905 Seymore Cir · Denison, TX 75020

$139,000

3 bd · 2.0 ba · 1,486 sqft · SingleFamily public records · 405 Days on market

Built 1968 6,447 sqft lot $94/sqft · 39% below area Est $229k · 39% under ↓ 27% 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 +17.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.6/10.0
• 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

Dont let this opportunity pass you by! This is a very well taken care of 3 bedroom, 2 bath residence, complete with a 2 car garage and a spacious enclosed patio with windows galore! Perfect for relaxing or entertaining. Nestled in a convenient location close to shopping, dining, major highways. There are only 8 homes in this peaceful cul-de-sac. Roof and HVAC are around 5-7 years old though we are not certain of age as this is an estate. This home offers both comfort and accessibility. Close to spur 503 and HWY 75. Inside, you’ll find a functional layout with generously sized rooms, dining area and 2 living areas. A very cozy place to call home. Priced to sell. You’ll have a hard time finding anything this clean and move in ready at this price. This one is a must see! Seller is exempt on disclosures.

Key facts

• 6,447 sq ft lot
• 2 garage spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (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; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $961 of loan paydown is wiped out by about $4k 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 405 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $51k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 405 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 1968 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 7.5

CMA / ARV

• ARV (median comp): $228,540
• List price: $139,000
• Delta: -39.18%
• 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
1130 Amsden Cir	0.20mi	3/2.0	1,471 (-1%)	4mo	$260,000	$177	86
901 W Dubois St	0.18mi	3/2.0	1,377 (-7%)	3mo	$249,000	$181	77
913 Amsden St	0.05mi	3/2.5	1,615 (+9%)	10mo	$255,000	$158	73
1020 Rice St	0.45mi	3/2.0	1,440 (-3%)	2mo	$209,900	$146	72
907 Thatcher St	0.12mi	3/2.0	1,280 (-14%)	2mo	$99,000	$77	70
3015 S Fannin Ave	0.39mi	4/2.0 (+1)	1,488 (+0%)	8mo	$195,000	$131	70
921 Baker St	0.30mi	4/2.0 (+1)	1,452 (-2%)	12mo	$140,000	$96	67
2520 S Scullin Ave	0.43mi	3/2.0	1,414 (-5%)	8mo	$284,000	$201	66
902 Rice St	0.40mi	3/2.0	1,424 (-4%)	12mo	$215,000	$151	64
1027 W Coffin St	0.53mi	3/2.0	1,430 (-4%)	10mo	$240,000	$168	61
930 W Florence St	0.54mi	3/2.0	1,377 (-7%)	6mo	$275,000	$200	58
901 W Ford St	0.63mi	3/2.0	1,317 (-11%)	13mo	$259,000	$197	40

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: -14.5%
• Equity multiple: 0.50×
• Total profit: $-19,586
• Equity at exit: $20,725

10-year hold

• IRR: -12.6%
• Equity multiple: 0.37×
• Total profit: $-24,467
• Equity at exit: $12,018

Cash invested: $38,920 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,547 high
• Mortgage (P&I): −$729
• Tax from tax record: −$321 /mo · $3,851/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $114

Break-even live

Break-even rent $1,402

Max offer price $139,000

Occupancy floor 88%

Sensitivity live

Price	-10% $193	-5% $154	+0% $114	+5% $75	+10% $36
Rent	-10% $-8	-5% $53	+0% $114	+5% $175	+10% $237
Rate	-1.0pp $184	-0.5pp $150	base $114	+0.5pp $78	+1.0pp $42

