0000 W Texas St · Denison, TX 75020

$152,500

2 bd · 1.0 ba · 1,298 sqft · Land · 202 Days on market

Built 1920 7,501 sqft lot $117/sqft · 24% below area Est $199k · 24% under ↓ 2% since listing

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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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• 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 MLS

Welcome to this well-maintained, charming home in the heart of Denison! This lovely 2-bedroom, 1-bathroom property offers comfortable living spaces and a fantastic outdoor area. Step inside to discover the warmth and character of original wood flooring that flows throughout the main living and dining areas. Flexibility in functionality and decorating with open areas, and the home features some new paint, offering a bright and move-in ready feel. A flexible bonus room provides extra space that can easily function as a nursery, a spacious walk-in closet, a home office, or a quiet reading nook – customize it to fit your needs! Enjoy the convenience of a large utility room with ample space for laundry and storage. The property boasts a fully fenced backyard, perfect for outdoor entertaining, gardening, or children and pets to play. Relax on the inviting covered porch or utilize the practical alley access for convenience. This home is a true gem, combining classic charm with functional living spaces. Don't miss the opportunity to make it yours! This parcel may be purchased with the additional lot (MLS # 21114735) or singularly with house and lot, (MLS 21115917).

Key facts

• Covered porch
• Alley access
• Flexible bonus room

Tags

• ORIGINAL WOOD FLOORING
• FLEXIBLE BONUS ROOM
• LARGE UTILITY ROOM
• FULLY FENCED BACKYARD
• COVERED PORCH
• ALLEY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $152k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (6.4% below list).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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); 55% 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 $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 202 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $134,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 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 1920 — 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: 0.94% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (median comp): $199,419
• List price: $152,500
• Delta: -23.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.4%
• Equity multiple: 0.60×
• Total profit: $-17,174
• Equity at exit: $22,738

10-year hold

• IRR: -6.7%
• Equity multiple: 0.63×
• Total profit: $-16,001
• Equity at exit: $13,185

Cash invested: $42,700 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$800
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $184

Break-even live

Break-even rent $1,195

Max offer price $152,500

Occupancy floor 82%

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	43d	1	0.14mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	43d	1	0.25mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	43d	1	0.29mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	20d	1	0.32mi
1225 W Hanna St Denison, TX	3.0	1.5	1500	$1,600	$1.07	43d	1	0.36mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	20d	1	0.36mi
1012 S Maurice Ave Denison, TX	3.0	2.0	1600	$1,895	$1.18	43d	1	0.36mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	20d	1	0.45mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	20d	1	0.49mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	20d	1	0.54mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	43d	1	0.57mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	20d	1	0.62mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	20d	1	0.63mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	20d	1	0.63mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	43d	1	0.67mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	43d	1	0.67mi
900 W Chestnut St Denison, TX	3.0	2.0	1742	$1,695	$0.97	43d	1	0.68mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	20d	1	0.70mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	20d	1	0.72mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	20d	1	0.75mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	43d	1	0.76mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	20d	2	0.77mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	20d	1	0.78mi
108 N Eddy Ave Denison, TX	1.0	1.0	882	$1,100	$1.25	43d	1	0.80mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	43d	1	0.87mi
811 W Coffin St Denison, TX	3.0	2.5	1422	$1,600	$1.13	43d	1	0.87mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	20d	1	0.87mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	43d	1	0.88mi
1021 Rice St Unit 102 Denison, TX	2.0	2.0	1013	$1,125	$1.11	43d	1	0.92mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	43d	1	0.92mi
2400 S Barrett Ave Denison, TX	3.0	2.0	1090	$1,349	$1.24	43d	1	0.94mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	20d	1	0.98mi
317 W Main St #203 Denison, TX	1.0	1.0	1000	$1,600	$1.60	43d	1	1.01mi
317 W Main St Unit 202 Denison, TX	1.0	1.0	1000	$1,700	$1.70	43d	1	1.01mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	44d	1	1.03mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	43d	1	1.08mi
1001 Star St Denison, TX	2.0	1.0	1160	$1,575	$1.36	20d	1	1.11mi
2516 S Fannin Ave Denison, TX	3.0	2.0	1246	$1,425	$1.14	20d	1	1.11mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	20d	1	1.15mi
809 S Travis Ave Denison, TX	3.0	2.0	1490	$1,595	$1.07	43d	1	1.16mi

