620 W Morton St · Denison, TX 75020

$90,000

3 bd · 1.0 ba · 1,409 sqft · SingleFamily public records · 13 Days on market

Built 1940 7,492 sqft lot Est $168k · 46% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

INCREDIBLE OPPORTUNITY Fixer Upper near downtown Denison. This charming home orig built in 1940 offers 3 bed, 2 bath, 2 living areas. Generous deep lot with alley access. This is one of those opportunities to pick up a house at a good price, finish the work and have a great house to live in, sell or rent out. This home needs some TLC and has great potential! Property is being sold AS IS. Close to neighborhood parks, schools, shopping, and restaurants. Org. hardwood floors in parts of house. Come see the potential in this property.

Key facts

• Close to schools
• Close to restaurants
• Close to shopping

Tags

• NEAR DOWNTOWN DENISON
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• NEIGHBORHOOD PARKS

Property features AI

Finance

• Financial info: Listing treated as clear title; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: No garage; No covered or carport spaces listed
• Utilities: City water; City sewer; Cable available
• Home design: Single-family residence; Residential property; One story; Subdivision: Millers 1st Add
• Construction: Built in 1940; Pillar/post/pier foundation
• Exterior features: Alley access; Asphalt driveway/parking area; Lot is less than 0.5 acre (about 0.172 acres)

Interior

• Bedrooms: Three bedrooms (all on main level; each approx. 13 x 13)
• Bathrooms: Two full bathrooms
• Interior features: Cable TV available; Electric water heater; Two living areas; One dining area; One-level layout; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 11.7% 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+, 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $622 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 4.1% of price; built in 1940 — 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 $90,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.72% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.40%
• DSCR: 1.86
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $167,671
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 N Mirick Ave	0.06mi	3/2.0	1,313 (-7%)	1mo	$209,000	$159	81
615 W Gandy St	0.12mi	2/1.0 (-1)	1,493 (+6%)	1mo	$145,000	$97	79
614 W Owings St	0.48mi	2/1.0 (-1)	1,422 (+1%)	2mo	$90,000	$63	69
425 W Johnson	0.30mi	3/2.0	1,257 (-11%)	1mo	$215,000	$171	63
917 W Sears St	0.26mi	3/1.0	1,197 (-15%)	3mo	$99,900	$83	61
114 W Morton St	0.46mi	3/2.0	1,544 (+10%)	1mo	$259,900	$168	58
1213 W Morgan St	0.73mi	3/1.0	1,336 (-5%)	1mo	$99,000	$74	56
811 W Woodard St	0.24mi	2/2.0 (-1)	1,202 (-15%)	0mo	$199,000	$166	55
410 N Houston Ave	0.52mi	3/2.0	1,271 (-10%)	3mo	$226,400	$178	53
1328 W Woodard St	0.67mi	2/2.0 (-1)	1,365 (-3%)	2mo	$149,000	$109	52
1326 W Sears St	0.64mi	2/1.0 (-1)	1,318 (-6%)	2mo	$118,900	$90	52
1231 W Woodard St	0.58mi	2/1.0 (-1)	1,257 (-11%)	2mo	$150,000	$119	48

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: 7.4%
• Equity multiple: 1.28×
• Total profit: $7,042
• Equity at exit: $13,419

10-year hold

• IRR: 13.5%
• Equity multiple: 1.91×
• Total profit: $22,840
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$472
• Tax from tax record: −$308 /mo · $3,693/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $407

Break-even live

Break-even rent $1,034

Max offer price $90,000

Occupancy floor 69%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	44d	1	0.10mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	21d	1	0.13mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	44d	1	0.17mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	44d	1	0.25mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	44d	1	0.28mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	44d	1	0.30mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	21d	1	0.34mi
514 N Rusk Ave Denison, TX	3.0	2.0	1173	$1,450	$1.24	44d	1	0.35mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	44d	1	0.35mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	44d	1	0.36mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	44d	1	0.36mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	21d	1	0.36mi
401 W Elm St Denison, TX	3.0	2.5	1506	$1,850	$1.23	44d	1	0.38mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	44d	1	0.38mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	21d	1	0.39mi
900 W Chestnut St Denison, TX	3.0	2.0	1742	$1,695	$0.97	44d	1	0.44mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	21d	1	0.45mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	21d	1	0.48mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	44d	1	0.51mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	44d	1	0.55mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.56mi
131 E Bond St Denison, TX	3.0	2.5	1192	$1,250	$1.05	44d	1	0.60mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	21d	1	0.62mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	21d	1	0.64mi
212 E Walker St Denison, TX	3.0	2.0	1260	$1,695	$1.35	44d	1	0.66mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	44d	1	0.67mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	21d	1	0.68mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.81mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	44d	1	0.82mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	21d	1	0.83mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	21d	1	0.83mi
1602 W Elm St Denison, TX	3.0	2.0	1141	$1,495	$1.31	44d	1	0.89mi
430 E Woodard St Denison, TX	3.0	2.0	1263	$1,590	$1.26	44d	1	0.91mi
500 E Main St Denison, TX	3.0	2.0	1216	$1,425	$1.17	44d	1	0.94mi
521 E Sears St Denison, TX	4.0	2.0	1401	$1,650	$1.18	44d	1	0.95mi
313 E Nelson St Denison, TX	3.0	2.0	1279	$1,625	$1.27	21d	1	0.96mi
519 E Gandy St Denison, TX	3.0	2.0	1132	$1,299	$1.15	44d	1	0.96mi
1721 W Walker St Denison, TX	2.0	1.0	1322	$1,400	$1.06	44d	1	0.97mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	21d	1	0.98mi
327-329 E Nelson St #329 Denison, TX	3.0	2.0	1382	$1,625	$1.18	44d	1	0.99mi

Listing history 12 events

1. 2026-06-18
   status $90,000 Pending 13 DOM
2. 2026-06-18
   days on market $90,000 Active 13 DOM
3. 2026-06-17
   days on market $90,000 Active 12 DOM
4. 2026-06-16
   days on market $90,000 Active 11 DOM
5. 2026-06-15
   days on market $90,000 Active 10 DOM
6. 2026-06-14
   days on market $90,000 Active 8 DOM
7. 2026-06-13
   days on market $90,000 Active 7 DOM
8. 2026-06-10
   days on market $90,000 Active 5 DOM
9. 2026-06-09
   days on market $90,000 Active 4 DOM
10. 2026-06-08
    days on market $90,000 Active 3 DOM
11. 2026-06-07
    remarks 656-char remark
12. 2026-06-07
    listed $90,000 Active 2 DOM

ⓘ 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: $3,693 · $308/mo
• Projected year-2 tax: $3,693 · $308/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: $18,603
• − Mortgage interest: −$5,041
• − Property taxes: −$3,693
• − Insurance: −$450
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,618
• Taxable income: $3,824
• Est. tax owed @ 24.0%: −$918
• After-tax cash flow: $3,972/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

+65.1% since first listed

8 events — show timeline

• 2026-06-05 Listed $90,000 NTREIS
• 2017-02-17 Sold (Public Records) — Public Records
• 2017-02-17 Sold (MLS) — NTREIS
• 2017-02-10 Listing Removed — NTREIS
• 2017-02-07 Pending — NTREIS
• 2017-01-27 Listed $54,500 NTREIS
• 2017-01-17 Sold (Public Records) — Public Records
• 1985-10-14 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,693 · -0.2% YoY. Source: county tax records.