614 Rice St · Denison, TX 75020

$159,000

2 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 132 Days on market

Built 1910 6,490 sqft lot $151/sqft · 26% below area Est $216k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.6/30.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

More Room Than You Expect — 2 Bedrooms, 2 Baths, and a Flexible Layout! Bright, inviting, and surprisingly spacious, this well-maintained Denison home offers comfortable living with a layout that simply works. The living area opens naturally to the kitchen, creating a space that feels connected and easy to enjoy day-to-day. Two generously sized bedrooms and two full baths provide flexibility that’s hard to find at this price point, while a separate laundry area and bonus space offer room for a desk, hobbies, or additional storage. The home blends vintage character with everyday functionality, creating a warm, livable feel from the moment you step inside. Outside, the manageable yard and covered outdoor area offer a comfortable place to relax, entertain, or enjoy a quiet evening without the upkeep of a larger property. Conveniently located with quick access to Spur 503 and Hwy 75, the home is just minutes from downtown Denison, local shopping, dining, and a short drive to Lake Texoma—offering a balance of in-town living and nearby recreation. Whether you’re purchasing your first home, downsizing, or looking for a solid long-term investment, this property offers comfort, functionality, and value in a price range where options like this are becoming harder to find. Schedule a showing and experience how practical and comfortable this home feels in person. It’s one of those homes that feels bigger and more comfortable in person than you expect—plus it has two full baths, which is hard to find at this price.

Key facts

• Manageable yard
• Flexible layout
• Bonus space

Tags

• FLEXIBLE LAYOUT
• SEPARATE LAUNDRY AREA
• BONUS SPACE
• MANAGEABLE YARD
• COVERED OUTDOOR AREA
• QUICK ACCESS TO SPUR 503

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-79 ($-952/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (12.8% below list).
• Recommended offer: $139k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.9% 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); Henry Scott Middle (math 36% / reading 48%, grade D-, #572 of 1,662 statewide, top 36%, 749 students, 66% FRL); Denison H S (math 53% / reading 53%, grade C-, #437 of 1,632 statewide, top 27%, 1,310 students, 58% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents flat; 492 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 132 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $138,683 (12.8% 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. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 9.6

CMA / ARV

• ARV (median comp): $216,148
• List price: $159,000
• Delta: -26.44%
• 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
513 W Coffin St	0.14mi	3/1.0 (+1)	1,049 (-1%)	2mo	$62,500	$60	81
124 Mark Dr	0.57mi	2/1.5	1,020 (-3%)	3mo	$139,900	$137	64
125 Mark Dr	0.58mi	3/2.0 (+1)	1,076 (+2%)	2mo	$175,000	$163	63
926 Baker St	0.35mi	3/2.0 (+1)	1,128 (+7%)	8mo	$202,500	$180	61
923 Dubois St	0.38mi	3/2.0 (+1)	1,148 (+9%)	6mo	$89,000	$78	58
905 Thatcher St	0.39mi	3/2.0 (+1)	936 (-11%)	1mo	$149,000	$159	57
531 W Bullock St	0.56mi	3/1.0 (+1)	996 (-6%)	4mo	$159,900	$161	52
515 Forrest Ln	0.59mi	3/1.5 (+1)	980 (-7%)	4mo	$145,000	$148	50
513 Joy Ln	0.65mi	3/1.5 (+1)	1,126 (+7%)	2mo	$135,000	$120	49
933 W Ford St	0.40mi	2/1.0	910 (-14%)	8mo	$160,000	$176	48
1043 Star St	0.50mi	3/2.0 (+1)	1,203 (+14%)	8mo	$139,900	$116	42
1023 W Bullock St	0.67mi	3/1.0 (+1)	900 (-15%)	7mo	$120,500	$134	29

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: -23.4%
• Equity multiple: 0.22×
• Total profit: $-34,747
• Equity at exit: $23,707

10-year hold

• IRR: -30.0%
• Equity multiple: -0.17×
• Total profit: $-51,955
• Equity at exit: $13,747

Cash invested: $44,520 (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: 492
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$834
• Tax from tax record: −$275 /mo · $3,298/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-79

Break-even live

Break-even rent $1,487

Max offer price $144,989

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-34	+0% $-79	+5% $-124	+10% $-169
Rent	-10% $-189	-5% $-134	+0% $-79	+5% $-25	+10% $30
Rate	-1.0pp $1	-0.5pp $-39	base $-79	+0.5pp $-121	+1.0pp $-162

