1801 W Bond St · Denison, TX 75020

$108,000

3 bd · 1.0 ba · 846 sqft · SingleFamily public records · 112 Days on market

Built 1940 0.38 ac lot $128/sqft · 22% below area Est $138k · 22% under

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Why this score? — see what drove the C 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 +19.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +6.2/10.0
• 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

Investment opportunity near downtown Denison! This 3-bedroom, 1-bath home sits on an oversized lot with access to two streets. Recent updates include a new electric breaker box, window units and recently replaced roof. With vision and creativity, this property can be transformed into a charming home or rental property. Located in a growing area with the $6B Preston Harbor Development projected to add 15,000 jobs, this is the perfect buy-and-hold or renovation project. Don’t miss your chance to invest in Denison’s bright future!

Key facts

• Oversized lot
• 0.38 acre lot
• Built 1940

Tags

• OVERSIZED LOT
• ACCESS TO TWO STREETS
• NEW ELECTRIC BREAKER BOX
• RECENTLY REPLACED ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $98k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.9% 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: Mayes El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 471 students, 64% FRL); Henry Scott Middle (math 36% / reading 48%, grade D-, #572 of 1,662 statewide, top 36%, 749 students, 66% FRL); Denison H S (math 53% / reading 53%, grade C-, #437 of 1,632 statewide, top 27%, 1,310 students, 58% FRL).
• Market conditions: Rents flat; 492 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $747 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.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1940 — 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 $98,280 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 7.2

CMA / ARV

• ARV (median comp): $138,417
• List price: $108,000
• Delta: -21.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1732 W Elm St	0.19mi	3/1.0	888 (+5%)	9mo	$120,000	$135	75
107 S French Ave	0.41mi	2/1.0 (-1)	900 (+6%)	3mo	$150,000	$167	63
1805 Ridgewood Rd	0.60mi	2/1.0 (-1)	868 (+3%)	11mo	$64,900	$75	54
2112 W Bond St	0.33mi	3/1.0	942 (+11%)	20mo	$134,500	$143	49
2110 W Bond St	0.32mi	2/1.0 (-1)	951 (+12%)	15mo	$114,950	$121	47
912 N Tone Ave	0.69mi	2/1.0 (-1)	754 (-11%)	1mo	$49,900	$66	44
1717 Meadowlark Ln	0.54mi	3/1.0	945 (+12%)	21mo	$137,000	$145	38

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: -12.4%
• Equity multiple: 0.57×
• Total profit: $-13,082
• Equity at exit: $16,103

10-year hold

• IRR: -9.3%
• Equity multiple: 0.51×
• Total profit: $-14,736
• Equity at exit: $9,338

Cash invested: $30,240 (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: 492
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$566
• Tax from tax record: −$250 /mo · $2,996/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $124

Break-even live

Break-even rent $1,090

Max offer price $108,000

Occupancy floor 85%

Sensitivity live

Price	-10% $186	-5% $155	+0% $124	+5% $94	+10% $63
Rent	-10% $26	-5% $75	+0% $124	+5% $174	+10% $223
Rate	-1.0pp $179	-0.5pp $152	base $124	+0.5pp $96	+1.0pp $68

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1905 W Morton St #20 Denison, TX	2.0	1.5	1008	$1,250	$1.24	45d	1	0.15mi
1701 W Elm St Denison, TX	2.0	1.0	800	$900	$1.12	22d	1	0.23mi
1703 W Elm St Denison, TX	2.0	1.0	800	$875	$1.09	22d	1	0.23mi
1829 Ridgewood Rd Denison, TX	3.0	1.0	1040	$1,100	$1.06	45d	1	0.58mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	45d	1	0.76mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	22d	1	0.86mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	22d	1	1.03mi
617 W Gandy St Unit 3 Denison, TX	2.0	2.0	750	$1,200	$1.60	45d	1	1.08mi
3050 Viking St Denison, TX	1.0–2.0	1.0–2.0	887	$1,450	$1.63	22d	11	1.13mi
2824 W Crawford St Denison, TX	1.0–2.0	1.0	825	$999	$1.21	22d	2	1.17mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	22d	1	1.18mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	45d	1	1.22mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	45d	1	1.24mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	45d	1	1.29mi
912 S Armstrong st. / 731 W. Hull AVE Denison, TX	2.0	1.0	580	$849	$1.46	22d	1	1.39mi
818 W Texas St Denison, TX	3.0	1.0	720	$1,100	$1.53	22d	1	1.42mi
701 W Hull St Denison, TX	2.0	1.0	637	$1,100	$1.73	45d	1	1.43mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	45d	1	1.49mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	22d	2	1.49mi

