721 W Monterey St · Denison, TX 75020

$149,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 37 Days on market

Built 1930 7,492 sqft lot Est $131k · 14% over

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Why this score? — see what drove the D- 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 +13.3/30.0
• 1% rule +4.6/10.0
• DSCR +4.0/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 BEDROOM 1 BATHROOM + BONUS ROOM!!! This house has so much to offer for the price! Enjoy the covered front deck, large back yard + privacy fence, gorgeous hardwood floors and high ceiliings! The property is equipped with window units and gas lines for heating. Please note, due to the age of the home and construction when built, the bedrooms do not have closets. A bonus roon in the back could be an extra bedroom, dining area, office or den! While this house might need a little TLC, including exterior paint and a few interior updates, it is fully functional and ready to be adored! Located near Armstrong in Denison, which a quick drive to Hwy 75, you won't want to miss this one!

Key facts

• Bright living space
• Electric range
• Ample cabinetry

Tags

• BRIGHT LIVING SPACE
• AMPLE CABINETRY
• ELECTRIC RANGE
• DISHWASHER
• GENEROUSLY SIZED YARD
• UPDATED GRAVEL LANDSCAPING

Property features AI

Finance

• Other: Property type: Single Family Residence; Subdivision: Dumas J P Add; County: Grayson
• Financial info: No second mortgage indicated; Listing is for sale
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: City water; City sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-family residence; Residential property; Built in 1930; Single-story
• Construction: Year built 1930
• Exterior features: Less than 0.5 acre lot (approx. 0.172 acres); All-weather road access; Asphalt streets; Curbs

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Three bedrooms on the main level; Primary bedroom on the main level (approx. 10 x 10)
• Bathrooms: One full bathroom
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Six total rooms; One level (single-story)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $1 ($10/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 $144k (4.0% below list).
• Recommended offer: $144k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Lamar El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 478 students, 70% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $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 37 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y 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: built in 1930 — 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 $143,949 (4.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.96% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $131,236
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 W Munson St	0.25mi	3/2.0	1,217 (+1%)	4mo	$199,900	$164	79
1130 W Heron St	0.39mi	3/1.0	1,179 (-2%)	2mo	$207,000	$176	77
913 W Day St	0.33mi	3/2.0	1,231 (+2%)	0mo	$149,000	$121	77
617 W Bullock St	0.38mi	3/1.0	1,236 (+3%)	4mo	$75,000	$61	75
925 W Nelson St	0.48mi	3/2.0	1,168 (-3%)	1mo	$87,500	$75	68
1107 W Hull St	0.36mi	2/1.0 (-1)	1,280 (+6%)	1mo	$135,000	$105	67
110 E Munson St	0.65mi	2/1.0 (-1)	1,197 (-1%)	1mo	$129,900	$109	62
111 W Murray St	0.57mi	2/1.0 (-1)	1,176 (-2%)	4mo	$72,500	$62	61
621 W Brock St	0.43mi	3/1.0	1,350 (+12%)	1mo	$160,000	$119	59
1029 W Hull St	0.31mi	3/2.0	1,375 (+14%)	1mo	$230,000	$167	57
1213 W Morgan St	0.67mi	3/1.0	1,336 (+11%)	1mo	$99,000	$74	50
1110 S Houston Ave	0.61mi	2/1.0 (-1)	1,060 (-12%)	4mo	$72,500	$68	44

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: -19.9%
• Equity multiple: 0.33×
• Total profit: $-28,306
• Equity at exit: $22,351

10-year hold

• IRR: -21.9%
• Equity multiple: 0.04×
• Total profit: $-40,300
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$786
• Tax from tax record: −$288 /mo · $3,454/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $1

Break-even live

Break-even rent $1,438

Max offer price $149,900

Occupancy floor 95%

Sensitivity live

Price	-10% $86	-5% $43	+0% $1	+5% $-42	+10% $-84
Rent	-10% $-113	-5% $-56	+0% $1	+5% $58	+10% $115
Rate	-1.0pp $76	-0.5pp $39	base $1	+0.5pp $-38	+1.0pp $-78

