601 Dubois St · Denison, TX 75020

$85,000

3 bd · 2.0 ba · 1,102 sqft · SingleFamily public records · 33 Days on market

Built 1955 7,501 sqft lot $77/sqft · 61% below area ↓ 54% 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

Corner lot, added space, and serious upside--601 Dubois in Denison is your next opportunity. This 3-bedroom, 2-bath home sits on a spacious lot with mature trees and includes a rear storage building perfect for a workshop, tools, or extra storage. The flexible layout and oversized yard give you room to expand, redesign, or create something truly your own. Conveniently located near major roads with quick access to HWY 75 and just minutes from Downtown Denison, shopping, and dining. Whether you're investing or building equity, this property is priced right and packed with potential--schedule your showing today.

Key facts

• Oversized yard
• Flexible layout
• Corner lot

Tags

• CORNER LOT
• REAR STORAGE BUILDING
• FLEXIBLE LAYOUT
• OVERSIZED YARD
• MATURE TREES
• QUICK ACCESS TO HWY 75

Property features AI

Finance

• Other: Property is residential single-family; not attached; Possession at closing/funding; Listing is active and listed under an exclusive right to sell agreement
• Financial info: Accepts cash and conventional financing; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 3 vehicles; 1 carport space; 2-car garage; Driveway and off-street parking
• Utilities: City water (individual water meter); City sewer; Electricity connected; Individual gas meter
• Home design: Single-family residence; One story; Preowned (built in 1955); Subdivision: SUNNY SIDE
• Construction: Wood construction; Composition roof; Built in 1955
• Exterior features: Located on a 0.17-acre lot; All-weather road access

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric cooling; Heating with electric and natural gas
• Interior features: Decorative lighting; One living area; Total of 4 rooms
• Laundry & utility: No washer/dryer information provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 38 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% 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 $588 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 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: property tax is 2.9% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.78% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.75%
• DSCR: 2.15
• GRM: 4.7

CMA / ARV

• ARV (median comp): $216,126
• List price: $85,000
• Delta: -60.67%
• 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
923 Dubois St	0.33mi	3/2.0	1,148 (+4%)	6mo	$89,000	$78	73
926 Baker St	0.37mi	3/2.0	1,128 (+2%)	8mo	$202,500	$180	72
513 Joy Ln	0.44mi	3/1.5	1,126 (+2%)	2mo	$135,000	$120	72
513 W Coffin St	0.32mi	3/1.0	1,049 (-5%)	2mo	$62,500	$60	71
607 W Baker St	0.12mi	3/2.0	1,235 (+12%)	4mo	$215,900	$175	71
125 Mark Dr	0.61mi	3/2.0	1,076 (-2%)	2mo	$175,000	$163	66
1046 Dubois St	0.51mi	3/2.0	1,080 (-2%)	10mo	$165,000	$153	65
905 Thatcher St	0.30mi	3/2.0	936 (-15%)	1mo	$149,000	$159	60
620 W Florence St	0.35mi	3/2.0	1,211 (+10%)	10mo	$240,000	$198	59
515 Forrest Ln	0.38mi	3/1.5	980 (-11%)	4mo	$145,000	$148	58
1043 Star St	0.50mi	3/2.0	1,203 (+9%)	8mo	$139,900	$116	55
124 Mark Dr	0.58mi	2/1.5 (-1)	1,020 (-7%)	3mo	$139,900	$137	51

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: 15.8%
• Equity multiple: 1.61×
• Total profit: $14,474
• Equity at exit: $12,674

10-year hold

• IRR: 21.9%
• Equity multiple: 2.59×
• Total profit: $37,955
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$446
• Tax from tax record: −$203 /mo · $2,431/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $511

Break-even live

Break-even rent $866

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $559	-5% $535	+0% $511	+5% $487	+10% $463
Rent	-10% $391	-5% $451	+0% $511	+5% $570	+10% $630
Rate	-1.0pp $553	-0.5pp $532	base $511	+0.5pp $489	+1.0pp $466