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 S Barrett Ave Denison, TX	3.0	2.0	1090	$1,349	$1.24	45d	1	0.08mi
615 W Coffin St Denison, TX	2.0	1.0	800	$1,250	$1.56	23d	1	0.10mi
2516 S Fannin Ave Denison, TX	3.0	2.0	1246	$1,425	$1.14	23d	1	0.17mi
604 Star St Denison, TX	3.0	2.0	1202	$1,500	$1.25	45d	1	0.18mi
2624 S Fannin Ave Denison, TX	3.0	2.5	1322	$1,500	$1.13	45d	1	0.19mi
811 W Coffin St Denison, TX	3.0	2.5	1422	$1,600	$1.13	45d	1	0.20mi
1001 Star St Denison, TX	2.0	1.0	1160	$1,575	$1.36	23d	1	0.40mi
1021 Rice St Unit 102 Denison, TX	2.0	2.0	1013	$1,125	$1.11	45d	1	0.47mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	23d	1	0.54mi
1050 Dubois St Denison, TX	3.0	1.0	1284	$1,195	$0.93	23d	1	0.55mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	23d	1	0.57mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	23d	2	0.74mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	45d	1	0.83mi
1225 W Hanna St Denison, TX	3.0	1.5	1500	$1,600	$1.07	45d	1	0.84mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	46d	1	0.93mi
818 W Texas St Denison, TX	3.0	1.0	720	$1,100	$1.53	23d	1	0.99mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	45d	1	1.03mi
120 E Monterey St Unit 120 Denison, TX	2.0	1.0	800	$900	$1.12	46d	1	1.06mi
224 W Hull St Unit B Denison, TX	1.0	1.0	743	$999	$1.34	45d	1	1.10mi
224 W Hull St Unit A Denison, TX	2.0	1.0	743	$1,250	$1.68	45d	1	1.10mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	23d	2	1.12mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	45d	1	1.12mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	45d	1	1.13mi
523 E Hanna St Denison, TX	3.0	2.0	1344	$1,595	$1.19	45d	1	1.16mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	45d	1	1.18mi
105 E Hull St Denison, TX	1.0	1.0	700	$1,200	$1.71	45d	1	1.20mi
1309 S 5th Ave Denison, TX	3.0	2.5	1224	$1,375	$1.12	45d	1	1.20mi
1309 S 5th Ave Unit 1311 Denison, TX	3.0	2.5	1224	$1,350	$1.10	45d	1	1.20mi
1309 S 5th Ave #1309 Denison, TX	3.0	2.5	1224	$1,325	$1.08	45d	1	1.20mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	23d	1	1.21mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	23d	1	1.21mi
505 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	45d	1	1.25mi
507 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	45d	1	1.26mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	45d	1	1.26mi
509 E Heron St Denison, TX	2.0	1.0	1324	$1,250	$0.94	45d	1	1.27mi
705 E Hanna St Denison, TX	3.0	2.0	1314	$1,600	$1.22	45d	1	1.27mi
517 E Heron St Denison, TX	3.0	2.0	1232	$1,550	$1.26	45d	1	1.27mi
630 E Acheson St Denison, TX	2.0	1.0	816	$1,225	$1.50	23d	1	1.30mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	23d	1	1.32mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	23d	1	1.37mi

Listing history 39 events

1. 2026-06-22
   days on market $159,000 Active 132 DOM
2. 2026-06-19
   days on market $159,000 Active 130 DOM
3. 2026-06-18
   days on market $159,000 Active 129 DOM
4. 2026-06-17
   days on market $159,000 Active 128 DOM
5. 2026-06-16
   days on market $159,000 Active 127 DOM
6. 2026-06-15
   days on market $159,000 Active 126 DOM
7. 2026-06-14
   days on market $159,000 Active 124 DOM
8. 2026-06-13
   days on market $159,000 Active 123 DOM
9. 2026-06-10
   days on market $159,000 Active 121 DOM
10. 2026-06-09
    days on market $159,000 Active 120 DOM
11. 2026-06-08
    days on market $159,000 Active 119 DOM
12. 2026-06-07
    days on market $159,000 Active 118 DOM
13. 2026-06-05
    days on market $159,000 Active 115 DOM
14. 2026-06-03
    days on market $159,000 Active 114 DOM
15. 2026-06-02
    days on market $159,000 Active 113 DOM
16. 2026-06-01
    days on market $159,000 Active 112 DOM
17. 2026-05-31
    days on market $159,000 Active 111 DOM
18. 2026-05-30
    days on market $159,000 Active 110 DOM
19. 2026-04-01
    status Active 1584-char remark

