631 W Walker St · Denison, TX 75020

$125,000

2 bd · 1.0 ba · 1,127 sqft · SingleFamily public records · 151 Days on market

Built 1940 7,492 sqft lot $111/sqft · 47% below area Est $235k · 47% under ↓ 11% since listing

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.5/10.0
• 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

Large fenced lot with pier and beam home. Upgrades to home include: gas water heater 2019, newer Goodman central heat and air conditioner, covered back patio, newer windows, storage building, and oversized double carport with concrete base. Oversized back yard is perfect for entertaining. Home has original hardwood flooring and kitchen cabinets. Please see offer details. Home is sold As Is.

Key facts

• Gas water heater
• Storage building
• Newer windows

Tags

• FENCED LOT
• GAS WATER HEATER
• COVERED BACK PATIO
• NEWER WINDOWS
• STORAGE BUILDING
• OVERSIZED DOUBLE CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $864 of loan paydown is wiped out by about $4k 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 151 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.15% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 7.2

CMA / ARV

• ARV (median comp): $235,329
• List price: $125,000
• Delta: -46.88%
• 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
829 W Sears St	0.28mi	2/1.0	1,134 (+1%)	3mo	$159,000	$140	84
728 W Walker St	0.09mi	3/2.0 (+1)	1,148 (+2%)	1mo	$189,000	$165	83
917 W Sears St	0.33mi	3/1.0 (+1)	1,197 (+6%)	3mo	$99,900	$83	67
811 W Woodard St	0.39mi	2/2.0	1,202 (+7%)	0mo	$199,000	$166	67
46 Vaughn Dr	0.41mi	2/1.0	1,219 (+8%)	4mo	$90,000	$74	64
425 W Johnson	0.19mi	3/2.0 (+1)	1,257 (+12%)	1mo	$215,000	$171	62
1320 W Morton St	0.63mi	3/2.0 (+1)	1,160 (+3%)	4mo	$94,900	$82	54
1231 W Main St	0.69mi	2/1.5	1,203 (+7%)	4mo	$184,900	$154	52
1231 W Woodard St	0.65mi	2/1.0	1,257 (+12%)	2mo	$150,000	$119	49
117 W Sears St	0.52mi	3/2.0 (+1)	1,228 (+9%)	4mo	$225,000	$183	48
759 N Eddy Ave	0.56mi	3/2.0 (+1)	1,249 (+11%)	0mo	$215,900	$173	46
410 N Houston Ave	0.58mi	3/2.0 (+1)	1,271 (+13%)	3mo	$226,400	$178	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: -10.0%
• Equity multiple: 0.65×
• Total profit: $-12,383
• Equity at exit: $18,638

10-year hold

• IRR: -5.7%
• Equity multiple: 0.68×
• Total profit: $-11,147
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$656
• Tax from tax record: −$242 /mo · $2,899/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $188

Break-even live

Break-even rent $1,202

Max offer price $125,000

Occupancy floor 82%

Sensitivity live

Price	-10% $258	-5% $223	+0% $188	+5% $152	+10% $117
Rent	-10% $74	-5% $131	+0% $188	+5% $244	+10% $301
Rate	-1.0pp $251	-0.5pp $219	base $188	+0.5pp $155	+1.0pp $122

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 W Walker St Denison, TX	3.0	2.0	1300	$1,675	$1.29	44d	1	0.08mi
731 W Bond St Denison, TX	3.0	2.0	1297	$1,595	$1.23	22d	1	0.11mi
727 W Johnson St Unit A Denison, TX	3.0	2.5	1238	$1,450	$1.17	44d	1	0.13mi
731 W Morton St Denison, TX	3.0	2.0	1298	$1,500	$1.16	44d	1	0.17mi
613 W Elm St Unit 613 Denison, TX	3.0	2.0	1375	$1,525	$1.11	45d	1	0.17mi
617 W Gandy St Unit 3 Denison, TX	2.0	2.0	750	$1,200	$1.60	44d	1	0.29mi
320 W Bond St Denison, TX	3.0	2.0	1278	$1,500	$1.17	45d	1	0.29mi
514 N Rusk Ave Denison, TX	3.0	2.0	1173	$1,450	$1.24	44d	1	0.36mi
226 W Bond St Unit 224 Denison, TX	3.0	2.5	1294	$1,375	$1.06	44d	1	0.37mi
224 W Bond St Denison, TX	3.0	2.5	1294	$1,375	$1.06	44d	1	0.37mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	22d	1	0.38mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	22d	1	0.44mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	44d	1	0.46mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	44d	1	0.49mi
317 W Main St #203 Denison, TX	1.0	1.0	1000	$1,600	$1.60	44d	1	0.52mi
317 W Main St Unit 202 Denison, TX	1.0	1.0	1000	$1,700	$1.70	44d	1	0.52mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	22d	1	0.53mi
105 E Bond St Denison, TX	2.0	1.0	825	$950	$1.15	44d	1	0.55mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	22d	1	0.59mi
131 E Bond St Denison, TX	3.0	2.5	1192	$1,250	$1.05	44d	1	0.60mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	22d	1	0.61mi
817 W Owing St Denison, TX	1.0	1.0	700	$800	$1.14	22d	1	0.64mi
212 E Walker St Denison, TX	3.0	2.0	1260	$1,695	$1.35	44d	1	0.65mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	44d	1	0.65mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	22d	1	0.67mi
108 N Eddy Ave Denison, TX	1.0	1.0	882	$1,100	$1.25	44d	1	0.68mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	22d	1	0.69mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	44d	1	0.69mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	22d	1	0.69mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	44d	1	0.77mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	22d	1	0.78mi
1602 W Elm St Denison, TX	3.0	2.0	1141	$1,495	$1.31	44d	1	0.85mi
1703 W Elm St Denison, TX	2.0	1.0	800	$875	$1.09	22d	1	0.93mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	22d	1	0.93mi
1701 W Elm St Denison, TX	2.0	1.0	800	$900	$1.12	22d	1	0.94mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	44d	1	0.95mi
1721 W Walker St Denison, TX	2.0	1.0	1322	$1,400	$1.06	44d	1	0.96mi
430 E Woodard St Denison, TX	3.0	2.0	1263	$1,590	$1.26	44d	1	0.96mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	22d	1	0.97mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	22d	1	0.97mi

