912 N Tone Ave · Denison, TX 75020

$49,900

2 bd · 1.0 ba · 754 sqft · SingleFamily public records · 25 Days on market

Built 1930 4,487 sqft lot $66/sqft · 62% below area ↓ 4% since listing

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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
• 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

Exceptional investment opportunity located at 912 N Tone Avenue in Denison, TX. This property presents a rare chance for investors, builders, or buyers looking to create value in a growing area. The lot is equipped with city water, sewer, and gas, offering added convenience for renovation or new construction. The existing residence features a 2-bedroom, 1-bath layout and is currently cooled by window units, with gas available for heating and cooking. While the home is in need of updates, it provides a solid starting point for those looking to renovate and reposition the property, or alternatively, the lot offers strong potential for a new build tailored to today’s market demand. Wheth

Key facts

• Sewer
• City water
• Gas

Tags

• INVESTMENT OPPORTUNITY
• GROWING AREA
• CITY WATER
• SEWER
• GAS
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Listing accepts 1031 exchange, cash, conventional, and other financing types
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking (no covered spaces or carport reported)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Built in 1930; Not attached to another property
• Construction: Built in 1930
• Exterior features: Lot under 0.5 acre (approximately 0.103 acres); Alley access and off-street parking

Interior

• Kitchen: Gas oven
• Bedrooms: Two bedrooms (both on the main level)
• Bathrooms: One full bathroom
• Interior features: Two living/dining areas (combined count reflects 2 main rooms); Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.2% 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: Houston El (math 47% / reading 42%, grade F, #1,155 of 4,322 statewide, top 29%, 286 students, 74% FRL) — zoned schools average 74% FRL vs 54% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 485 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,151 (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: 2.35% ✓
• Cap rate: 20.21%
• Cash-on-cash: 49.69%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

• ARV (median comp): $130,939
• List price: $49,900
• Delta: -61.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 N Tone Ave	0.00mi	2/1.0	754 (0%)	0mo	$49,900	$66	100

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: 44.0%
• Equity multiple: 2.82×
• Total profit: $25,404
• Equity at exit: $7,440

10-year hold

• IRR: 48.6%
• Equity multiple: 5.05×
• Total profit: $56,586
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$262
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $579

Break-even live

Break-even rent $438

Max offer price $49,900

Occupancy floor 46%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	43d	1	0.51mi
1703 W Elm St Denison, TX	2.0	1.0	800	$875	$1.09	20d	1	0.57mi
1701 W Elm St Denison, TX	2.0	1.0	800	$900	$1.12	20d	1	0.57mi
621 W Gandy St Denison, TX	1.0	1.0	550	$1,075	$1.95	43d	1	0.60mi
617 W Gandy St Unit 3 Denison, TX	2.0	2.0	750	$1,200	$1.60	43d	1	0.61mi
617 W Gandy St Unit 2 Denison, TX	1.0	1.0	600	$799	$1.33	43d	1	0.61mi
108 N Eddy Ave Denison, TX	1.0	1.0	882	$1,100	$1.25	43d	1	0.63mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	20d	1	0.80mi
1829 Ridgewood Rd Denison, TX	3.0	1.0	1040	$1,100	$1.06	43d	1	0.83mi
817 W Owing St Denison, TX	1.0	1.0	700	$800	$1.14	20d	1	0.84mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	20d	1	0.85mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	20d	1	0.86mi
1905 W Morton St #20 Denison, TX	2.0	1.5	1008	$1,250	$1.24	43d	1	0.87mi
310 S Barrett Ave #101 Denison, TX	1.0	1.0	627	$775	$1.24	20d	1	0.87mi
317 W Main St Unit 202 Denison, TX	1.0	1.0	1000	$1,700	$1.70	43d	1	0.89mi
317 W Main St #203 Denison, TX	1.0	1.0	1000	$1,600	$1.60	43d	1	0.89mi
105 E Bond St Denison, TX	2.0	1.0	825	$950	$1.15	43d	1	0.93mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	43d	1	0.93mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	43d	1	0.98mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	20d	1	1.27mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	20d	1	1.27mi
912 S Armstrong st. / 731 W. Hull AVE Denison, TX	2.0	1.0	580	$849	$1.46	20d	1	1.28mi
701 W Hull St Denison, TX	2.0	1.0	637	$1,100	$1.73	43d	1	1.29mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	43d	1	1.29mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	20d	2	1.29mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	43d	1	1.32mi
818 W Texas St Denison, TX	3.0	1.0	720	$1,100	$1.53	20d	1	1.37mi
224 W Hull St Unit B Denison, TX	1.0	1.0	743	$999	$1.34	43d	1	1.47mi
224 W Hull St Unit A Denison, TX	2.0	1.0	743	$1,250	$1.68	43d	1	1.47mi

Listing history 5 events

1. 2026-05-01
   listed $49,900 Active 1231-char remark
2. 2026-04-23
   historical
3. 2026-03-20
   listed $52,000 Active
4. 2025-04-08
   soldstatus
5. 1964-07-09
   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: $765 · $64/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$148/yr (+$12/mo · 19.4%)

ⓘ 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: $14,047
• − Mortgage interest: −$2,795
• − Property taxes: −$765
• − Insurance: −$250
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$1,452
• Taxable income: $6,538
• Est. tax owed @ 24.0%: −$1,569
• After-tax cash flow: $5,373/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

-4.0% since first listed

8 events — show timeline

• 2026-06-05 Sold (Public Records) — Public Records
• 2026-06-05 Sold (MLS) — NTREIS
• 2026-05-26 Pending — NTREIS
• 2026-05-01 Listed $49,900 NTREIS
• 2026-04-23 Listing Removed — NTREIS
• 2026-03-20 Listed $52,000 NTREIS
• 2025-04-08 Sold (Public Records) — Public Records
• 1964-07-09 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $765 · -35.0% YoY. Source: county tax records.