Parking: Attached 2-car garage with garage door opener and double doors; 2 covered parking spaces
• Security: Prewired for security/cable; Smoke detectors
• Utilities: City water; City sewer; Gas water heater; Thermostat and other energy-efficient features
• Home design: Single-family residence; Two-story with main-level primary suite; New construction (2026, incomplete); Not attached to other properties
• Construction: Brick and fiber cement exterior; Radiant barrier; Composition roof; Slab foundation; Year built 2026 (new construction - incomplete)
• Exterior features: Covered porch; Covered patio/porch; Back yard with wood fencing; Sprinkler system; Subdivision location

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Built-in cabinets; Solid surface counters (non-natural); Walk-in pantry
• Bedrooms: 4 bedrooms (primary suite on main level with sitting area, walk-in closet, dual sinks and ensuite bath); Bedrooms located on both first and second levels
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Pantry; Walk-in closets; Double vanity; Cable TV prewire; Separate utility room
• Laundry & utility: Utility room with washer and electric dryer hookups; Separate utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (29.5% below list).
• Recommended offer: $247k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Hyde Park El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 465 students, 54% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents flat; 485 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).
• This rent runs 41% 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 $2k of loan paydown is wiped out by about $10k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $246,821 (29.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.26×
• Total profit: $-72,743
• Equity at exit: $52,185

10-year hold

• IRR: -23.8%
• Equity multiple: -0.05×
• Total profit: $-102,812
• Equity at exit: $30,261

Cash invested: $97,997 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,468 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$77 /mo · $924/yr
• Insurance: −$146
• HOA: −$29
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-137

Break-even live

Break-even rent $2,642

Max offer price $325,729

Occupancy floor —

Sensitivity live

Price	-10% $61	-5% $-38	+0% $-137	+5% $-236	+10% $-335
Rent	-10% $-332	-5% $-235	+0% $-137	+5% $-40	+10% $58
Rate	-1.0pp $39	-0.5pp $-48	base $-137	+0.5pp $-228	+1.0pp $-320

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1606 S Hyde Park Ave Denison, TX	5.0	3.0	3069	$4,700	$1.53	22d	1	1.06mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 2 events

1. 2026-05-18
   listed $359,990 Active
2. 2026-01-07
   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: $924 · $77/mo
• Projected year-2 tax: $6,405 · $534/mo
• Expected delta: +$5,481/yr (+$457/mo · 593.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,619
• − Mortgage interest: −$19,605
• − Property taxes: −$924
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − HOA: −$348
• − Depreciation: −$10,182
• Taxable loss: −$7,929
• Est. tax savings @ 24.0%: +$1,903
• After-tax cash flow: $255/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

• 2026-05-18 Listed $359,990 NTREIS
• 2026-01-07 Sold (Public Records) — Public Records

Property tax history

-6.0%/yr

Latest (2025): $924 · -6.0% YoY. Source: county tax records.