705 W Crawford St · Denison, TX 75020

$895,000

10 bd · 12.5 ba · 7,508 sqft · MultiFamily public records · 22 Days on market

Built 1990 0.37 ac lot $119/sqft · 68% below area

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks MLS

6 unit townhome style apartment complex. 2 car private garages for each unit and backyards. No Sellers Disclosure as court ordered is exempt, 4 units have tenants, average rent $1,000 per month, 2 units are empty. Electric and water paid by landlord. Units are individually metered for electric estimated at $9228 yr, water approx $5796 yr and 1 water meter for whole complex. No information for repair costs. Leases attached Go and show for unit 705, 707. Call CSS for 709, 711, 713. 715 Open House from 1-7 PM Monday May 23 only - no other showings on 715. Final and best offers to be received by Tuesday, May 24th at noon.

Key facts

• Updated appliances
• Updated paint
• Updated flooring

Tags

• FULLY REMODELED UNITS
• UPDATED FLOORING
• UPDATED PAINT
• UPDATED APPLIANCES
• LARGE TWO-CAR GARAGE
• PRIME LOCATION NEAR SCHOOLS

Property features AI

Finance

• Other: Treat as clear loan type; Tenancy terms include short term (9 months or less) and over 9 months
• Financial info: 6 total units in 1 building; Occupancy rate 100%; Gross annual income $96,600; Gross annual expenses $13,977; Insurance expense $19,623; Net operating income $63,000; Capitalization rate 7.04%; Financing terms include cash, conventional, and 1031 exchange
• HOA & community: No association

Exterior

• Parking: 12 covered parking spaces; 20 total parking spaces; Garage faces rear; 12-car garage capacity
• Security: Smoke detector(s)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Residential income property; Multi-family; Accessory unit included
• Construction: Built in 1990; Siding and wood construction; Composition roof; Slab foundation
• Exterior features: Balcony; Covered porches; Covered patio; Patio; Rooftop deck/patio; Terrace; Few trees; Landscaped

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Two levels (multi-level bedrooms possible)
• Flooring: Carpet; Ceramic tile; Laminate
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; High-speed internet available; Walk-in closet(s); Window coverings

🏷️ Possibly a rental listed for sale. The $895,000 price doesn't fit this home's estimated sale value (~$2,790,599) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/?-bath units multifamily listed at $895k.

Deal economics

• At list price, monthly cash flow is $-979 ($-12k/yr) — negative. Per door: $-196/mo.
• To cash-flow at today's rent, offer at most $722k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $728k (18.7% below list).
• Recommended offer: $722k (19.3% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.8% in Denison — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Terrell El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 350 students, 76% FRL) — zoned schools average 76% FRL vs 54% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 485 active listings in the ZIP; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).
• At $7,277/mo this rent would consume 122% of the median local household income ($72k/yr) (locally 997% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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 22 days — a 2% lower offer ($882k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 15y 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: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $721,993 (19.3% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.69%
• DSCR: 0.79
• GRM: 10.2

CMA / ARV

• ARV (median comp): $2,790,599
• List price: $895,000
• Delta: -66.75%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -27.9%
• Equity multiple: 0.09×
• Total profit: $-227,941
• Equity at exit: $133,447

10-year hold

• IRR: -44.8%
• Equity multiple: -0.43×
• Total profit: $-358,167
• Equity at exit: $77,383

Cash invested: $250,600 (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: 51.2×

Monthly cashflow live

• Estimated rent: $7,277 high
• Mortgage (P&I): −$4,693
• Tax from tax record: −$1,662 /mo · $19,941/yr
• Insurance: −$373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,528
• Net cashflow: $-979

Break-even live

Break-even rent $8,517

Max offer price $721,993

Occupancy floor —

Sensitivity live

Price	-10% $-473	-5% $-726	+0% $-979	+5% $-1,233	+10% $-1,486
Rent	-10% $-1,554	-5% $-1,267	+0% $-979	+5% $-692	+10% $-404
Rate	-1.0pp $-529	-0.5pp $-752	base $-979	+0.5pp $-1,211	+1.0pp $-1,447