Listing history 42 events

1. 2026-06-22
   days on market $108,000 Active 112 DOM
2. 2026-06-19
   days on market $108,000 Active 110 DOM
3. 2026-06-18
   days on market $108,000 Active 109 DOM
4. 2026-06-17
   days on market $108,000 Active 108 DOM
5. 2026-06-16
   days on market $108,000 Active 107 DOM
6. 2026-06-15
   days on market $108,000 Active 106 DOM
7. 2026-06-14
   days on market $108,000 Active 104 DOM
8. 2026-06-13
   days on market $108,000 Active 103 DOM
9. 2026-06-10
   days on market $108,000 Active 101 DOM
10. 2026-06-09
    days on market $108,000 Active 100 DOM
11. 2026-06-08
    days on market $108,000 Active 99 DOM
12. 2026-06-07
    days on market $108,000 Active 98 DOM
13. 2026-06-05
    days on market $108,000 Active 95 DOM
14. 2026-06-03
    days on market $108,000 Active 94 DOM
15. 2026-06-02
    days on market $108,000 Active 93 DOM
16. 2026-06-01
    days on market $108,000 Active 92 DOM
17. 2026-05-31
    days on market $108,000 Active 91 DOM
18. 2026-05-30
    days on market $108,000 Active 90 DOM
19. 2026-04-09
    price $108,000 546-char remark

    Show marketing remark (546 chars)

    Investment opportunity near downtown Denison! This 3-bedroom, 1-bath home sits on an oversized lot with access to two streets. Recent updates include a new electric breaker box, window units and recently replaced roof. With vision and creativity, this property can be transformed into a charming home or rental property. Located in a growing area with the $6B Preston Harbor Development projected to add 15,000 jobs, this is the perfect buy-and-hold or renovation project. Don’t miss your chance to invest in Denison’s bright future!

20. 2026-03-24
    status Active 546-char remark

    Show marketing remark (546 chars)

    Investment opportunity near downtown Denison! This 3-bedroom, 1-bath home sits on an oversized lot with access to two streets. Recent updates include a new electric breaker box, window units and recently replaced roof. With vision and creativity, this property can be transformed into a charming home or rental property. Located in a growing area with the $6B Preston Harbor Development projected to add 15,000 jobs, this is the perfect buy-and-hold or renovation project. Don’t miss your chance to invest in Denison’s bright future!

21. 2026-03-06
    historical 546-char remark

    Show marketing remark (546 chars)

    Investment opportunity near downtown Denison! This 3-bedroom, 1-bath home sits on an oversized lot with access to two streets. Recent updates include a new electric breaker box, window units and recently replaced roof. With vision and creativity, this property can be transformed into a charming home or rental property. Located in a growing area with the $6B Preston Harbor Development projected to add 15,000 jobs, this is the perfect buy-and-hold or renovation project. Don’t miss your chance to invest in Denison’s bright future!

22. 2026-02-10
    listed $119,999 Active 546-char remark

    Show marketing remark (546 chars)

    Investment opportunity near downtown Denison! This 3-bedroom, 1-bath home sits on an oversized lot with access to two streets. Recent updates include a new electric breaker box, window units and recently replaced roof. With vision and creativity, this property can be transformed into a charming home or rental property. Located in a growing area with the $6B Preston Harbor Development projected to add 15,000 jobs, this is the perfect buy-and-hold or renovation project. Don’t miss your chance to invest in Denison’s bright future!

23. 2025-04-11
    soldstatus
24. 2025-04-09
    soldstatus Closed 587-char remark

    Show marketing remark (587 chars)

    Investment opportunity near downtown Denison! This 3-bedroom, 1-bath home sits on an oversized lot with access to two streets, offering potential for a second dwelling. Recent updates include a new electric breaker box, window units and recently replaced roof. With vision and creativity, this property can be transformed into a charming home or rental property. Located in a growing area with the $6B Preston Harbor Development projected to add 15,000 jobs, this is the perfect buy-and-hold or renovation project. Don’t miss your chance to invest in Denison’s bright future!