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 S Armstrong Ave Unit A Denison, TX	2.0	1.0	1400	$1,500	$1.07	45d	1	0.08mi
818 W Texas St Denison, TX	3.0	1.0	720	$1,100	$1.53	22d	1	0.09mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	22d	2	0.23mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	45d	1	0.23mi
921 W Day St Denison, TX	3.0	2.0	1212	$1,500	$1.24	45d	1	0.32mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	22d	1	0.36mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	22d	1	0.38mi
1022 W Shepherd St #1022 Denison, TX	3.0	2.5	1322	$1,450	$1.10	22d	1	0.41mi
1011 S Perry Ave Denison, TX	2.0	2.0	1079	$1,350	$1.25	45d	1	0.41mi
740 W Bullock St Denison, TX	2.0	1.0	1000	$1,250	$1.25	22d	1	0.42mi
224 W Hull St Unit A Denison, TX	2.0	1.0	743	$1,250	$1.68	45d	1	0.45mi
725 W Brock St Denison, TX	3.0	1.5	1349	$1,450	$1.07	22d	1	0.45mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	45d	1	0.51mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	22d	2	0.52mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	45d	1	0.54mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	22d	1	0.55mi
1225 W Hanna St Denison, TX	3.0	1.5	1500	$1,600	$1.07	45d	1	0.56mi
1311 W Day St Denison, TX	2.0	1.0	1188	$1,050	$0.88	22d	1	0.58mi
626 W Crawford St Unit 101 Denison, TX	2.0	2.0	950	$950	$1.00	22d	1	0.59mi
820 W Crawford St Denison, TX	2.0	1.0	996	$1,250	$1.26	22d	1	0.60mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	45d	1	0.62mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	45d	1	0.64mi
1120 W Owing St Denison, TX	3.0	2.0	1090	$1,225	$1.12	22d	1	0.64mi
120 E Monterey St Unit 120 Denison, TX	2.0	1.0	800	$900	$1.12	46d	1	0.65mi
626 W Chestnut St Denison, TX	2.0	1.0	1132	$1,300	$1.15	22d	1	0.65mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	45d	1	0.67mi
715 W Chestnut St Denison, TX	2.0	2.0	1273	$1,300	$1.02	45d	1	0.69mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	46d	1	0.76mi
1931 Ave a Denison, TX	4.0	3.0	1450	$1,695	$1.17	45d	1	0.83mi
811 W Coffin St Denison, TX	3.0	2.5	1422	$1,600	$1.13	45d	1	0.86mi
615 W Coffin St Denison, TX	2.0	1.0	800	$1,250	$1.56	22d	1	0.86mi
809 S Travis Ave Denison, TX	3.0	2.0	1490	$1,595	$1.07	45d	1	0.87mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	22d	1	0.89mi
2400 S Barrett Ave Denison, TX	3.0	2.0	1090	$1,349	$1.24	45d	1	0.89mi
1004 W Gandy St Denison, TX	3.0	1.0	1250	$1,299	$1.04	22d	1	0.89mi
617 W Gandy St Unit 3 Denison, TX	2.0	2.0	750	$1,200	$1.60	45d	1	0.90mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	45d	1	0.90mi
313 E Nelson St Denison, TX	3.0	2.0	1279	$1,625	$1.27	22d	1	0.90mi
327-329 E Nelson St #329 Denison, TX	3.0	2.0	1382	$1,625	$1.18	45d	1	0.94mi
1309 S 5th Ave Unit 1311 Denison, TX	3.0	2.5	1224	$1,350	$1.10	45d	1	0.96mi

