913 S Lamar Ave · Denison, TX 75021

$54,200

2 bd · 1.5 ba · 1,470 sqft · SingleFamily public records · 34 Days on market

Built 1920 5,445 sqft lot $37/sqft · 65% below area

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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 MLS

Needs Complete Remodel and property is Filthy and Nasty, Could be turned into a 3 bedroom 2 bath. This is a property lender foreclosed on and has taken back. Previous owners appear to have abandoned the property and left. However lender has filed eviction also. Thus they have not started clearing out previous owners items. Call Cooper with any questions 469-450-7878 Cooper Stewart is the listing Broker and Partner of owning entity

Key facts

• 5,445 sq ft lot
• Built 1920
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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: 164 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $375 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 + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $11k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 5.0% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,574 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1920 — 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: 2.62% ✓
• Cap rate: 19.37%
• Cash-on-cash: 46.71%
• DSCR: 3.08
• GRM: 3.2

CMA / ARV

• ARV (median comp): $152,876
• List price: $54,200
• Delta: -64.55%
• 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
913 S Lamar Ave	0.00mi	2/1.5	1,470 (0%)	1mo	$54,200	$37	99
217 W Hull St	0.22mi	3/2.0 (+1)	1,387 (-6%)	5mo	$189,000	$136	70
326 W Day St	0.34mi	3/2.0 (+1)	1,406 (-4%)	0mo	$265,000	$188	69
700 W Monterey St	0.65mi	2/1.5	1,445 (-2%)	2mo	$292,000	$202	65
614 W Owings St	0.69mi	2/1.0	1,422 (-3%)	2mo	$90,000	$63	59
525 W Hanna St	0.67mi	3/2.0 (+1)	1,488 (+1%)	3mo	$178,500	$120	58
408 W Day St	0.39mi	3/2.0 (+1)	1,313 (-11%)	5mo	$249,000	$190	53
211 W Murray St	0.36mi	3/2.0 (+1)	1,314 (-11%)	7mo	$235,000	$179	52
622 E Heron St	0.53mi	3/2.0 (+1)	1,320 (-10%)	0mo	$193,500	$147	51
627 W Monterey St	0.62mi	3/2.0 (+1)	1,600 (+9%)	1mo	$249,000	$156	48
715 E Hanna St	0.70mi	3/2.0 (+1)	1,398 (-5%)	7mo	$274,000	$196	46
509 W Acheson St	0.60mi	3/1.0 (+1)	1,281 (-13%)	6mo	$133,900	$105	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.1%
• Equity multiple: 2.91×
• Total profit: $28,959
• Equity at exit: $8,081

10-year hold

• IRR: 50.1%
• Equity multiple: 5.89×
• Total profit: $74,142
• Equity at exit: $4,686

Cash invested: $15,176 (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 75021

• Home prices YoY: -17.3%
• Active inventory: 164
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$284
• Tax from tax record: −$224 /mo · $2,694/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $591

Break-even live

Break-even rent $673

Max offer price $54,200

Occupancy floor 53%

Sensitivity live

Price	-10% $785	-5% $766	+0% $591	+5% $575	+10% $560
Rent	-10% $479	-5% $535	+0% $591	+5% $647	+10% $703
Rate	-1.0pp $618	-0.5pp $605	base $591	+0.5pp $577	+1.0pp $562