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	—	$7,275
Total (5 units)			$7,277

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: $223,750
• Closing costs: $26,850
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $895,000 Active 22 DOM
2. 2026-06-18
   days on market $895,000 Active 21 DOM
3. 2026-06-17
   days on market $895,000 Active 20 DOM
4. 2026-06-16
   days on market $895,000 Active 19 DOM
5. 2026-06-15
   days on market $895,000 Active 18 DOM
6. 2026-06-14
   days on market $895,000 Active 16 DOM
7. 2026-06-13
   days on market $895,000 Active 15 DOM
8. 2026-06-10
   days on market $895,000 Active 13 DOM
9. 2026-06-09
   days on market $895,000 Active 12 DOM
10. 2026-06-08
    days on market $895,000 Active 11 DOM
11. 2026-06-07
    days on market $895,000 Active 10 DOM
12. 2026-06-05
    days on market $895,000 Active 7 DOM
13. 2026-06-03
    days on market $895,000 Active 6 DOM
14. 2026-06-02
    days on market $895,000 Active 5 DOM
15. 2026-06-01
    days on market $895,000 Active 4 DOM
16. 2026-05-31
    days on market $895,000 Active 3 DOM
17. 2026-05-30
    days on market $895,000 Active 2 DOM
18. 2026-05-18
    historical
19. 2026-01-19
    price $928,000
20. 2025-11-04
    price $880,000
21. 2025-11-04
    status Active
22. 2025-10-31
    historical
23. 2025-08-10
    price $895,000
24. 2025-07-08
    status Active
25. 2025-07-07
    status Active
26. 2025-05-06
    price $935,000
27. 2025-04-04
    status Active
28. 2025-03-31
    historical
29. 2025-02-18
    price $987,000
30. 2024-12-24
    status Active
31. 2024-12-13
    historical Active Option Contract
32. 2024-12-13
    status Active
33. 2024-11-29
    listed $1,035,000 Active
34. 2023-11-01
    soldstatus
35. 2022-10-03
    soldstatus
36. 2022-10-03
    soldstatus
37. 2022-09-27
    soldstatus Closed 630-char remark

    Show marketing remark (630 chars)

    6 unit townhome style apartment complex. 2 car private garages for each unit and backyards. No Sellers Disclosure as court ordered is exempt, 4 units have tenants, average rent $1,000 per month, 2 units are empty. Electric and water paid by landlord. Units are individually metered for electric estimated at $9228 yr, water approx $5796 yr and 1 water meter for whole complex. No information for repair costs. Leases attached Go and show for unit 705, 707. Call CSS for 709, 711, 713. 715 Open House from 1-7 PM Monday May 23 only - no other showings on 715. Final and best offers to be received by Tuesday, May 24th at noon.

38. 2022-06-06
    status Pending 630-char remark

    Show marketing remark (630 chars)

    6 unit townhome style apartment complex. 2 car private garages for each unit and backyards. No Sellers Disclosure as court ordered is exempt, 4 units have tenants, average rent $1,000 per month, 2 units are empty. Electric and water paid by landlord. Units are individually metered for electric estimated at $9228 yr, water approx $5796 yr and 1 water meter for whole complex. No information for repair costs. Leases attached Go and show for unit 705, 707. Call CSS for 709, 711, 713. 715 Open House from 1-7 PM Monday May 23 only - no other showings on 715. Final and best offers to be received by Tuesday, May 24th at noon.

39. 2022-05-27
    historical Active Option Contract 630-char remark

    Show marketing remark (630 chars)

    6 unit townhome style apartment complex. 2 car private garages for each unit and backyards. No Sellers Disclosure as court ordered is exempt, 4 units have tenants, average rent $1,000 per month, 2 units are empty. Electric and water paid by landlord. Units are individually metered for electric estimated at $9228 yr, water approx $5796 yr and 1 water meter for whole complex. No information for repair costs. Leases attached Go and show for unit 705, 707. Call CSS for 709, 711, 713. 715 Open House from 1-7 PM Monday May 23 only - no other showings on 715. Final and best offers to be received by Tuesday, May 24th at noon.

