1109 W Crawford St · Denison, TX 75020

$85,000

3 bd · 2.0 ba · 1,314 sqft · SingleFamily public records · 50 Days on market

Built 1920 5,998 sqft lot $65/sqft · 51% below area ↓ 54% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Character, charm, and opportunity--1109 W Crawford in Denison delivers all three. This unique two-story home offers bright, inviting spaces, distinctive architectural details, and endless potential to make it truly your own. The flexible layout includes a second-floor studio or bedroom--perfect for a private retreat, creative space, or guest hideway. Mature trees frame the property, adding natural beauty and curb appeal. Located just minutes from Downtown Denison, you'll enjoy quick access to local shopes, dining, and vibrant community events. If you've been searching for something with personality and upside, this is your chance--schedule your showing today.

Key facts

• 5,998 sq ft lot
• Built 1920
• Listed 49 days

Property features AI

Finance

• Other: Property listed as Residential — Single Family Residence; No accessibility features listed
• Financial info: Listing accepts Cash and Conventional offers; No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: No garage; On-site parking; On-street parking
• Utilities: City water; City sewer; Electricity connected
• Home design: Single-family residence; Two levels
• Construction: Built in 1920; Wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: All-weather road access; City water; City sewer; Electricity connected; Lot under 0.5 acre (about 0.14 acre)

Interior

• Kitchen: Electric water heater (listed under appliances)
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Wood floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Six total rooms; One living area; One dining area; Other interior features
• Laundry & utility: Electric utilities connected

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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); 60% 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 $588 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: property tax is 2.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.79% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.77%
• DSCR: 2.15
• GRM: 4.7

CMA / ARV

• ARV (median comp): $172,769
• List price: $85,000
• Delta: -50.80%
• 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
1213 W Morgan St	0.16mi	3/1.0	1,336 (+2%)	1mo	$99,000	$74	85
1609 W Woodard St	0.48mi	3/2.0	1,288 (-2%)	1mo	$239,900	$186	73
401 N Mirick Ave	0.57mi	3/2.0	1,313 (-0%)	1mo	$209,000	$159	72
1231 W Woodard St	0.24mi	2/1.0 (-1)	1,257 (-4%)	2mo	$150,000	$119	71
925 W Nelson St	0.25mi	3/2.0	1,168 (-11%)	1mo	$87,500	$75	69
1029 W Hull St	0.50mi	3/2.0	1,375 (+5%)	1mo	$230,000	$167	68
811 W Woodard St	0.34mi	2/2.0 (-1)	1,202 (-8%)	0mo	$199,000	$166	65
1107 W Hull St	0.50mi	2/1.0 (-1)	1,280 (-3%)	0mo	$135,000	$105	63
1612 W Bond St	0.65mi	2/2.0 (-1)	1,273 (-3%)	1mo	$200,000	$157	59
728 W Walker St	0.62mi	3/2.0	1,148 (-13%)	1mo	$189,000	$165	49
615 W Gandy St	0.52mi	2/1.0 (-1)	1,493 (+14%)	1mo	$145,000	$97	43
1025 S Maurice Ave	0.66mi	3/1.5	1,504 (+14%)	0mo	$209,000	$139	43

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: 15.8%
• Equity multiple: 1.61×
• Total profit: $14,486
• Equity at exit: $12,674

10-year hold

• IRR: 21.9%
• Equity multiple: 2.59×
• Total profit: $37,947
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$446
• Tax from tax record: −$207 /mo · $2,478/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $511

