226 W Texas St · Denison, TX 75020

$95,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 70 Days on market

Built 1930 7,492 sqft lot $82/sqft · 43% below area Est $165k · 43% under ↓ 4% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Opportunity for a savvy investor seeking a renovation project with upside potential. This 1930-built single-family home offers 2 bedrooms, an 1 bathroom. The property provides a solid footprint for a rehab, allowing for interior updates and modernization to enhance value. Ideal for a handyman or investor looking to renovate for resale or rental, with flexibility to execute multiple strategies. The lot size adds additional appeal and potential for improved exterior presentation. Surrounding properties have shown strong results after renovation, supporting the opportunity for repositioning. This property requires TLC and is being sold as-is.

Key facts

• 7,492 sq ft lot
• Parking
• Built 1930

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 45d 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 $657 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 70 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.40% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.37%
• DSCR: 1.73
• GRM: 6.0

CMA / ARV

• ARV (median comp): $165,338
• List price: $95,000
• Delta: -42.54%
• 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
111 W Murray St	0.22mi	2/1.0	1,176 (+2%)	4mo	$72,500	$62	83
110 E Munson St	0.24mi	2/1.0	1,197 (+4%)	1mo	$129,900	$109	81
1110 S Houston Ave	0.18mi	2/1.0	1,060 (-8%)	4mo	$72,500	$68	76
617 W Bullock St	0.53mi	3/1.0 (+1)	1,236 (+7%)	4mo	$75,000	$61	55
925 W Nelson St	0.74mi	3/2.0 (+1)	1,168 (+1%)	1mo	$87,500	$75	54
408 W Day St	0.26mi	3/2.0 (+1)	1,313 (+14%)	5mo	$249,000	$190	52
901 W Munson St	0.59mi	3/2.0 (+1)	1,217 (+6%)	4mo	$199,900	$164	50
913 W Day St	0.63mi	3/2.0 (+1)	1,231 (+7%)	0mo	$149,000	$121	50
531 W Bullock St	0.50mi	3/1.0 (+1)	996 (-14%)	4mo	$159,900	$161	46
1006 W Texas St	0.66mi	3/2.0 (+1)	1,224 (+6%)	4mo	$155,000	$127	46
510 E Shepherd St	0.64mi	3/2.0 (+1)	1,042 (-10%)	4mo	$184,900	$177	42
622 E Heron St	0.72mi	3/2.0 (+1)	1,320 (+15%)	0mo	$193,500	$147	33

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $3,926
• Equity at exit: $14,165

10-year hold

• IRR: 10.4%
• Equity multiple: 1.70×
• Total profit: $18,528
• Equity at exit: $8,214

Cash invested: $26,600 (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: $1,327 high
• Mortgage (P&I): −$498
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $363

Break-even live

Break-even rent $868

Max offer price $95,000

Occupancy floor 68%

Sensitivity live

Price	-10% $417	-5% $390	+0% $363	+5% $336	+10% $309
Rent	-10% $258	-5% $310	+0% $363	+5% $415	+10% $468
Rate	-1.0pp $411	-0.5pp $387	base $363	+0.5pp $338	+1.0pp $313

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 W Hull St Unit B Denison, TX	1.0	1.0	743	$999	$1.34	44d	1	0.08mi
224 W Hull St Unit A Denison, TX	2.0	1.0	743	$1,250	$1.68	44d	1	0.08mi
105 E Hull St Denison, TX	1.0	1.0	700	$1,200	$1.71	44d	1	0.23mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	44d	1	0.24mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	21d	1	0.24mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	21d	1	0.25mi
120 E Monterey St Unit 120 Denison, TX	2.0	1.0	800	$900	$1.12	45d	1	0.25mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	21d	2	0.28mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	44d	1	0.28mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	21d	2	0.31mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	44d	1	0.33mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	45d	1	0.42mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	44d	1	0.46mi
809 S Travis Ave Denison, TX	3.0	2.0	1490	$1,595	$1.07	44d	1	0.49mi
818 W Texas St Denison, TX	3.0	1.0	720	$1,100	$1.53	21d	1	0.49mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.52mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	44d	1	0.54mi
313 E Nelson St Denison, TX	3.0	2.0	1279	$1,625	$1.27	21d	1	0.56mi
1309 S 5th Ave Unit 1311 Denison, TX	3.0	2.5	1224	$1,350	$1.10	44d	1	0.57mi
1309 S 5th Ave #1309 Denison, TX	3.0	2.5	1224	$1,325	$1.08	44d	1	0.57mi
1309 S 5th Ave Denison, TX	3.0	2.5	1224	$1,375	$1.12	44d	1	0.57mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	44d	1	0.59mi
505 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	44d	1	0.59mi
507 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	44d	1	0.60mi
327-329 E Nelson St #329 Denison, TX	3.0	2.0	1382	$1,625	$1.18	44d	1	0.60mi
509 E Heron St Denison, TX	2.0	1.0	1324	$1,250	$0.94	44d	1	0.61mi
517 E Heron St Denison, TX	3.0	2.0	1232	$1,550	$1.26	44d	1	0.62mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	44d	1	0.64mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	21d	1	0.65mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	21d	1	0.65mi
520 E Day St Denison, TX	3.0	1.0	1072	$1,225	$1.14	21d	1	0.66mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	21d	1	0.66mi
523 E Hanna St Denison, TX	3.0	2.0	1344	$1,595	$1.19	44d	1	0.69mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	21d	1	0.72mi
817 W Owing St Denison, TX	1.0	1.0	700	$800	$1.14	21d	1	0.72mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.74mi
317 W Main St #203 Denison, TX	1.0	1.0	1000	$1,600	$1.60	44d	1	0.74mi
317 W Main St Unit 202 Denison, TX	1.0	1.0	1000	$1,700	$1.70	44d	1	0.74mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	21d	1	0.76mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	44d	1	0.78mi