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 Star St Denison, TX	3.0	2.0	1202	$1,500	$1.25	45d	1	0.03mi
531 W Collins St Unit NA Denison, TX	4.0	2.0	1080	$1,560	$1.44	22d	1	0.19mi
2624 S Fannin Ave Denison, TX	3.0	2.5	1322	$1,500	$1.13	45d	1	0.19mi
2516 S Fannin Ave Denison, TX	3.0	2.0	1246	$1,425	$1.14	22d	1	0.25mi
2400 S Barrett Ave Denison, TX	3.0	2.0	1090	$1,349	$1.24	45d	1	0.28mi
615 W Coffin St Denison, TX	2.0	1.0	800	$1,250	$1.56	22d	1	0.31mi
811 W Coffin St Denison, TX	3.0	2.5	1422	$1,600	$1.13	45d	1	0.36mi
1001 Star St Denison, TX	2.0	1.0	1160	$1,575	$1.36	22d	1	0.38mi
1050 Dubois St Denison, TX	3.0	1.0	1284	$1,195	$0.93	22d	1	0.50mi
1021 Rice St Unit 102 Denison, TX	2.0	2.0	1013	$1,125	$1.11	45d	1	0.54mi
1931 Ave a Denison, TX	4.0	3.0	1450	$1,695	$1.17	45d	1	0.71mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	22d	1	0.74mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	22d	1	0.77mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	22d	2	0.93mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	45d	1	1.00mi
1225 W Hanna St Denison, TX	3.0	1.5	1500	$1,600	$1.07	45d	1	1.01mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	45d	1	1.09mi
818 W Texas St Denison, TX	3.0	1.0	720	$1,100	$1.53	22d	1	1.20mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	45d	1	1.24mi
120 E Monterey St Unit 120 Denison, TX	2.0	1.0	800	$900	$1.12	45d	1	1.24mi
523 E Hanna St Denison, TX	3.0	2.0	1344	$1,595	$1.19	45d	1	1.29mi
224 W Hull St Unit A Denison, TX	2.0	1.0	743	$1,250	$1.68	45d	1	1.30mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	45d	1	1.33mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	22d	2	1.33mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	45d	1	1.33mi
1309 S 5th Ave Denison, TX	3.0	2.5	1224	$1,375	$1.12	45d	1	1.34mi
1309 S 5th Ave Unit 1311 Denison, TX	3.0	2.5	1224	$1,350	$1.10	45d	1	1.35mi
1309 S 5th Ave #1309 Denison, TX	3.0	2.5	1224	$1,325	$1.08	45d	1	1.35mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	45d	1	1.36mi
705 E Hanna St Denison, TX	3.0	2.0	1314	$1,600	$1.22	45d	1	1.38mi
505 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	45d	1	1.40mi
507 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	45d	1	1.40mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	22d	1	1.41mi
509 E Heron St Denison, TX	2.0	1.0	1324	$1,250	$0.94	45d	1	1.41mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	22d	1	1.42mi
630 E Acheson St Denison, TX	2.0	1.0	816	$1,225	$1.50	22d	1	1.42mi
517 E Heron St Denison, TX	3.0	2.0	1232	$1,550	$1.26	45d	1	1.42mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	45d	1	1.46mi

Listing history 12 events

1. 2026-06-03
   status $85,000 Pending 33 DOM
2. 2026-06-02
   days on market $85,000 Active 33 DOM
3. 2026-06-01
   days on market $85,000 Active 32 DOM
4. 2026-05-31
   days on market $85,000 Active 31 DOM
5. 2026-05-30
   days on market $85,000 Active 30 DOM
6. 2026-04-30
   listed $85,000 Active 616-char remark
7. 2026-01-19
   historical
8. 2025-12-31
   price $145,000
9. 2025-05-28
   status Active
10. 2024-11-12
    listed $185,000 Active
11. 2014-09-17
    soldstatus
12. 1962-06-20
    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: $2,431 · $203/mo
• Projected year-2 tax: $2,431 · $203/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 ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $18,144
• − Mortgage interest: −$4,761
• − Property taxes: −$2,431
• − Insurance: −$425
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$2,473
• Taxable income: $5,150
• Est. tax owed @ 24.0%: −$1,236
• After-tax cash flow: $4,892/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

-54.1% since first listed

8 events — show timeline

• 2026-06-02 Pending — NTREIS
• 2026-04-30 Listed $85,000 NTREIS
• 2026-01-19 Listing Removed — NTREIS
• 2025-12-31 Price Changed $145,000 NTREIS
• 2025-05-28 Relisted — NTREIS
• 2024-11-12 Listed $185,000 NTREIS
• 2014-09-17 Sold (Public Records) — Public Records
• 1962-06-20 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,431 · +4.6% YoY. Source: county tax records.