709 N Chandler Ave · Denison, TX 75020

$169,999

4 bd · 2.0 ba · 1,784 sqft · SingleFamily public records · 86 Days on market

Built 1940 8,999 sqft lot $95/sqft · 22% below area Est $217k · 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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +4.7/10.0
• 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

Seller is OFFERING $10,000 in SELLER CONCESSIONS with an appropriate offer. Built in 1940, this 1,784 sq ft home sits on a desirable corner lot and offers 4 bedrooms, 2 baths, and a flexible office space that could also be used as a dining room. The kitchen features an eat-in area for casual meals. The additional lot to the right of the home is part of the property, providing extra space and the opportunity to expand the home or add improvements. Located just minutes from downtown Denison, the property offers convenient access to shopping, dining, and local amenities. Being sold as is, this property presents a strong opportunity for investors or buyers looking to renovate and add value.

Key facts

• Eat-in area
• Convenient access
• 8,999 sq ft lot

Tags

• FLEXIBLE OFFICE SPACE
• EAT-IN AREA
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $61 ($730/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (0.4% below list).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 74% 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 $1k of loan paydown is wiped out by about $5k 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 86 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $159,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 8.4

CMA / ARV

• ARV (median comp): $216,946
• List price: $169,999
• Delta: -21.64%
• 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
1309 W Morton St	0.33mi	4/2.0	1,739 (-2%)	5mo	$125,000	$72	76
826 W Morton St	0.23mi	3/2.0 (-1)	1,625 (-9%)	1mo	$239,000	$147	68
409 W Johnson St	0.52mi	3/3.0 (-1)	1,792 (+0%)	2mo	$265,000	$148	64
1111 W Main St	0.46mi	3/2.0 (-1)	1,860 (+4%)	4mo	$339,000	$182	63
205 W Bond St	0.71mi	4/2.0	1,847 (+4%)	1mo	$174,000	$94	60
1117 W Bond St	0.15mi	3/2.0 (-1)	1,568 (-12%)	10mo	$215,000	$137	59
610 W Chestnut St	0.65mi	3/2.0 (-1)	1,766 (-1%)	9mo	$250,000	$142	55
1208 W Sears St	0.34mi	3/1.5 (-1)	1,584 (-11%)	7mo	$160,000	$101	53
727 W Parnell St	0.35mi	3/2.0 (-1)	1,525 (-14%)	4mo	$215,000	$141	52
215 W Sears St	0.72mi	4/2.0	1,659 (-7%)	5mo	$134,900	$81	51
1515 W Main St	0.65mi	3/2.5 (-1)	1,730 (-3%)	8mo	$314,000	$182	51
1721 W Washington St	0.70mi	3/3.5 (-1)	1,689 (-5%)	8mo	$349,000	$207	40

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: -17.5%
• Equity multiple: 0.40×
• Total profit: $-28,468
• Equity at exit: $25,347

10-year hold

• IRR: -17.1%
• Equity multiple: 0.19×
• Total profit: $-38,331
• Equity at exit: $14,698

Cash invested: $47,600 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$891
• Tax from tax record: −$315 /mo · $3,777/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $61

Break-even live

Break-even rent $1,617

Max offer price $169,999

Occupancy floor 91%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	43d	1	0.20mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	21d	1	0.23mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	43d	1	0.27mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	44d	1	0.34mi
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	43d	1	0.37mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	21d	1	0.37mi
401 W Elm St Denison, TX	3.0	2.5	1506	$1,850	$1.23	43d	1	0.54mi
900 W Chestnut St Denison, TX	3.0	2.0	1742	$1,695	$0.97	43d	1	0.59mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	44d	1	0.59mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.67mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	43d	1	0.67mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.85mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	21d	1	0.93mi
212 E Walker St Denison, TX	3.0	2.0	1260	$1,695	$1.35	43d	1	0.95mi
1011 S Armstrong Ave Unit B Denison, TX	3.0	2.0	2068	$1,800	$0.87	43d	1	1.19mi
430 E Woodard St Denison, TX	3.0	2.0	1263	$1,590	$1.26	43d	1	1.26mi
1012 S Maurice Ave Denison, TX	3.0	2.0	1600	$1,895	$1.18	43d	1	1.26mi
521 E Sears St Denison, TX	4.0	2.0	1401	$1,650	$1.18	43d	1	1.27mi
313 E Nelson St Denison, TX	3.0	2.0	1279	$1,625	$1.27	21d	1	1.31mi
327-329 E Nelson St #329 Denison, TX	3.0	2.0	1382	$1,625	$1.18	43d	1	1.34mi
1035-1033 Ray Dr Denison, TX	3.0	3.0	1328	$1,450	$1.09	43d	1	1.43mi
713 E Sears St Denison, TX	3.0	2.0	1230	$1,475	$1.20	21d	1	1.46mi
809 S Travis Ave Denison, TX	3.0	2.0	1490	$1,595	$1.07	43d	1	1.46mi

