728 W Walker St · Denison, TX 75020

$189,000

3 bd · 2.0 ba · 1,148 sqft · SingleFamily public records · 216 Days on market

Built 2016 9,017 sqft lot $165/sqft · 18% below area Est $232k · 18% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +6.9/30.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful 3-bedroom, 2-bath home in booming Denison, TX with seller offering flexible financing options including seller financing or rent-to-own, making this a great opportunity for buyers looking for alternative paths to homeownership! This property offers brand new paint and carpet, creating a clean, move-in ready feel throughout. Step inside to a light-filled living area with an open, inviting layout—perfect for relaxing or entertaining. The space flows seamlessly into an open kitchen with ample cabinet storage and generous counter space, making it ideal for everyday cooking and gatherings. The oversized primary suite serves as a comfortable retreat with a private en-suite bathroom. Secondary bedrooms are well-sized and provide flexibility for guests, a home office, or additional flex space to fit your needs. Enjoy a large fenced backyard with a convenient parking pad—perfect for extra vehicles, trailers, or guests. If you’re searching for a home with modern updates and an open layout, this property is a must-see. Schedule your showing today!

Key facts

• Parking pad
• Corner lot
• Ample storage

Tags

• CORNER LOT
• AMPLE STORAGE
• LARGE FENCED-IN BACKYARD
• PARKING PAD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (20.2% below list).
• Recommended offer: $138k (27.0% below list) — sets the bar for cash-flow.

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); 55% 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 $6k 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 216 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 12500% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $137,919 (27.0% 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. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.56%
• DSCR: 0.71
• GRM: 10.4

CMA / ARV

• ARV (median comp): $231,764
• List price: $189,000
• Delta: -18.45%
• 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
728 W Walker St	0.00mi	3/2.0	1,148 (0%)	1mo	$189,000	$165	100
829 W Sears St	0.21mi	2/1.0 (-1)	1,134 (-1%)	3mo	$159,000	$140	77
917 W Sears St	0.25mi	3/1.0	1,197 (+4%)	3mo	$99,900	$83	75
811 W Woodard St	0.34mi	2/2.0 (-1)	1,202 (+5%)	0mo	$199,000	$166	71
425 W Johnson	0.28mi	3/2.0	1,257 (+10%)	1mo	$215,000	$171	70
1320 W Morton St	0.55mi	3/2.0	1,160 (+1%)	4mo	$94,900	$82	70
401 N Mirick Ave	0.24mi	3/2.0	1,313 (+14%)	1mo	$209,000	$159	64
1231 W Main St	0.61mi	2/1.5 (-1)	1,203 (+5%)	4mo	$184,900	$154	54
410 N Houston Ave	0.65mi	3/2.0	1,271 (+11%)	3mo	$226,400	$178	49
1231 W Woodard St	0.56mi	2/1.0 (-1)	1,257 (+10%)	2mo	$150,000	$119	48
1221 W Crawford St	0.70mi	3/1.0	1,032 (-10%)	4mo	$145,000	$141	43
1326 W Sears St	0.58mi	2/1.0 (-1)	1,318 (+15%)	2mo	$118,900	$90	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: -31.4%
• Equity multiple: -0.01×
• Total profit: $-53,260
• Equity at exit: $28,181

10-year hold

• IRR: -59.6%
• Equity multiple: -0.63×
• Total profit: $-86,380
• Equity at exit: $16,341

Cash invested: $52,920 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,508 high
• Mortgage (P&I): −$991
• Tax from tax record: −$410 /mo · $4,923/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-289

Break-even live

Break-even rent $1,874

Max offer price $137,919

Occupancy floor —

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	21d	1	0.06mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	43d	1	0.09mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	43d	1	0.13mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	43d	1	0.20mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	44d	1	0.22mi
617 W Gandy St Unit 3 Denison, TX	2.0	2.0	750	$1,200	$1.60	43d	1	0.31mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	21d	1	0.37mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	43d	1	0.38mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	44d	1	0.40mi
514 N Rusk Ave Denison, TX	3.0	2.0	1173	$1,450	$1.24	43d	1	0.48mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.48mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	21d	1	0.49mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.49mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	43d	1	0.49mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	21d	1	0.53mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	21d	1	0.56mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	21d	1	0.59mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	21d	1	0.60mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	21d	1	0.60mi
105 E Bond St Denison, TX	2.0	1.0	825	$950	$1.15	43d	1	0.66mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	43d	1	0.67mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	43d	1	0.70mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	43d	1	0.71mi
131 E Bond St Denison, TX	3.0	2.5	1192	$1,250	$1.05	43d	1	0.72mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.72mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	21d	1	0.72mi
1602 W Elm St Denison, TX	3.0	2.0	1141	$1,495	$1.31	43d	1	0.74mi
212 E Walker St Denison, TX	3.0	2.0	1260	$1,695	$1.35	43d	1	0.77mi
1703 W Elm St Denison, TX	2.0	1.0	800	$875	$1.09	21d	1	0.82mi
1701 W Elm St Denison, TX	2.0	1.0	800	$900	$1.12	21d	1	0.82mi
1721 W Walker St Denison, TX	2.0	1.0	1322	$1,400	$1.06	43d	1	0.84mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.89mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	43d	1	0.92mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,575	$1.31	43d	1	0.92mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,550	$1.29	21d	1	0.92mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	21d	1	0.99mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	21d	1	1.00mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	21d	1	1.02mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	43d	1	1.03mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	21d	2	1.03mi