Listing history 45 events

1. 2026-06-22
   statusdays on market $149,900 Active Option Contract 37 DOM
2. 2026-06-19
   days on market $149,900 Active 35 DOM
3. 2026-06-18
   days on market $149,900 Active 34 DOM
4. 2026-06-17
   days on market $149,900 Active 33 DOM
5. 2026-06-16
   days on market $149,900 Active 32 DOM
6. 2026-06-15
   days on market $149,900 Active 31 DOM
7. 2026-06-14
   days on market $149,900 Active 29 DOM
8. 2026-06-13
   days on market $149,900 Active 28 DOM
9. 2026-06-10
   days on market $149,900 Active 26 DOM
10. 2026-06-09
    days on market $149,900 Active 25 DOM
11. 2026-06-08
    days on market $149,900 Active 24 DOM
12. 2026-06-07
    statusdays on market $149,900 Active 23 DOM
13. 2026-06-05
    days on market $149,900 Active Option Contract 20 DOM
14. 2026-06-03
    statusdays on market $149,900 Active Option Contract 19 DOM
15. 2026-06-02
    days on market $149,900 Active 18 DOM
16. 2026-06-01
    days on market $149,900 Active 17 DOM
17. 2026-05-31
    days on market $149,900 Active 16 DOM
18. 2026-05-30
    days on market $149,900 Active 15 DOM
19. 2026-05-15
    listed $149,900 Active
20. 2026-01-12
    historical $1,350
21. 2026-01-01
    listed $1,350
22. 2025-12-21
    historical $1,350
23. 2025-12-18
    listed $1,350
24. 2025-12-07
    historical $1,350
25. 2025-11-21
    listed $1,350
26. 2021-07-02
    soldstatus
27. 2021-07-01
    soldstatus Sold 685-char remark

    Show marketing remark (685 chars)

    2 BEDROOM 1 BATHROOM + BONUS ROOM!!! This house has so much to offer for the price! Enjoy the covered front deck, large back yard + privacy fence, gorgeous hardwood floors and high ceiliings! The property is equipped with window units and gas lines for heating. Please note, due to the age of the home and construction when built, the bedrooms do not have closets. A bonus roon in the back could be an extra bedroom, dining area, office or den! While this house might need a little TLC, including exterior paint and a few interior updates, it is fully functional and ready to be adored! Located near Armstrong in Denison, which a quick drive to Hwy 75, you won't want to miss this one!

28. 2021-06-04
    status Pending 685-char remark

    Show marketing remark (685 chars)

    2 BEDROOM 1 BATHROOM + BONUS ROOM!!! This house has so much to offer for the price! Enjoy the covered front deck, large back yard + privacy fence, gorgeous hardwood floors and high ceiliings! The property is equipped with window units and gas lines for heating. Please note, due to the age of the home and construction when built, the bedrooms do not have closets. A bonus roon in the back could be an extra bedroom, dining area, office or den! While this house might need a little TLC, including exterior paint and a few interior updates, it is fully functional and ready to be adored! Located near Armstrong in Denison, which a quick drive to Hwy 75, you won't want to miss this one!

29. 2021-06-01
    historical Active Option Contract 685-char remark

    Show marketing remark (685 chars)

    2 BEDROOM 1 BATHROOM + BONUS ROOM!!! This house has so much to offer for the price! Enjoy the covered front deck, large back yard + privacy fence, gorgeous hardwood floors and high ceiliings! The property is equipped with window units and gas lines for heating. Please note, due to the age of the home and construction when built, the bedrooms do not have closets. A bonus roon in the back could be an extra bedroom, dining area, office or den! While this house might need a little TLC, including exterior paint and a few interior updates, it is fully functional and ready to be adored! Located near Armstrong in Denison, which a quick drive to Hwy 75, you won't want to miss this one!

30. 2021-05-29
    status Active 685-char remark

    Show marketing remark (685 chars)

    2 BEDROOM 1 BATHROOM + BONUS ROOM!!! This house has so much to offer for the price! Enjoy the covered front deck, large back yard + privacy fence, gorgeous hardwood floors and high ceiliings! The property is equipped with window units and gas lines for heating. Please note, due to the age of the home and construction when built, the bedrooms do not have closets. A bonus roon in the back could be an extra bedroom, dining area, office or den! While this house might need a little TLC, including exterior paint and a few interior updates, it is fully functional and ready to be adored! Located near Armstrong in Denison, which a quick drive to Hwy 75, you won't want to miss this one!

