708 W Texas St · Denison, TX 75020

$145,000

3 bd · 1.0 ba · 1,698 sqft · SingleFamily public records · 28 Days on market

Built 1930 5,998 sqft lot $85/sqft · 26% below area Est $197k · 26% under ↓ 22% 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 +19.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +6.0/10.0
• 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

Step into comfort and confidence at 708 W Texas street in Denison. This freshly remodeled 3-bedroom, 2 bath home is truly move-in ready, featuring major system upgrades including new gas heaters, a new water heater, and updated electrical panel. Inside, you'll find fresh paint, an abundance of natural light, and stylishly updated kitchen and bathrooms designed for everyday living. The low-maintenance exgerior adds ease to your lifestyle, making this a turnkey opportunity you don't want to miss. Book your private tour today!

Key facts

• 5,998 sq ft lot
• Built 1930
• Listed 27 days

Property features AI

Finance

• Other: Possession at closing/funding; Listing status: Active; Listing source: Matrix
• Financial info: Lender listed as Bosse Enterprises; Loan treated as clear; No second mortgage; Listing terms: Cash or Conventional
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; Electricity connected; Individual water meter; All-weather road access
• Home design: Single family residence; Residential property; One story
• Construction: Built in 1930; Composition roof
• Exterior features: Storage; Lot smaller than 0.5 acre

Interior

• Kitchen: Kitchen on main level; No appliances included
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom approximately 10 x 10; Second bedroom approximately 10 x 10; Third bedroom approximately 7 x 7
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: One-level layout; One living area and one dining area; Seven total rooms; Other interior features
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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); 68% 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 $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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 6 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: 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 7.5

CMA / ARV

• ARV (median comp): $197,218
• List price: $145,000
• Delta: -26.48%
• 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
627 W Monterey St	0.06mi	3/2.0	1,600 (-6%)	1mo	$249,000	$156	82
700 W Monterey St	0.07mi	2/1.5 (-1)	1,445 (-15%)	2mo	$292,000	$202	63
525 W Hanna St	0.37mi	3/2.0	1,488 (-12%)	3mo	$178,500	$120	56
511 W Munson St	0.25mi	4/2.5 (+1)	1,932 (+14%)	3mo	$285,000	$148	52
1414 S Houston Ave	0.63mi	4/2.0 (+1)	1,636 (-4%)	4mo	$155,000	$95	52
1210 W Bullock St	0.65mi	4/2.5 (+1)	1,676 (-1%)	7mo	$200,000	$119	50
1201 Brookside Dr	0.49mi	3/2.0	1,474 (-13%)	2mo	$329,000	$223	50
1300 W Day St	0.56mi	3/2.0	1,508 (-11%)	2mo	$150,000	$99	49
1228 Woodlawn Cir	0.55mi	3/2.0	1,522 (-10%)	7mo	$210,000	$138	47
1025 S Maurice Ave	0.70mi	3/1.5	1,504 (-11%)	0mo	$209,000	$139	46
913 S Lamar Ave	0.66mi	2/1.5 (-1)	1,470 (-13%)	1mo	$54,200	$37	39
1130 W Bullock St	0.61mi	4/2.5 (+1)	1,525 (-10%)	8mo	$265,000	$174	37

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-18,306
• Equity at exit: $21,620

10-year hold

• IRR: -9.9%
• Equity multiple: 0.48×
• Total profit: $-20,930
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$760
• Tax from tax record: −$293 /mo · $3,519/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $153

Break-even live

Break-even rent $1,410

Max offer price $145,000

Occupancy floor 85%

Sensitivity live

Price	-10% $235	-5% $194	+0% $153	+5% $112	+10% $71
Rent	-10% $26	-5% $89	+0% $153	+5% $216	+10% $279
Rate	-1.0pp $226	-0.5pp $189	base $153	+0.5pp $115	+1.0pp $77