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1050 Dubois St Denison, TX	3.0	1.0	1284	$1,195	$0.93	21d	1	0.27mi
1001 Star St Denison, TX	2.0	1.0	1160	$1,575	$1.36	21d	1	0.29mi
514 Forrest Ln Denison, TX	3.0	2.0	1700	$1,500	$0.88	21d	1	0.38mi
604 Star St Denison, TX	3.0	2.0	1202	$1,500	$1.25	44d	1	0.38mi
1021 Rice St Unit 102 Denison, TX	2.0	2.0	1013	$1,125	$1.11	44d	1	0.50mi
531 W Collins St Unit NA Denison, TX	4.0	2.0	1080	$1,560	$1.44	21d	1	0.53mi
811 W Coffin St Denison, TX	3.0	2.5	1422	$1,600	$1.13	44d	1	0.54mi
2624 S Fannin Ave Denison, TX	3.0	2.5	1322	$1,500	$1.13	44d	1	0.55mi
2400 S Barrett Ave Denison, TX	3.0	2.0	1090	$1,349	$1.24	44d	1	0.55mi
2516 S Fannin Ave Denison, TX	3.0	2.0	1246	$1,425	$1.14	21d	1	0.60mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	21d	1	0.95mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	21d	1	0.97mi
105 E Ford St Denison, TX	3.0	2.0	1563	$1,525	$0.98	21d	1	1.01mi
1931 Ave a Denison, TX	4.0	3.0	1450	$1,695	$1.17	44d	1	1.06mi
1921 Ave a Denison, TX	4.0	3.0	1700	$1,995	$1.17	44d	1	1.07mi
1225 W Hanna St Denison, TX	3.0	1.5	1500	$1,600	$1.07	44d	1	1.10mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	21d	2	1.25mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	44d	1	1.33mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	45d	1	1.43mi
1730 S Center St Denison, TX	4.0	1.5	1700	$1,500	$0.88	44d	1	1.43mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	44d	1	1.45mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	44d	1	1.46mi

Listing history 25 events

1. 2026-06-19
   days on market $139,000 Active 405 DOM
2. 2026-06-18
   days on market $139,000 Active 404 DOM
3. 2026-06-17
   days on market $139,000 Active 403 DOM
4. 2026-06-16
   days on market $139,000 Active 402 DOM
5. 2026-06-15
   days on market $139,000 Active 401 DOM
6. 2026-06-14
   days on market $139,000 Active 399 DOM
7. 2026-06-13
   days on market $139,000 Active 398 DOM
8. 2026-06-10
   days on market $139,000 Active 396 DOM
9. 2026-06-09
   days on market $139,000 Active 395 DOM
10. 2026-06-08
    days on market $139,000 Active 394 DOM
11. 2026-06-07
    days on market $139,000 Active 393 DOM
12. 2026-06-05
    days on market $139,000 Active 390 DOM
13. 2026-06-03
    days on market $139,000 Active 389 DOM
14. 2026-06-02
    days on market $139,000 Active 388 DOM
15. 2026-06-01
    days on market $139,000 Active 387 DOM
16. 2026-05-31
    days on market $139,000 Active 386 DOM
17. 2026-05-30
    days on market $139,000 Active 385 DOM
18. 2026-05-18
    price $139,000 824-char remark

    Show marketing remark (824 chars)

    Dont let this opportunity pass you by! This is a very well taken care of 3 bedroom, 2 bath residence, complete with a 2 car garage and a spacious enclosed patio with windows galore! Perfect for relaxing or entertaining. Nestled in a convenient location close to shopping, dining, major highways. There are only 8 homes in this peaceful cul-de-sac. Roof and HVAC are around 5-7 years old though we are not certain of age as this is an estate. This home offers both comfort and accessibility. Close to spur 503 and HWY 75. Inside, you’ll find a functional layout with generously sized rooms, dining area and 2 living areas. A very cozy place to call home. Priced to sell. You’ll have a hard time finding anything this clean and move in ready at this price. This one is a must see! Seller is exempt on disclosures.

19. 2026-05-11
    status Active 824-char remark

    Show marketing remark (824 chars)

    Dont let this opportunity pass you by! This is a very well taken care of 3 bedroom, 2 bath residence, complete with a 2 car garage and a spacious enclosed patio with windows galore! Perfect for relaxing or entertaining. Nestled in a convenient location close to shopping, dining, major highways. There are only 8 homes in this peaceful cul-de-sac. Roof and HVAC are around 5-7 years old though we are not certain of age as this is an estate. This home offers both comfort and accessibility. Close to spur 503 and HWY 75. Inside, you’ll find a functional layout with generously sized rooms, dining area and 2 living areas. A very cozy place to call home. Priced to sell. You’ll have a hard time finding anything this clean and move in ready at this price. This one is a must see! Seller is exempt on disclosures.

20. 2026-05-10
    historical Active Option Contract 824-char remark

    Show marketing remark (824 chars)

    Dont let this opportunity pass you by! This is a very well taken care of 3 bedroom, 2 bath residence, complete with a 2 car garage and a spacious enclosed patio with windows galore! Perfect for relaxing or entertaining. Nestled in a convenient location close to shopping, dining, major highways. There are only 8 homes in this peaceful cul-de-sac. Roof and HVAC are around 5-7 years old though we are not certain of age as this is an estate. This home offers both comfort and accessibility. Close to spur 503 and HWY 75. Inside, you’ll find a functional layout with generously sized rooms, dining area and 2 living areas. A very cozy place to call home. Priced to sell. You’ll have a hard time finding anything this clean and move in ready at this price. This one is a must see! Seller is exempt on disclosures.