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: $13,550
• Closing costs: $1,626
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	45d	1	0.09mi
809 S Travis Ave Denison, TX	3.0	2.0	1490	$1,595	$1.07	45d	1	0.17mi
313 E Nelson St Denison, TX	3.0	2.0	1279	$1,625	$1.27	22d	1	0.27mi
327-329 E Nelson St #329 Denison, TX	3.0	2.0	1382	$1,625	$1.18	45d	1	0.30mi
520 E Day St Denison, TX	3.0	1.0	1072	$1,225	$1.14	22d	1	0.34mi
505 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	45d	1	0.39mi
1309 S 5th Ave Unit 1311 Denison, TX	3.0	2.5	1224	$1,350	$1.10	45d	1	0.39mi
1309 S 5th Ave #1309 Denison, TX	3.0	2.5	1224	$1,325	$1.08	45d	1	0.39mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	22d	1	0.40mi
507 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	45d	1	0.40mi
1309 S 5th Ave Denison, TX	3.0	2.5	1224	$1,375	$1.12	45d	1	0.40mi
509 E Heron St Denison, TX	2.0	1.0	1324	$1,250	$0.94	45d	1	0.41mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	22d	1	0.41mi
517 E Heron St Denison, TX	3.0	2.0	1232	$1,550	$1.26	45d	1	0.41mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	45d	1	0.43mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	45d	1	0.46mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	22d	2	0.53mi
523 E Hanna St Denison, TX	3.0	2.0	1344	$1,595	$1.19	45d	1	0.56mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	22d	1	0.58mi
500 E Main St Denison, TX	3.0	2.0	1216	$1,425	$1.17	45d	1	0.61mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	45d	1	0.62mi
317 W Main St #203 Denison, TX	1.0	1.0	1000	$1,600	$1.60	45d	1	0.67mi
317 W Main St Unit 202 Denison, TX	1.0	1.0	1000	$1,700	$1.70	45d	1	0.67mi
430 E Woodard St Denison, TX	3.0	2.0	1263	$1,590	$1.26	45d	1	0.68mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	45d	1	0.68mi
705 E Hanna St Denison, TX	3.0	2.0	1314	$1,600	$1.22	45d	1	0.69mi
709 E Crawford St Denison, TX	2.0	2.5	1163	$1,400	$1.20	22d	1	0.71mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	22d	1	0.74mi
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	45d	1	0.74mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	22d	1	0.78mi
519 E Gandy St Denison, TX	3.0	2.0	1132	$1,299	$1.15	45d	1	0.80mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	45d	1	0.85mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	45d	1	0.88mi
537 E Sears St Denison, TX	3.0	2.0	1146	$1,599	$1.40	22d	1	0.88mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	22d	1	0.89mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	22d	1	0.91mi
105 E Ford St Denison, TX	3.0	2.0	1563	$1,525	$0.98	22d	1	0.92mi
131 E Bond St Denison, TX	3.0	2.5	1192	$1,250	$1.05	45d	1	0.94mi
514 N Rusk Ave Denison, TX	3.0	2.0	1173	$1,450	$1.24	45d	1	0.95mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	45d	1	0.95mi

Listing history 18 events

1. 2026-05-13
   status Pending 444-char remark

   Show marketing remark (444 chars)

   Needs Complete Remodel and property is Filthy and Nasty, Could be turned into a 3 bedroom 2 bath. This is a property lender foreclosed on and has taken back. Previous owners appear to have abandoned the property and left. However lender has filed eviction also. Thus they have not started clearing out previous owners items. Call Cooper with any questions 469-450-7878 Cooper Stewart is the listing Broker and Partner of owning entity

2. 2026-05-08
   historical Active Option Contract 444-char remark

   Show marketing remark (444 chars)

   Needs Complete Remodel and property is Filthy and Nasty, Could be turned into a 3 bedroom 2 bath. This is a property lender foreclosed on and has taken back. Previous owners appear to have abandoned the property and left. However lender has filed eviction also. Thus they have not started clearing out previous owners items. Call Cooper with any questions 469-450-7878 Cooper Stewart is the listing Broker and Partner of owning entity

3. 2026-05-05
   price $54,200 444-char remark

   Show marketing remark (444 chars)

   Needs Complete Remodel and property is Filthy and Nasty, Could be turned into a 3 bedroom 2 bath. This is a property lender foreclosed on and has taken back. Previous owners appear to have abandoned the property and left. However lender has filed eviction also. Thus they have not started clearing out previous owners items. Call Cooper with any questions 469-450-7878 Cooper Stewart is the listing Broker and Partner of owning entity

4. 2026-05-04
   price $54,300 444-char remark

   Show marketing remark (444 chars)

   Needs Complete Remodel and property is Filthy and Nasty, Could be turned into a 3 bedroom 2 bath. This is a property lender foreclosed on and has taken back. Previous owners appear to have abandoned the property and left. However lender has filed eviction also. Thus they have not started clearing out previous owners items. Call Cooper with any questions 469-450-7878 Cooper Stewart is the listing Broker and Partner of owning entity

5. 2026-04-29
   price $54,400 444-char remark

   Show marketing remark (444 chars)