25. 2025-03-27
    status Pending 587-char remark

    Show marketing remark (587 chars)

    Investment opportunity near downtown Denison! This 3-bedroom, 1-bath home sits on an oversized lot with access to two streets, offering potential for a second dwelling. Recent updates include a new electric breaker box, window units and recently replaced roof. With vision and creativity, this property can be transformed into a charming home or rental property. Located in a growing area with the $6B Preston Harbor Development projected to add 15,000 jobs, this is the perfect buy-and-hold or renovation project. Don’t miss your chance to invest in Denison’s bright future!

26. 2025-03-03
    price $119,900 587-char remark

    Show marketing remark (587 chars)

    Investment opportunity near downtown Denison! This 3-bedroom, 1-bath home sits on an oversized lot with access to two streets, offering potential for a second dwelling. Recent updates include a new electric breaker box, window units and recently replaced roof. With vision and creativity, this property can be transformed into a charming home or rental property. Located in a growing area with the $6B Preston Harbor Development projected to add 15,000 jobs, this is the perfect buy-and-hold or renovation project. Don’t miss your chance to invest in Denison’s bright future!

27. 2025-02-18
    price $129,000 587-char remark

    Show marketing remark (587 chars)

    Investment opportunity near downtown Denison! This 3-bedroom, 1-bath home sits on an oversized lot with access to two streets, offering potential for a second dwelling. Recent updates include a new electric breaker box, window units and recently replaced roof. With vision and creativity, this property can be transformed into a charming home or rental property. Located in a growing area with the $6B Preston Harbor Development projected to add 15,000 jobs, this is the perfect buy-and-hold or renovation project. Don’t miss your chance to invest in Denison’s bright future!

28. 2025-01-14
    listed $130,000 Active 587-char remark

    Show marketing remark (587 chars)

    Investment opportunity near downtown Denison! This 3-bedroom, 1-bath home sits on an oversized lot with access to two streets, offering potential for a second dwelling. Recent updates include a new electric breaker box, window units and recently replaced roof. With vision and creativity, this property can be transformed into a charming home or rental property. Located in a growing area with the $6B Preston Harbor Development projected to add 15,000 jobs, this is the perfect buy-and-hold or renovation project. Don’t miss your chance to invest in Denison’s bright future!

29. 2024-12-17
    historical $1,150
30. 2024-11-16
    price $1,150
31. 2024-10-29
    listed $1,250
32. 2024-10-16
    historical $1,250
33. 2024-08-19
    listed $1,250
34. 2020-10-30
    soldstatus
35. 2020-10-29
    soldstatus Sold
36. 2020-10-23
    status Pending
37. 2020-08-30
    price $83,000
38. 2020-08-10
    status Active
39. 2020-07-30
    historical Active Option Contract
40. 2020-07-21
    listed $88,000 Active
41. 2019-09-23
    soldstatus
42. 2004-11-04
    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: $2,996 · $250/mo
• Projected year-2 tax: $2,996 · $250/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 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: $14,969
• − Mortgage interest: −$6,050
• − Property taxes: −$2,996
• − Insurance: −$540
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$3,142
• Taxable loss: −$153
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $1,530/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

+22.7% since first listed

24 events — show timeline

• 2026-04-09 Price Changed $108,000 NTREIS
• 2026-03-24 Relisted — NTREIS
• 2026-03-06 Listing Removed — NTREIS
• 2026-02-10 Listed $119,999 NTREIS
• 2025-04-11 Sold (Public Records) — Public Records
• 2025-04-09 Sold (MLS) — NTREIS
• 2025-03-27 Pending — NTREIS
• 2025-03-03 Price Changed $119,900 NTREIS
• 2025-02-18 Price Changed $129,000 NTREIS
• 2025-01-14 Listed $130,000 NTREIS
• 2024-12-17 Rental Removed $1,150 NTREIS
• 2024-11-16 Price Changed $1,150 NTREIS
• 2024-10-29 Listed for Rent $1,250 NTREIS
• 2024-10-16 Rental Removed $1,250 NTREIS
• 2024-08-19 Listed for Rent $1,250 NTREIS
• 2020-10-30 Sold (Public Records) — Public Records
• 2020-10-29 Sold (MLS) — NTREIS
• 2020-10-23 Pending — NTREIS
• 2020-08-30 Price Changed $83,000 NTREIS
• 2020-08-10 Relisted — NTREIS
• 2020-07-30 Contingent — NTREIS
• 2020-07-21 Listed $88,000 NTREIS
• 2019-09-23 Sold (Public Records) — Public Records
• 2004-11-04 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,996 · +3.1% YoY. Source: county tax records.