Listing history 11 events

1. 2026-05-14
   price $1,475
2. 2026-05-02
   listed $1,500
3. 2026-04-23
   historical $1,475
4. 2026-04-11
   price $1,475
5. 2026-04-02
   listed $1,500
6. 2026-03-27
   price $189,000 1109-char remark

   Show marketing remark (1109 chars)

   Welcome to this beautiful 3-bedroom, 2-bath home in booming Denison, TX with seller offering flexible financing options including seller financing or rent-to-own, making this a great opportunity for buyers looking for alternative paths to homeownership! This property offers brand new paint and carpet, creating a clean, move-in ready feel throughout. Step inside to a light-filled living area with an open, inviting layout—perfect for relaxing or entertaining. The space flows seamlessly into an open kitchen with ample cabinet storage and generous counter space, making it ideal for everyday cooking and gatherings. The oversized primary suite serves as a comfortable retreat with a private en-suite bathroom. Secondary bedrooms are well-sized and provide flexibility for guests, a home office, or additional flex space to fit your needs. Enjoy a large fenced backyard with a convenient parking pad—perfect for extra vehicles, trailers, or guests. If you’re searching for a home with modern updates and an open layout, this property is a must-see. Schedule your showing today!

7. 2025-11-07
   price $192,500 1109-char remark

   Show marketing remark (1109 chars)

   Welcome to this beautiful 3-bedroom, 2-bath home in booming Denison, TX with seller offering flexible financing options including seller financing or rent-to-own, making this a great opportunity for buyers looking for alternative paths to homeownership! This property offers brand new paint and carpet, creating a clean, move-in ready feel throughout. Step inside to a light-filled living area with an open, inviting layout—perfect for relaxing or entertaining. The space flows seamlessly into an open kitchen with ample cabinet storage and generous counter space, making it ideal for everyday cooking and gatherings. The oversized primary suite serves as a comfortable retreat with a private en-suite bathroom. Secondary bedrooms are well-sized and provide flexibility for guests, a home office, or additional flex space to fit your needs. Enjoy a large fenced backyard with a convenient parking pad—perfect for extra vehicles, trailers, or guests. If you’re searching for a home with modern updates and an open layout, this property is a must-see. Schedule your showing today!

8. 2025-10-22
   listed $200,000 Active 1109-char remark

   Show marketing remark (1109 chars)

   Welcome to this beautiful 3-bedroom, 2-bath home in booming Denison, TX with seller offering flexible financing options including seller financing or rent-to-own, making this a great opportunity for buyers looking for alternative paths to homeownership! This property offers brand new paint and carpet, creating a clean, move-in ready feel throughout. Step inside to a light-filled living area with an open, inviting layout—perfect for relaxing or entertaining. The space flows seamlessly into an open kitchen with ample cabinet storage and generous counter space, making it ideal for everyday cooking and gatherings. The oversized primary suite serves as a comfortable retreat with a private en-suite bathroom. Secondary bedrooms are well-sized and provide flexibility for guests, a home office, or additional flex space to fit your needs. Enjoy a large fenced backyard with a convenient parking pad—perfect for extra vehicles, trailers, or guests. If you’re searching for a home with modern updates and an open layout, this property is a must-see. Schedule your showing today!

9. 2023-02-06
   soldstatus
10. 2017-02-03
    soldstatus
11. 2007-01-18
    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: $4,923 · $410/mo
• Projected year-2 tax: $4,923 · $410/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 22% 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: $18,091
• − Mortgage interest: −$10,587
• − Property taxes: −$4,923
• − Insurance: −$945
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$5,498
• Taxable loss: −$6,757
• Est. tax savings @ 24.0%: +$1,622
• After-tax cash flow: $-1,848/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

-99.3% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $1,475 NTREIS
• 2026-05-02 Listed for Rent $1,500 NTREIS
• 2026-04-23 Rental Removed $1,475 NTREIS
• 2026-04-11 Price Changed $1,475 NTREIS
• 2026-04-02 Listed for Rent $1,500 NTREIS
• 2026-03-27 Price Changed $189,000 NTREIS
• 2025-11-07 Price Changed $192,500 NTREIS
• 2025-10-22 Listed $200,000 NTREIS
• 2023-02-06 Sold (Public Records) — Public Records
• 2017-02-03 Sold (Public Records) — Public Records
• 2007-01-18 Sold (Public Records) — Public Records

Property tax history

+31.6%/yr

Latest (2025): $4,923 · -1.8% YoY. Source: county tax records.