Listing history 11 events

1. 2026-06-08
   days on market $152,500 Active 202 DOM
2. 2026-06-07
   days on market $152,500 Active 201 DOM
3. 2026-06-05
   days on market $152,500 Active 198 DOM
4. 2026-06-03
   days on market $152,500 Active 197 DOM
5. 2026-06-02
   days on market $152,500 Active 196 DOM
6. 2026-06-01
   days on market $152,500 Active 195 DOM
7. 2026-05-31
   days on market $152,500 Active 194 DOM
8. 2026-05-30
   days on market $152,500 Active 193 DOM
9. 2026-05-13
   price $152,500 1184-char remark

   Show marketing remark (1184 chars)

   Welcome to this well-maintained, charming home in the heart of Denison! This lovely 2-bedroom, 1-bathroom property offers comfortable living spaces and a fantastic outdoor area. Step inside to discover the warmth and character of original wood flooring that flows throughout the main living and dining areas. Flexibility in functionality and decorating with open areas, and the home features some new paint, offering a bright and move-in ready feel. A flexible bonus room provides extra space that can easily function as a nursery, a spacious walk-in closet, a home office, or a quiet reading nook – customize it to fit your needs! Enjoy the convenience of a large utility room with ample space for laundry and storage. The property boasts a fully fenced backyard, perfect for outdoor entertaining, gardening, or children and pets to play. Relax on the inviting covered porch or utilize the practical alley access for convenience. This home is a true gem, combining classic charm with functional living spaces. Don't miss the opportunity to make it yours! This parcel may be purchased with the additional lot (MLS # 21114735) or singularly with house and lot, (MLS 21115917).

10. 2025-11-18
    listed $154,900 Active 1184-char remark

    Show marketing remark (1184 chars)

    Welcome to this well-maintained, charming home in the heart of Denison! This lovely 2-bedroom, 1-bathroom property offers comfortable living spaces and a fantastic outdoor area. Step inside to discover the warmth and character of original wood flooring that flows throughout the main living and dining areas. Flexibility in functionality and decorating with open areas, and the home features some new paint, offering a bright and move-in ready feel. A flexible bonus room provides extra space that can easily function as a nursery, a spacious walk-in closet, a home office, or a quiet reading nook – customize it to fit your needs! Enjoy the convenience of a large utility room with ample space for laundry and storage. The property boasts a fully fenced backyard, perfect for outdoor entertaining, gardening, or children and pets to play. Relax on the inviting covered porch or utilize the practical alley access for convenience. This home is a true gem, combining classic charm with functional living spaces. Don't miss the opportunity to make it yours! This parcel may be purchased with the additional lot (MLS # 21114735) or singularly with house and lot, (MLS 21115917).

11. 1997-06-02
    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: $973 · $81/mo
• Projected year-2 tax: $2,791 · $233/mo
• Expected delta: +$1,818/yr (+$152/mo · 186.9%)

ⓘ 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: $17,135
• − Mortgage interest: −$8,542
• − Property taxes: −$973
• − Insurance: −$762
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$4,436
• Taxable loss: −$321
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $2,281/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

-1.5% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $152,500 NTREIS
• 2025-11-18 Listed $154,900 NTREIS
• 1997-06-02 Sold (Public Records) — Public Records

Property tax history

+14.7%/yr

Latest (2025): $973 · +11.6% YoY. Source: county tax records.