4822 Fm 1753 · Denison, TX 75021

$139,403

4 bd · 3.0 ba · 2,262 sqft · SingleFamily public records · 278 Days on market

Built 1972 1.61 ac lot $62/sqft · 64% below area ↓ 7% 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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 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

FIXER UPPER! We just listed 4822 FM 1753 that is a potential gem awaiting your personal touch. This Four-bedroom, three-bathroom home has a cozy atmosphere with an exposed brick fireplace in the game room, making it an ideal area for gatherings. While the property does require some renovations and updates, it offers a solid foundation for customization. The detached storage shed adds practicality for additional space needs as well. This property presents an excellent opportunity for those seeking a project where they will be transforming a property to match their vision. This location is about an hour north of Dallas and right by the Texas-Oklahoma borderline. It is being sold AS IS but is on a large lot and has great potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• Large lot
• 1.61 acre lot
• Garage

Tags

• EXPOSED BRICK FIREPLACE
• DETACHED STORAGE SHED
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/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: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Bells ISD (rural): math 63% / reading 53% proficiency, ranked #81 of 826 in TX (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 165 active listings in the ZIP; solid renter incomes; 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 $964 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,674 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 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 1972 — 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: 1.26% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 6.6

CMA / ARV

• ARV (median comp): $387,810
• List price: $139,403
• Delta: -64.05%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5146 FM 1753	0.38mi	3/2.0 (-1)	2,155 (-5%)	11mo	$395,000	$183	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $798
• Equity at exit: $20,785

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $30,973
• Equity at exit: $12,053

Cash invested: $39,033 (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 75021

• Home prices YoY: -17.3%
• Active inventory: 165
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,751 medium
• Mortgage (P&I): −$731
• Tax from tax record: −$228 /mo · $2,731/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $366

Break-even live

Break-even rent $1,287

Max offer price $139,403

Occupancy floor 74%

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: $34,851
• Closing costs: $4,182
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-09
   status $139,403 Pending 278 DOM
2. 2026-06-08
   days on market $139,403 Active 278 DOM
3. 2026-06-07
   days on market $139,403 Active 277 DOM
4. 2026-06-05
   days on market $139,403 Active 274 DOM
5. 2026-06-03
   days on market $139,403 Active 273 DOM
6. 2026-06-02
   days on market $139,403 Active 272 DOM
7. 2026-06-01
   days on market $139,403 Active 271 DOM
8. 2026-05-31
   days on market $139,403 Active 270 DOM
9. 2026-05-30
   days on market $139,403 Active 269 DOM
10. 2026-05-08
    status Pending 967-char remark

    Show marketing remark (967 chars)

    FIXER UPPER! We just listed 4822 FM 1753 that is a potential gem awaiting your personal touch. This Four-bedroom, three-bathroom home has a cozy atmosphere with an exposed brick fireplace in the game room, making it an ideal area for gatherings. While the property does require some renovations and updates, it offers a solid foundation for customization. The detached storage shed adds practicality for additional space needs as well. This property presents an excellent opportunity for those seeking a project where they will be transforming a property to match their vision. This location is about an hour north of Dallas and right by the Texas-Oklahoma borderline. It is being sold AS IS but is on a large lot and has great potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

11. 2026-02-19
    price $139,403 967-char remark

    Show marketing remark (967 chars)

    FIXER UPPER! We just listed 4822 FM 1753 that is a potential gem awaiting your personal touch. This Four-bedroom, three-bathroom home has a cozy atmosphere with an exposed brick fireplace in the game room, making it an ideal area for gatherings. While the property does require some renovations and updates, it offers a solid foundation for customization. The detached storage shed adds practicality for additional space needs as well. This property presents an excellent opportunity for those seeking a project where they will be transforming a property to match their vision. This location is about an hour north of Dallas and right by the Texas-Oklahoma borderline. It is being sold AS IS but is on a large lot and has great potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

12. 2025-08-13
    listed $145,403 Active 967-char remark

    Show marketing remark (967 chars)

    FIXER UPPER! We just listed 4822 FM 1753 that is a potential gem awaiting your personal touch. This Four-bedroom, three-bathroom home has a cozy atmosphere with an exposed brick fireplace in the game room, making it an ideal area for gatherings. While the property does require some renovations and updates, it offers a solid foundation for customization. The detached storage shed adds practicality for additional space needs as well. This property presents an excellent opportunity for those seeking a project where they will be transforming a property to match their vision. This location is about an hour north of Dallas and right by the Texas-Oklahoma borderline. It is being sold AS IS but is on a large lot and has great potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

13. 2025-08-13
    historical

    Show marketing remark (967 chars)

    FIXER UPPER! We just listed 4822 FM 1753 that is a potential gem awaiting your personal touch. This Four-bedroom, three-bathroom home has a cozy atmosphere with an exposed brick fireplace in the game room, making it an ideal area for gatherings. While the property does require some renovations and updates, it offers a solid foundation for customization. The detached storage shed adds practicality for additional space needs as well. This property presents an excellent opportunity for those seeking a project where they will be transforming a property to match their vision. This location is about an hour north of Dallas and right by the Texas-Oklahoma borderline. It is being sold AS IS but is on a large lot and has great potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

14. 2025-06-30
    historical
15. 2025-04-17
    status Active
16. 2025-03-14
    status Pending
17. 2024-09-18
    listed $145,403 Active
18. 2024-09-11
    price $145,403
19. 2024-06-06
    listed $149,900 Active
20. 1998-10-27
    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: $2,731 · $228/mo
• Projected year-2 tax: $2,731 · $228/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 · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,007
• − Mortgage interest: −$7,809
• − Property taxes: −$2,731
• − Insurance: −$697
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$4,055
• Taxable income: $2,354
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $3,830/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: Bells ISD
• NCES district ID: 4809780
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 53% ▼ -3.00%
• Median HH income: $53,905
• Composite: 49.84/100
• National rank: #1949
• State rank: #81 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

• County: Grayson County · 108,053 people
• City population: 34,008
• Metro: Sherman-Denison, TX
• Population (ZIP): 9,173
• Household income: $83,067
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 124.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 9% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Iranian 3% Italian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

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: ▼ -59.91%
• Current HPI: 285.7502
• Rent YoY: —
• 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

-7.0% since first listed

11 events — show timeline

• 2026-05-08 Pending — HARMLS
• 2026-02-19 Price Changed $139,403 HARMLS
• 2025-08-13 Listing Removed — HARMLS
• 2025-08-13 Listed $145,403 HARMLS
• 2025-06-30 Listing Removed — NTREIS
• 2025-04-17 Relisted — HARMLS
• 2025-03-14 Pending — HARMLS
• 2024-09-18 Listed $145,403 HARMLS
• 2024-09-11 Price Changed $145,403 NTREIS
• 2024-06-06 Listed $149,900 NTREIS
• 1998-10-27 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,731 · -1.7% YoY. Source: county tax records.