Break-even live

Break-even rent $870

Max offer price $85,000

Occupancy floor 61%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	43d	1	0.09mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	21d	1	0.10mi
900 W Chestnut St Denison, TX	3.0	2.0	1742	$1,695	$0.97	43d	1	0.18mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	21d	1	0.21mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	21d	1	0.22mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	43d	1	0.25mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	21d	1	0.26mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.30mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	43d	1	0.33mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	43d	1	0.37mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	21d	1	0.38mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	21d	1	0.39mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	21d	1	0.40mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	21d	1	0.40mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	43d	1	0.43mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	43d	1	0.48mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	43d	1	0.52mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.54mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	43d	1	0.56mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	21d	1	0.58mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	43d	1	0.61mi
1012 S Maurice Ave Denison, TX	3.0	2.0	1600	$1,895	$1.18	43d	1	0.65mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	21d	1	0.70mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	43d	1	0.71mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	21d	1	0.71mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	43d	1	0.74mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	44d	1	0.81mi
1721 W Walker St Denison, TX	2.0	1.0	1322	$1,400	$1.06	43d	1	0.82mi
1602 W Elm St Denison, TX	3.0	2.0	1141	$1,495	$1.31	43d	1	0.83mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	44d	1	0.84mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	21d	1	0.84mi
514 N Rusk Ave Denison, TX	3.0	2.0	1173	$1,450	$1.24	43d	1	0.87mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.88mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.88mi
1905 W Morton St #20 Denison, TX	2.0	1.5	1008	$1,250	$1.24	43d	1	0.90mi
1225 W Hanna St Denison, TX	3.0	1.5	1500	$1,600	$1.07	43d	1	0.95mi
401 W Elm St Denison, TX	3.0	2.5	1506	$1,850	$1.23	43d	1	0.96mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,575	$1.31	43d	1	0.96mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,550	$1.29	21d	1	0.96mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	21d	1	1.05mi

Listing history 27 events

1. 2026-06-19
   days on market $85,000 Active 50 DOM
2. 2026-06-18
   days on market $85,000 Active 49 DOM
3. 2026-06-17
   days on market $85,000 Active 48 DOM
4. 2026-06-16
   days on market $85,000 Active 47 DOM
5. 2026-06-15
   days on market $85,000 Active 46 DOM
6. 2026-06-14
   days on market $85,000 Active 44 DOM
7. 2026-06-13
   days on market $85,000 Active 43 DOM
8. 2026-06-10
   days on market $85,000 Active 41 DOM
9. 2026-06-09
   days on market $85,000 Active 40 DOM
10. 2026-06-08
    days on market $85,000 Active 39 DOM
11. 2026-06-07
    days on market $85,000 Active 38 DOM
12. 2026-06-05
    days on market $85,000 Active 35 DOM
13. 2026-06-03
    days on market $85,000 Active 34 DOM
14. 2026-06-02
    days on market $85,000 Active 33 DOM
15. 2026-06-01
    days on market $85,000 Active 32 DOM
16. 2026-05-31
    days on market $85,000 Active 31 DOM
17. 2026-05-30
    days on market $85,000 Active 30 DOM
18. 2026-04-30
    listed $85,000 Active 670-char remark
19. 2026-01-19
    historical
20. 2025-12-05
    price $99,999
21. 2025-05-06
    price $135,000
22. 2025-05-06
    status Active
23. 2024-11-12
    listed $185,000 Active
24. 2016-08-16
    soldstatus
25. 2011-06-08
    soldstatus
26. 2007-05-02
    soldstatus
27. 2001-07-30
    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: $2,478 · $207/mo
• Projected year-2 tax: $2,478 · $207/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,209
• − Mortgage interest: −$4,761
• − Property taxes: −$2,478
• − Insurance: −$425
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$2,473
• Taxable income: $5,158
• Est. tax owed @ 24.0%: −$1,238
• After-tax cash flow: $4,895/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

-54.1% since first listed

10 events — show timeline

• 2026-04-30 Listed $85,000 NTREIS
• 2026-01-19 Listing Removed — NTREIS
• 2025-12-05 Price Changed $99,999 NTREIS
• 2025-05-06 Price Changed $135,000 NTREIS
• 2025-05-06 Relisted — NTREIS
• 2024-11-12 Listed $185,000 NTREIS
• 2016-08-16 Sold (Public Records) — Public Records
• 2011-06-08 Sold (Public Records) — Public Records
• 2007-05-02 Sold (Public Records) — Public Records
• 2001-07-30 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,478 · -2.0% YoY. Source: county tax records.