21. 2026-03-30
    price $159,900 824-char remark

    Show marketing remark (824 chars)

    Dont let this opportunity pass you by! This is a very well taken care of 3 bedroom, 2 bath residence, complete with a 2 car garage and a spacious enclosed patio with windows galore! Perfect for relaxing or entertaining. Nestled in a convenient location close to shopping, dining, major highways. There are only 8 homes in this peaceful cul-de-sac. Roof and HVAC are around 5-7 years old though we are not certain of age as this is an estate. This home offers both comfort and accessibility. Close to spur 503 and HWY 75. Inside, you’ll find a functional layout with generously sized rooms, dining area and 2 living areas. A very cozy place to call home. Priced to sell. You’ll have a hard time finding anything this clean and move in ready at this price. This one is a must see! Seller is exempt on disclosures.

22. 2026-01-12
    price $169,000 824-char remark

    Show marketing remark (824 chars)

    Dont let this opportunity pass you by! This is a very well taken care of 3 bedroom, 2 bath residence, complete with a 2 car garage and a spacious enclosed patio with windows galore! Perfect for relaxing or entertaining. Nestled in a convenient location close to shopping, dining, major highways. There are only 8 homes in this peaceful cul-de-sac. Roof and HVAC are around 5-7 years old though we are not certain of age as this is an estate. This home offers both comfort and accessibility. Close to spur 503 and HWY 75. Inside, you’ll find a functional layout with generously sized rooms, dining area and 2 living areas. A very cozy place to call home. Priced to sell. You’ll have a hard time finding anything this clean and move in ready at this price. This one is a must see! Seller is exempt on disclosures.

23. 2025-11-08
    price $179,000 824-char remark

    Show marketing remark (824 chars)

    Dont let this opportunity pass you by! This is a very well taken care of 3 bedroom, 2 bath residence, complete with a 2 car garage and a spacious enclosed patio with windows galore! Perfect for relaxing or entertaining. Nestled in a convenient location close to shopping, dining, major highways. There are only 8 homes in this peaceful cul-de-sac. Roof and HVAC are around 5-7 years old though we are not certain of age as this is an estate. This home offers both comfort and accessibility. Close to spur 503 and HWY 75. Inside, you’ll find a functional layout with generously sized rooms, dining area and 2 living areas. A very cozy place to call home. Priced to sell. You’ll have a hard time finding anything this clean and move in ready at this price. This one is a must see! Seller is exempt on disclosures.

24. 2025-05-09
    listed $189,900 Active 824-char remark

    Show marketing remark (824 chars)

    Dont let this opportunity pass you by! This is a very well taken care of 3 bedroom, 2 bath residence, complete with a 2 car garage and a spacious enclosed patio with windows galore! Perfect for relaxing or entertaining. Nestled in a convenient location close to shopping, dining, major highways. There are only 8 homes in this peaceful cul-de-sac. Roof and HVAC are around 5-7 years old though we are not certain of age as this is an estate. This home offers both comfort and accessibility. Close to spur 503 and HWY 75. Inside, you’ll find a functional layout with generously sized rooms, dining area and 2 living areas. A very cozy place to call home. Priced to sell. You’ll have a hard time finding anything this clean and move in ready at this price. This one is a must see! Seller is exempt on disclosures.

25. 2000-03-22
    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: $3,851 · $321/mo
• Projected year-2 tax: $3,851 · $321/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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $18,564
• − Mortgage interest: −$7,786
• − Property taxes: −$3,851
• − Insurance: −$695
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$4,044
• Taxable loss: −$782
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $1,560/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

-26.8% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $139,000 NTREIS
• 2026-05-11 Relisted — NTREIS
• 2026-05-10 Contingent — NTREIS
• 2026-03-30 Price Changed $159,900 NTREIS
• 2026-01-12 Price Changed $169,000 NTREIS
• 2025-11-08 Price Changed $179,000 NTREIS
• 2025-05-09 Listed $189,900 NTREIS
• 2000-03-22 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,851 · +5.3% YoY. Source: county tax records.