Listing history 26 events

1. 2026-06-09
   days on market $169,999 Active 86 DOM
2. 2026-06-08
   days on market $169,999 Active 85 DOM
3. 2026-06-07
   days on market $169,999 Active 84 DOM
4. 2026-06-05
   days on market $169,999 Active 81 DOM
5. 2026-06-03
   days on market $169,999 Active 80 DOM
6. 2026-06-02
   days on market $169,999 Active 79 DOM
7. 2026-06-01
   days on market $169,999 Active 78 DOM
8. 2026-05-31
   days on market $169,999 Active 77 DOM
9. 2026-05-30
   days on market $169,999 Active 76 DOM
10. 2026-05-18
    price $169,999 695-char remark

    Show marketing remark (695 chars)

    Seller is OFFERING $10,000 in SELLER CONCESSIONS with an appropriate offer. Built in 1940, this 1,784 sq ft home sits on a desirable corner lot and offers 4 bedrooms, 2 baths, and a flexible office space that could also be used as a dining room. The kitchen features an eat-in area for casual meals. The additional lot to the right of the home is part of the property, providing extra space and the opportunity to expand the home or add improvements. Located just minutes from downtown Denison, the property offers convenient access to shopping, dining, and local amenities. Being sold as is, this property presents a strong opportunity for investors or buyers looking to renovate and add value.

11. 2026-03-14
    listed $179,000 Active 695-char remark

    Show marketing remark (695 chars)

    Seller is OFFERING $10,000 in SELLER CONCESSIONS with an appropriate offer. Built in 1940, this 1,784 sq ft home sits on a desirable corner lot and offers 4 bedrooms, 2 baths, and a flexible office space that could also be used as a dining room. The kitchen features an eat-in area for casual meals. The additional lot to the right of the home is part of the property, providing extra space and the opportunity to expand the home or add improvements. Located just minutes from downtown Denison, the property offers convenient access to shopping, dining, and local amenities. Being sold as is, this property presents a strong opportunity for investors or buyers looking to renovate and add value.

12. 2024-09-19
    soldstatus
13. 2021-11-03
    soldstatus
14. 2018-02-01
    historical
15. 2017-12-20
    soldstatus
16. 2017-11-30
    listed $79,000 Active
17. 2016-09-12
    soldstatus
18. 2016-08-29
    soldstatus
19. 2012-11-28
    soldstatus Closed
20. 2012-11-02
    status Pending
21. 2012-10-17
    price $16,150
22. 2012-09-07
    listed $19,000 Active
23. 2006-12-14
    soldstatus
24. 2006-11-16
    historical
25. 2006-07-15
    listed $45,000
26. 1992-01-03
    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: $3,777 · $315/mo
• Projected year-2 tax: $3,777 · $315/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: $20,322
• − Mortgage interest: −$9,523
• − Property taxes: −$3,777
• − Insurance: −$850
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$4,945
• Taxable loss: −$2,024
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $1,216/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

+277.8% since first listed

17 events — show timeline

• 2026-05-18 Price Changed $169,999 NTREIS
• 2026-03-14 Listed $179,000 NTREIS
• 2024-09-19 Sold (Public Records) — Public Records
• 2021-11-03 Sold (Public Records) — Public Records
• 2018-02-01 Listing Removed — NTREIS
• 2017-12-20 Sold (Public Records) — Public Records
• 2017-11-30 Listed $79,000 NTREIS
• 2016-09-12 Sold (Public Records) — Public Records
• 2016-08-29 Sold (Public Records) — Public Records
• 2012-11-28 Sold (MLS) — NTREIS
• 2012-11-02 Pending — NTREIS
• 2012-10-17 Price Changed $16,150 NTREIS
• 2012-09-07 Listed $19,000 NTREIS
• 2006-12-14 Sold (Public Records) — Public Records
• 2006-11-16 Listing Removed — NTREIS
• 2006-07-15 Listed $45,000 NTREIS
• 1992-01-03 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,777 · -1.2% YoY. Source: county tax records.