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 S Armstrong Ave Unit B Denison, TX	3.0	2.0	2068	$1,800	$0.87	44d	1	0.08mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	44d	1	0.08mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	44d	1	0.32mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	21d	1	0.38mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.41mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	44d	1	0.41mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	21d	1	0.45mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	44d	1	0.51mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	44d	1	0.54mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.55mi
1225 W Hanna St Denison, TX	3.0	1.5	1500	$1,600	$1.07	44d	1	0.56mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	21d	1	0.58mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	44d	1	0.62mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	44d	1	0.64mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	21d	1	0.64mi
1012 S Maurice Ave Denison, TX	3.0	2.0	1600	$1,895	$1.18	44d	1	0.65mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	21d	1	0.65mi
900 W Chestnut St Denison, TX	3.0	2.0	1742	$1,695	$0.97	44d	1	0.67mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	44d	1	0.67mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	44d	1	0.69mi
1921 Ave a Denison, TX	4.0	3.0	1700	$1,995	$1.17	44d	1	0.81mi
1931 Ave a Denison, TX	4.0	3.0	1450	$1,695	$1.17	44d	1	0.83mi
811 W Coffin St Denison, TX	3.0	2.5	1422	$1,600	$1.13	44d	1	0.86mi
809 S Travis Ave Denison, TX	3.0	2.0	1490	$1,595	$1.07	44d	1	0.87mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	21d	1	0.89mi
2400 S Barrett Ave Denison, TX	3.0	2.0	1090	$1,349	$1.24	44d	1	0.89mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	21d	1	0.89mi
313 E Nelson St Denison, TX	3.0	2.0	1279	$1,625	$1.27	21d	1	0.90mi
327-329 E Nelson St #329 Denison, TX	3.0	2.0	1382	$1,625	$1.18	44d	1	0.94mi
1309 S 5th Ave #1309 Denison, TX	3.0	2.5	1224	$1,325	$1.08	44d	1	0.96mi
1309 S 5th Ave Unit 1311 Denison, TX	3.0	2.5	1224	$1,350	$1.10	44d	1	0.96mi
1309 S 5th Ave Denison, TX	3.0	2.5	1224	$1,375	$1.12	44d	1	0.96mi
105 E Ford St Denison, TX	3.0	2.0	1563	$1,525	$0.98	21d	1	0.96mi
505 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	44d	1	0.99mi
507 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	44d	1	1.00mi
531 W Collins St Unit NA Denison, TX	4.0	2.0	1080	$1,560	$1.44	21d	1	1.00mi
2516 S Fannin Ave Denison, TX	3.0	2.0	1246	$1,425	$1.14	21d	1	1.01mi
509 E Heron St Denison, TX	2.0	1.0	1324	$1,250	$0.94	44d	1	1.01mi
517 E Heron St Denison, TX	3.0	2.0	1232	$1,550	$1.26	44d	1	1.02mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	44d	1	1.04mi

Listing history 13 events

1. 2026-06-19
   days on market $145,000 Active 28 DOM
2. 2026-06-18
   status $145,000 Active 27 DOM
3. 2026-04-30
   listed $145,000 Active 532-char remark
4. 2026-01-19
   historical
5. 2025-12-19
   price $145,000
6. 2025-12-15
   status Active
7. 2025-10-24
   status Pending
8. 2025-05-28
   status Active
9. 2025-05-06
   price $135,000
10. 2025-05-06
    status Active
11. 2024-11-12
    listed $185,000 Active
12. 2015-03-18
    soldstatus
13. 1983-02-22
    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: $3,519 · $293/mo
• Projected year-2 tax: $3,519 · $293/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 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: $19,241
• − Mortgage interest: −$8,122
• − Property taxes: −$3,519
• − Insurance: −$725
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$4,218
• Taxable loss: −$422
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $1,933/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

-21.6% since first listed

14 events — show timeline

• 2026-06-18 Relisted — NTREIS
• 2026-05-27 Pending — NTREIS
• 2026-05-19 Contingent — NTREIS
• 2026-04-30 Listed $145,000 NTREIS
• 2026-01-19 Listing Removed — NTREIS
• 2025-12-19 Price Changed $145,000 NTREIS
• 2025-12-15 Relisted — NTREIS
• 2025-10-24 Pending — NTREIS
• 2025-05-28 Relisted — NTREIS
• 2025-05-06 Price Changed $135,000 NTREIS
• 2025-05-06 Relisted — NTREIS
• 2024-11-12 Listed $185,000 NTREIS
• 2015-03-18 Sold (Public Records) — Public Records
• 1983-02-22 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $3,519 · -10.0% YoY. Source: county tax records.