40. 2022-05-16
    listed $400,000 Active 630-char remark

    Show marketing remark (630 chars)

    6 unit townhome style apartment complex. 2 car private garages for each unit and backyards. No Sellers Disclosure as court ordered is exempt, 4 units have tenants, average rent $1,000 per month, 2 units are empty. Electric and water paid by landlord. Units are individually metered for electric estimated at $9228 yr, water approx $5796 yr and 1 water meter for whole complex. No information for repair costs. Leases attached Go and show for unit 705, 707. Call CSS for 709, 711, 713. 715 Open House from 1-7 PM Monday May 23 only - no other showings on 715. Final and best offers to be received by Tuesday, May 24th at noon.

41. 2014-03-04
    soldstatus
42. 2014-02-28
    soldstatus Closed
43. 2014-02-21
    status Pending
44. 2013-12-31
    price $405,000
45. 2012-09-28
    listed $425,000 Active
46. 2012-09-24
    historical
47. 2012-09-24
    listed $4,250,000 Active
48. 2011-03-31
    soldstatus
49. 2011-03-30
    soldstatus Closed
50. 2011-03-11
    listed $390,000 Active

ⓘ 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: $19,941 · $1,662/mo
• Projected year-2 tax: $19,941 · $1,662/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 18% 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: $87,324
• − Mortgage interest: −$50,134
• − Property taxes: −$19,941
• − Insurance: −$4,475
• − Repairs & maintenance: −$6,986
• − Management: −$6,986
• − Depreciation: −$26,036
• Taxable loss: −$27,235
• Est. tax savings @ 24.0%: +$6,536
• After-tax cash flow: $-5,216/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

+129.5% since first listed

34 events — show timeline

• 2026-05-28 Listed $895,000 NTREIS
• 2026-05-18 Listing Removed — NTREIS
• 2026-01-19 Price Changed $928,000 NTREIS
• 2025-11-04 Price Changed $880,000 NTREIS
• 2025-11-04 Relisted — NTREIS
• 2025-10-31 Listing Removed — NTREIS
• 2025-08-10 Price Changed $895,000 NTREIS
• 2025-07-08 Relisted — NTREIS
• 2025-07-07 Relisted — NTREIS
• 2025-05-06 Price Changed $935,000 NTREIS
• 2025-04-04 Relisted — NTREIS
• 2025-03-31 Listing Removed — NTREIS
• 2025-02-18 Price Changed $987,000 NTREIS
• 2024-12-24 Relisted — NTREIS
• 2024-12-13 Contingent — NTREIS
• 2024-12-13 Relisted — NTREIS
• 2024-11-29 Listed $1,035,000 NTREIS
• 2023-11-01 Sold (Public Records) — Public Records
• 2022-10-03 Sold (Public Records) — Public Records
• 2022-10-03 Sold (Public Records) — Public Records
• 2022-09-27 Sold (MLS) — NTREIS
• 2022-06-06 Pending — NTREIS
• 2022-05-27 Contingent — NTREIS
• 2022-05-16 Listed $400,000 NTREIS
• 2014-03-04 Sold (Public Records) — Public Records
• 2014-02-28 Sold (MLS) — NTREIS
• 2014-02-21 Pending — NTREIS
• 2013-12-31 Price Changed $405,000 NTREIS
• 2012-09-28 Listed $425,000 NTREIS
• 2012-09-24 Listing Removed — NTREIS
• 2012-09-24 Listed $4,250,000 NTREIS
• 2011-03-31 Sold (Public Records) — Public Records
• 2011-03-30 Sold (MLS) — NTREIS
• 2011-03-11 Listed $390,000 NTREIS

Property tax history

+5.2%/yr

Latest (2025): $19,941 · -0.2% YoY. Source: county tax records.