Listing history 25 events

1. 2026-06-19
   days on market $125,000 Active 151 DOM
2. 2026-06-18
   days on market $125,000 Active 150 DOM
3. 2026-06-18
   price $125,000 Active 149 DOM
4. 2026-06-17
   days on market $149,000 Active 149 DOM
5. 2026-06-16
   days on market $149,000 Active 148 DOM
6. 2026-06-15
   days on market $149,000 Active 147 DOM
7. 2026-06-14
   days on market $149,000 Active 145 DOM
8. 2026-06-13
   remarks 508-char remark
9. 2026-06-13
   pricedays on market $149,000 Active 144 DOM
10. 2026-06-10
    days on market $159,000 Active 142 DOM
11. 2026-06-09
    days on market $159,000 Active 141 DOM
12. 2026-06-08
    days on market $159,000 Active 140 DOM
13. 2026-06-07
    days on market $159,000 Active 139 DOM
14. 2026-06-05
    days on market $159,000 Active 136 DOM
15. 2026-06-03
    days on market $159,000 Active 135 DOM
16. 2026-06-02
    days on market $159,000 Active 134 DOM
17. 2026-06-01
    days on market $159,000 Active 133 DOM
18. 2026-05-31
    days on market $159,000 Active 132 DOM
19. 2026-05-30
    days on market $159,000 Active 131 DOM
20. 2026-05-13
    price $159,000 399-char remark

    Show marketing remark (399 chars)

    Large fenced lot with pier and beam home. Upgrades to home include: gas water heater 2019, newer Goodman central heat and air conditioner, covered back patio, newer windows, storage building, and oversized double carport with concrete base. Oversized back yard is perfect for entertaining. Home has original hardwood flooring and kitchen cabinets. Please see offer details. Home is sold As Is.

21. 2026-04-02
    price $169,000 399-char remark

    Show marketing remark (399 chars)

    Large fenced lot with pier and beam home. Upgrades to home include: gas water heater 2019, newer Goodman central heat and air conditioner, covered back patio, newer windows, storage building, and oversized double carport with concrete base. Oversized back yard is perfect for entertaining. Home has original hardwood flooring and kitchen cabinets. Please see offer details. Home is sold As Is.

22. 2026-02-26
    price $174,000 399-char remark

    Show marketing remark (399 chars)

    Large fenced lot with pier and beam home. Upgrades to home include: gas water heater 2019, newer Goodman central heat and air conditioner, covered back patio, newer windows, storage building, and oversized double carport with concrete base. Oversized back yard is perfect for entertaining. Home has original hardwood flooring and kitchen cabinets. Please see offer details. Home is sold As Is.

23. 2026-01-19
    listed $179,000 Active 399-char remark

    Show marketing remark (399 chars)

    Large fenced lot with pier and beam home. Upgrades to home include: gas water heater 2019, newer Goodman central heat and air conditioner, covered back patio, newer windows, storage building, and oversized double carport with concrete base. Oversized back yard is perfect for entertaining. Home has original hardwood flooring and kitchen cabinets. Please see offer details. Home is sold As Is.

24. 2014-01-22
    soldstatus
25. 2001-05-29
    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: $2,899 · $242/mo
• Projected year-2 tax: $2,899 · $242/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 22% 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: $17,268
• − Mortgage interest: −$7,002
• − Property taxes: −$2,899
• − Insurance: −$625
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$3,636
• Taxable income: $342
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $2,169/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

-11.2% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $159,000 NTREIS
• 2026-04-02 Price Changed $169,000 NTREIS
• 2026-02-26 Price Changed $174,000 NTREIS
• 2026-01-19 Listed $179,000 NTREIS
• 2014-01-22 Sold (Public Records) — Public Records
• 2001-05-29 Sold (Public Records) — Public Records

Property tax history

+13.0%/yr

Latest (2025): $2,899 · +183.0% YoY. Source: county tax records.