Listing history 22 events

1. 2026-06-19
   days on market $95,000 Active 70 DOM
2. 2026-06-18
   days on market $95,000 Active 69 DOM
3. 2026-06-17
   days on market $95,000 Active 68 DOM
4. 2026-06-16
   days on market $95,000 Active 67 DOM
5. 2026-06-15
   days on market $95,000 Active 66 DOM
6. 2026-06-14
   days on market $95,000 Active 64 DOM
7. 2026-06-13
   days on market $95,000 Active 63 DOM
8. 2026-06-10
   days on market $95,000 Active 61 DOM
9. 2026-06-09
   days on market $95,000 Active 60 DOM
10. 2026-06-08
    days on market $95,000 Active 59 DOM
11. 2026-06-07
    days on market $95,000 Active 58 DOM
12. 2026-06-05
    days on market $95,000 Active 55 DOM
13. 2026-06-03
    days on market $95,000 Active 54 DOM
14. 2026-06-02
    days on market $95,000 Active 53 DOM
15. 2026-06-01
    days on market $95,000 Active 52 DOM
16. 2026-05-31
    days on market $95,000 Active 51 DOM
17. 2026-05-30
    days on market $95,000 Active 50 DOM
18. 2026-04-27
    price $95,000 654-char remark

    Show marketing remark (654 chars)

    Opportunity for a savvy investor seeking a renovation project with upside potential. This 1930-built single-family home offers 2 bedrooms, an 1 bathroom. The property provides a solid footprint for a rehab, allowing for interior updates and modernization to enhance value. Ideal for a handyman or investor looking to renovate for resale or rental, with flexibility to execute multiple strategies. The lot size adds additional appeal and potential for improved exterior presentation. Surrounding properties have shown strong results after renovation, supporting the opportunity for repositioning. This property requires TLC and is being sold as-is.

19. 2026-04-10
    listed $99,000 Active 654-char remark

    Show marketing remark (654 chars)

    Opportunity for a savvy investor seeking a renovation project with upside potential. This 1930-built single-family home offers 2 bedrooms, an 1 bathroom. The property provides a solid footprint for a rehab, allowing for interior updates and modernization to enhance value. Ideal for a handyman or investor looking to renovate for resale or rental, with flexibility to execute multiple strategies. The lot size adds additional appeal and potential for improved exterior presentation. Surrounding properties have shown strong results after renovation, supporting the opportunity for repositioning. This property requires TLC and is being sold as-is.

20. 2022-07-29
    soldstatus
21. 2005-07-15
    soldstatus
22. 1982-10-18
    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: $1,773 · $148/mo
• Projected year-2 tax: $1,773 · $148/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 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: $15,924
• − Mortgage interest: −$5,321
• − Property taxes: −$1,773
• − Insurance: −$475
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$2,764
• Taxable income: $3,043
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $3,623/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

-4.0% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $95,000 NTREIS
• 2026-04-10 Listed $99,000 NTREIS
• 2022-07-29 Sold (Public Records) — Public Records
• 2005-07-15 Sold (Public Records) — Public Records
• 1982-10-18 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,773 · +9.8% YoY. Source: county tax records.