   Needs Complete Remodel and property is Filthy and Nasty, Could be turned into a 3 bedroom 2 bath. This is a property lender foreclosed on and has taken back. Previous owners appear to have abandoned the property and left. However lender has filed eviction also. Thus they have not started clearing out previous owners items. Call Cooper with any questions 469-450-7878 Cooper Stewart is the listing Broker and Partner of owning entity

6. 2026-04-27
   price $54,900 444-char remark

   Show marketing remark (444 chars)

   Needs Complete Remodel and property is Filthy and Nasty, Could be turned into a 3 bedroom 2 bath. This is a property lender foreclosed on and has taken back. Previous owners appear to have abandoned the property and left. However lender has filed eviction also. Thus they have not started clearing out previous owners items. Call Cooper with any questions 469-450-7878 Cooper Stewart is the listing Broker and Partner of owning entity

7. 2026-04-24
   price $59,900 444-char remark

   Show marketing remark (444 chars)

   Needs Complete Remodel and property is Filthy and Nasty, Could be turned into a 3 bedroom 2 bath. This is a property lender foreclosed on and has taken back. Previous owners appear to have abandoned the property and left. However lender has filed eviction also. Thus they have not started clearing out previous owners items. Call Cooper with any questions 469-450-7878 Cooper Stewart is the listing Broker and Partner of owning entity

8. 2026-04-08
   listed $64,900 Active 444-char remark

   Show marketing remark (444 chars)

   Needs Complete Remodel and property is Filthy and Nasty, Could be turned into a 3 bedroom 2 bath. This is a property lender foreclosed on and has taken back. Previous owners appear to have abandoned the property and left. However lender has filed eviction also. Thus they have not started clearing out previous owners items. Call Cooper with any questions 469-450-7878 Cooper Stewart is the listing Broker and Partner of owning entity

9. 2017-07-21
   soldstatus
10. 2017-01-24
    soldstatus
11. 2016-03-10
    soldstatus
12. 2014-01-09
    soldstatus
13. 2009-07-09
    soldstatus
14. 2009-07-08
    soldstatus 112-char remark

    Show marketing remark (112 chars)

    Handyman special. Large home has lots of potential. Most floors appear to be solid. Fireplace in Master bedroom.

15. 2009-07-08
    soldstatus

    Show marketing remark (112 chars)

    Handyman special. Large home has lots of potential. Most floors appear to be solid. Fireplace in Master bedroom.

16. 2009-06-30
    historical 112-char remark

    Show marketing remark (112 chars)

    Handyman special. Large home has lots of potential. Most floors appear to be solid. Fireplace in Master bedroom.

17. 2009-05-24
    listed $26,500 112-char remark

    Show marketing remark (112 chars)

    Handyman special. Large home has lots of potential. Most floors appear to be solid. Fireplace in Master bedroom.

18. 2003-05-06
    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: $2,694 · $224/mo
• Projected year-2 tax: $2,694 · $224/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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $17,043
• − Mortgage interest: −$3,036
• − Property taxes: −$2,694
• − Insurance: −$271
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$1,577
• Taxable income: $6,739
• Est. tax owed @ 24.0%: −$1,617
• After-tax cash flow: $5,471/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): 9,173
• Household income: $83,067
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 124.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 9% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Iranian 3% Italian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

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: ▼ -59.91%
• Current HPI: 285.7502
• Rent YoY: —
• 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

+104.5% since first listed

18 events — show timeline

• 2026-05-13 Pending — NTREIS
• 2026-05-08 Contingent — NTREIS
• 2026-05-05 Price Changed $54,200 NTREIS
• 2026-05-04 Price Changed $54,300 NTREIS
• 2026-04-29 Price Changed $54,400 NTREIS
• 2026-04-27 Price Changed $54,900 NTREIS
• 2026-04-24 Price Changed $59,900 NTREIS
• 2026-04-08 Listed $64,900 NTREIS
• 2017-07-21 Sold (Public Records) — Public Records
• 2017-01-24 Sold (Public Records) — Public Records
• 2016-03-10 Sold (Public Records) — Public Records
• 2014-01-09 Sold (Public Records) — Public Records
• 2009-07-09 Sold (Public Records) — Public Records
• 2009-07-08 Sold (Public Records) — Public Records
• 2009-07-08 Sold (MLS) — NTREIS
• 2009-06-30 Listing Removed — NTREIS
• 2009-05-24 Listed $26,500 NTREIS
• 2003-05-06 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,694 · -2.5% YoY. Source: county tax records.