    Show marketing remark (1584 chars)

    More Room Than You Expect — 2 Bedrooms, 2 Baths, and a Flexible Layout! Bright, inviting, and surprisingly spacious, this well-maintained Denison home offers comfortable living with a layout that simply works. The living area opens naturally to the kitchen, creating a space that feels connected and easy to enjoy day-to-day. Two generously sized bedrooms and two full baths provide flexibility that’s hard to find at this price point, while a separate laundry area and bonus space offer room for a desk, hobbies, or additional storage. The home blends vintage character with everyday functionality, creating a warm, livable feel from the moment you step inside. Outside, the manageable yard and covered outdoor area offer a comfortable place to relax, entertain, or enjoy a quiet evening without the upkeep of a larger property. Conveniently located with quick access to Spur 503 and Hwy 75, the home is just minutes from downtown Denison, local shopping, dining, and a short drive to Lake Texoma—offering a balance of in-town living and nearby recreation. Whether you’re purchasing your first home, downsizing, or looking for a solid long-term investment, this property offers comfort, functionality, and value in a price range where options like this are becoming harder to find. Schedule a showing and experience how practical and comfortable this home feels in person. It’s one of those homes that feels bigger and more comfortable in person than you expect—plus it has two full baths, which is hard to find at this price.

20. 2026-03-28
    status Pending 1584-char remark

    Show marketing remark (1584 chars)

    More Room Than You Expect — 2 Bedrooms, 2 Baths, and a Flexible Layout! Bright, inviting, and surprisingly spacious, this well-maintained Denison home offers comfortable living with a layout that simply works. The living area opens naturally to the kitchen, creating a space that feels connected and easy to enjoy day-to-day. Two generously sized bedrooms and two full baths provide flexibility that’s hard to find at this price point, while a separate laundry area and bonus space offer room for a desk, hobbies, or additional storage. The home blends vintage character with everyday functionality, creating a warm, livable feel from the moment you step inside. Outside, the manageable yard and covered outdoor area offer a comfortable place to relax, entertain, or enjoy a quiet evening without the upkeep of a larger property. Conveniently located with quick access to Spur 503 and Hwy 75, the home is just minutes from downtown Denison, local shopping, dining, and a short drive to Lake Texoma—offering a balance of in-town living and nearby recreation. Whether you’re purchasing your first home, downsizing, or looking for a solid long-term investment, this property offers comfort, functionality, and value in a price range where options like this are becoming harder to find. Schedule a showing and experience how practical and comfortable this home feels in person. It’s one of those homes that feels bigger and more comfortable in person than you expect—plus it has two full baths, which is hard to find at this price.

21. 2026-02-19
    price $165,000 1584-char remark

    Show marketing remark (1584 chars)

    More Room Than You Expect — 2 Bedrooms, 2 Baths, and a Flexible Layout! Bright, inviting, and surprisingly spacious, this well-maintained Denison home offers comfortable living with a layout that simply works. The living area opens naturally to the kitchen, creating a space that feels connected and easy to enjoy day-to-day. Two generously sized bedrooms and two full baths provide flexibility that’s hard to find at this price point, while a separate laundry area and bonus space offer room for a desk, hobbies, or additional storage. The home blends vintage character with everyday functionality, creating a warm, livable feel from the moment you step inside. Outside, the manageable yard and covered outdoor area offer a comfortable place to relax, entertain, or enjoy a quiet evening without the upkeep of a larger property. Conveniently located with quick access to Spur 503 and Hwy 75, the home is just minutes from downtown Denison, local shopping, dining, and a short drive to Lake Texoma—offering a balance of in-town living and nearby recreation. Whether you’re purchasing your first home, downsizing, or looking for a solid long-term investment, this property offers comfort, functionality, and value in a price range where options like this are becoming harder to find. Schedule a showing and experience how practical and comfortable this home feels in person. It’s one of those homes that feels bigger and more comfortable in person than you expect—plus it has two full baths, which is hard to find at this price.

