1527 W Gandy St · Denison, TX 75020

$69,900

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 7 Days on market

Built 1945 8,001 sqft lot

---

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

Opportunity awaits with this charming property full of character and potential. Featuring beautiful original oak flooring, a spacious storage barn/workshop, and several major system updates already completed including the roof, plumbing, and electrical. This home is ideal for an investor, flipper, or buyer looking to bring their vision to life. The property offers solid bones with room to update and customize the kitchen, bathroom, windows, and interior finishes to your taste. Some siding installation and pier and beam leveling may be needed, along with repairs from a previous roof leak that has already been addressed with the newer roof. Large storage building in the backyard provides addi

Key facts

• Major system updates
• Newer roof
• Storage barn

Tags

• ORIGINAL OAK FLOORING
• STORAGE BARN
• MAJOR SYSTEM UPDATES
• NEWER ROOF
• LARGE STORAGE BUILDING

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1945; Pillar/post/pier foundation; Composition roof
• Construction: Asbestos siding; Wood siding construction
• Exterior features: Subdivision lot

Interior

• Bedrooms: Primary bedroom on the first floor; Additional bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Gas heating; Central air conditioning; Electric cooling
• Interior features: 2 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 15.0% 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: Denison H S (math 53% / reading 53%, grade C-, #437 of 1,632 statewide, top 27%, 1,310 students, 58% FRL) — zoned schools at 58% FRL track the district average.
• 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1945 — 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 $69,900

Questions for the listing agent

1. Built in 1945 — 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: 1.97% ✓
• Cap rate: 14.96%
• Cash-on-cash: 30.95%
• DSCR: 2.38
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $157,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1320 W Morton St	0.23mi	3/2.0 (+1)	1,160 (+4%)	4mo	$94,900	$82	71
816 Leeper Dr	0.48mi	2/1.0	1,071 (-4%)	2mo	$165,000	$154	69
1231 W Main St	0.30mi	2/1.5	1,203 (+7%)	4mo	$184,900	$154	69
829 W Sears St	0.64mi	2/1.0	1,134 (+1%)	3mo	$159,000	$140	66
1231 W Woodard St	0.28mi	2/1.0	1,257 (+12%)	2mo	$150,000	$119	66
1612 W Bond St	0.20mi	2/2.0	1,273 (+14%)	1mo	$200,000	$157	63
1609 W Woodard St	0.08mi	3/2.0 (+1)	1,288 (+15%)	1mo	$239,900	$186	61
1221 W Crawford St	0.39mi	3/1.0 (+1)	1,032 (-8%)	4mo	$145,000	$141	60
917 W Sears St	0.57mi	3/1.0 (+1)	1,197 (+7%)	3mo	$99,900	$83	55
811 W Woodard St	0.67mi	2/2.0	1,202 (+7%)	0mo	$199,000	$166	52
925 W Nelson St	0.72mi	3/2.0 (+1)	1,168 (+4%)	1mo	$87,500	$75	50
1131 W Shepherd St	0.65mi	3/1.0 (+1)	960 (-14%)	2mo	$74,900	$78	39

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: 22.0%
• Equity multiple: 1.87×
• Total profit: $16,933
• Equity at exit: $10,422

10-year hold

• IRR: 27.9%
• Equity multiple: 3.10×
• Total profit: $41,120
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$367
• Tax from tax record: −$187 /mo · $2,242/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $505

Break-even live

Break-even rent $737

Max offer price $69,900

Occupancy floor 58%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	20d	1	0.19mi
108 N Eddy Ave Denison, TX	1.0	1.0	882	$1,100	$1.25	43d	1	0.27mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	20d	1	0.28mi
1721 W Walker St Denison, TX	2.0	1.0	1322	$1,400	$1.06	43d	1	0.36mi
1905 W Morton St #20 Denison, TX	2.0	1.5	1008	$1,250	$1.24	43d	1	0.41mi
1602 W Elm St Denison, TX	3.0	2.0	1141	$1,495	$1.31	43d	1	0.44mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	43d	1	0.46mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	43d	1	0.46mi
1703 W Elm St Denison, TX	2.0	1.0	800	$875	$1.09	20d	1	0.48mi
1701 W Elm St Denison, TX	2.0	1.0	800	$900	$1.12	20d	1	0.48mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	20d	1	0.49mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	20d	1	0.50mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,550	$1.29	20d	1	0.52mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,575	$1.31	43d	1	0.52mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	20d	1	0.64mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	20d	1	0.69mi
817 W Owing St Denison, TX	1.0	1.0	700	$800	$1.14	20d	1	0.71mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	43d	1	0.72mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	20d	1	0.72mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	20d	1	0.74mi
102 Lum Ln Unit 101 Denison, TX	3.0	2.0	1158	$1,600	$1.38	43d	1	0.74mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	43d	1	0.76mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	43d	1	0.80mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	43d	1	0.81mi
617 W Gandy St Unit 3 Denison, TX	2.0	2.0	750	$1,200	$1.60	43d	1	0.82mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	20d	1	0.83mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	20d	1	0.85mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	43d	1	0.87mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	43d	1	0.90mi
1829 Ridgewood Rd Denison, TX	3.0	1.0	1040	$1,100	$1.06	43d	1	0.90mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	43d	1	0.93mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	44d	1	0.95mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	43d	1	0.96mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	20d	1	1.01mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	43d	1	1.05mi
818 W Texas St Denison, TX	3.0	1.0	720	$1,100	$1.53	20d	1	1.07mi
1035-1033 Ray Dr Denison, TX	3.0	3.0	1328	$1,450	$1.09	43d	1	1.09mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	44d	1	1.09mi
317 W Main St #203 Denison, TX	1.0	1.0	1000	$1,600	$1.60	43d	1	1.10mi
317 W Main St Unit 202 Denison, TX	1.0	1.0	1000	$1,700	$1.70	43d	1	1.10mi

Listing history 9 events

1. 2026-06-05
   statusdays on market $69,900 Pending 7 DOM
2. 2026-06-03
   days on market $69,900 Active 6 DOM
3. 2026-06-02
   days on market $69,900 Active 5 DOM
4. 2026-06-01
   days on market $69,900 Active 4 DOM
5. 2026-05-31
   days on market $69,900 Active 3 DOM
6. 2026-05-30
   days on market $69,900 Active 2 DOM
7. 2026-05-28
   listed $69,900 Active
8. 2007-01-18
   soldstatus
9. 1960-01-15
   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: $2,242 · $187/mo
• Projected year-2 tax: $2,242 · $187/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 20% 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: $16,515
• − Mortgage interest: −$3,915
• − Property taxes: −$2,242
• − Insurance: −$350
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$2,033
• Taxable income: $5,332
• Est. tax owed @ 24.0%: −$1,280
• After-tax cash flow: $4,777/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

3 events — show timeline

• 2026-05-28 Listed $69,900 HARMLS
• 2007-01-18 Sold (Public Records) — Public Records
• 1960-01-15 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,242 · +9.8% YoY. Source: county tax records.