22. 2026-02-06
    price $168,000 1584-char remark

    Show marketing remark (1584 chars)

    More Room Than You Expect — 2 Bedrooms, 2 Baths, and a Flexible Layout! Bright, inviting, and surprisingly spacious, this well-maintained Denison home offers comfortable living with a layout that simply works. The living area opens naturally to the kitchen, creating a space that feels connected and easy to enjoy day-to-day. Two generously sized bedrooms and two full baths provide flexibility that’s hard to find at this price point, while a separate laundry area and bonus space offer room for a desk, hobbies, or additional storage. The home blends vintage character with everyday functionality, creating a warm, livable feel from the moment you step inside. Outside, the manageable yard and covered outdoor area offer a comfortable place to relax, entertain, or enjoy a quiet evening without the upkeep of a larger property. Conveniently located with quick access to Spur 503 and Hwy 75, the home is just minutes from downtown Denison, local shopping, dining, and a short drive to Lake Texoma—offering a balance of in-town living and nearby recreation. Whether you’re purchasing your first home, downsizing, or looking for a solid long-term investment, this property offers comfort, functionality, and value in a price range where options like this are becoming harder to find. Schedule a showing and experience how practical and comfortable this home feels in person. It’s one of those homes that feels bigger and more comfortable in person than you expect—plus it has two full baths, which is hard to find at this price.

23. 2026-02-05
    listed $169,000 Active 1584-char remark

    Show marketing remark (1584 chars)

    More Room Than You Expect — 2 Bedrooms, 2 Baths, and a Flexible Layout! Bright, inviting, and surprisingly spacious, this well-maintained Denison home offers comfortable living with a layout that simply works. The living area opens naturally to the kitchen, creating a space that feels connected and easy to enjoy day-to-day. Two generously sized bedrooms and two full baths provide flexibility that’s hard to find at this price point, while a separate laundry area and bonus space offer room for a desk, hobbies, or additional storage. The home blends vintage character with everyday functionality, creating a warm, livable feel from the moment you step inside. Outside, the manageable yard and covered outdoor area offer a comfortable place to relax, entertain, or enjoy a quiet evening without the upkeep of a larger property. Conveniently located with quick access to Spur 503 and Hwy 75, the home is just minutes from downtown Denison, local shopping, dining, and a short drive to Lake Texoma—offering a balance of in-town living and nearby recreation. Whether you’re purchasing your first home, downsizing, or looking for a solid long-term investment, this property offers comfort, functionality, and value in a price range where options like this are becoming harder to find. Schedule a showing and experience how practical and comfortable this home feels in person. It’s one of those homes that feels bigger and more comfortable in person than you expect—plus it has two full baths, which is hard to find at this price.

24. 2026-01-30
    historical
25. 2025-10-29
    price $169,000
26. 2025-10-22
    price $176,000
27. 2025-08-02
    price $177,000
28. 2025-08-01
    listed $171,000 Active
29. 2022-03-10
    soldstatus Closed
30. 2022-03-10
    soldstatus
31. 2022-03-10
    soldstatus
32. 2022-03-02
    status Pending
33. 2022-02-02
    status Pending
34. 2022-01-23
    price $157,000
35. 2022-01-13
    listed $167,000 Active
36. 2021-08-27
    status Pending
37. 2021-08-25
    historical
38. 2021-08-19
    listed $85,000 Active
39. 2019-10-24
    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: $3,298 · $275/mo
• Projected year-2 tax: $3,298 · $275/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 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: $16,642
• − Mortgage interest: −$8,906
• − Property taxes: −$3,298
• − Insurance: −$795
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$4,625
• Taxable loss: −$3,646
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $-77/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

+94.1% since first listed

21 events — show timeline

• 2026-04-01 Relisted — NTREIS
• 2026-03-28 Pending — NTREIS
• 2026-02-19 Price Changed $165,000 NTREIS
• 2026-02-06 Price Changed $168,000 NTREIS
• 2026-02-05 Listed $169,000 NTREIS
• 2026-01-30 Listing Removed — NTREIS
• 2025-10-29 Price Changed $169,000 NTREIS
• 2025-10-22 Price Changed $176,000 NTREIS
• 2025-08-02 Price Changed $177,000 NTREIS
• 2025-08-01 Listed $171,000 NTREIS
• 2022-03-10 Sold (Public Records) — Public Records
• 2022-03-10 Sold (Public Records) — Public Records
• 2022-03-10 Sold (MLS) — NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-02-02 Pending — NTREIS
• 2022-01-23 Price Changed $157,000 NTREIS
• 2022-01-13 Listed $167,000 NTREIS
• 2021-08-27 Pending — NTREIS
• 2021-08-25 Listing Removed — NTREIS
• 2021-08-19 Listed $85,000 NTREIS
• 2019-10-24 Sold (Public Records) — Public Records

Property tax history

+14.6%/yr

Latest (2025): $3,298 · +2.0% YoY. Source: county tax records.