31. 2021-05-20
    historical Active Option Contract 685-char remark

    Show marketing remark (685 chars)

    2 BEDROOM 1 BATHROOM + BONUS ROOM!!! This house has so much to offer for the price! Enjoy the covered front deck, large back yard + privacy fence, gorgeous hardwood floors and high ceiliings! The property is equipped with window units and gas lines for heating. Please note, due to the age of the home and construction when built, the bedrooms do not have closets. A bonus roon in the back could be an extra bedroom, dining area, office or den! While this house might need a little TLC, including exterior paint and a few interior updates, it is fully functional and ready to be adored! Located near Armstrong in Denison, which a quick drive to Hwy 75, you won't want to miss this one!

32. 2021-05-06
    listed $115,000 Active 685-char remark

    Show marketing remark (685 chars)

    2 BEDROOM 1 BATHROOM + BONUS ROOM!!! This house has so much to offer for the price! Enjoy the covered front deck, large back yard + privacy fence, gorgeous hardwood floors and high ceiliings! The property is equipped with window units and gas lines for heating. Please note, due to the age of the home and construction when built, the bedrooms do not have closets. A bonus roon in the back could be an extra bedroom, dining area, office or den! While this house might need a little TLC, including exterior paint and a few interior updates, it is fully functional and ready to be adored! Located near Armstrong in Denison, which a quick drive to Hwy 75, you won't want to miss this one!

33. 2018-08-15
    soldstatus
34. 2017-10-24
    soldstatus
35. 2017-10-23
    soldstatus Sold 387-char remark

    Show marketing remark (387 chars)

    There is a feeling of spaciousness when you enter this 2 bedroom, 1 bath located in the heart of Denison. The owner used the back living area as a third bedroom in the past. The location allows convenient access to Denison, Spur 503, Lake Texoma, and Hwy 75. There have been some recent updates, but you could add your special touch to the home or it could be an investment for property.

36. 2017-10-04
    status Pending 387-char remark

    Show marketing remark (387 chars)

    There is a feeling of spaciousness when you enter this 2 bedroom, 1 bath located in the heart of Denison. The owner used the back living area as a third bedroom in the past. The location allows convenient access to Denison, Spur 503, Lake Texoma, and Hwy 75. There have been some recent updates, but you could add your special touch to the home or it could be an investment for property.

37. 2017-09-25
    historical Active Option Contract 387-char remark

    Show marketing remark (387 chars)

    There is a feeling of spaciousness when you enter this 2 bedroom, 1 bath located in the heart of Denison. The owner used the back living area as a third bedroom in the past. The location allows convenient access to Denison, Spur 503, Lake Texoma, and Hwy 75. There have been some recent updates, but you could add your special touch to the home or it could be an investment for property.

38. 2017-09-07
    price $66,900 387-char remark

    Show marketing remark (387 chars)

    There is a feeling of spaciousness when you enter this 2 bedroom, 1 bath located in the heart of Denison. The owner used the back living area as a third bedroom in the past. The location allows convenient access to Denison, Spur 503, Lake Texoma, and Hwy 75. There have been some recent updates, but you could add your special touch to the home or it could be an investment for property.

39. 2017-08-22
    status Active 387-char remark

    Show marketing remark (387 chars)

    There is a feeling of spaciousness when you enter this 2 bedroom, 1 bath located in the heart of Denison. The owner used the back living area as a third bedroom in the past. The location allows convenient access to Denison, Spur 503, Lake Texoma, and Hwy 75. There have been some recent updates, but you could add your special touch to the home or it could be an investment for property.

40. 2017-08-17
    historical Active Option Contract 387-char remark

    Show marketing remark (387 chars)

    There is a feeling of spaciousness when you enter this 2 bedroom, 1 bath located in the heart of Denison. The owner used the back living area as a third bedroom in the past. The location allows convenient access to Denison, Spur 503, Lake Texoma, and Hwy 75. There have been some recent updates, but you could add your special touch to the home or it could be an investment for property.

41. 2017-08-04
    listed $69,900 Active 387-char remark

    Show marketing remark (387 chars)

    There is a feeling of spaciousness when you enter this 2 bedroom, 1 bath located in the heart of Denison. The owner used the back living area as a third bedroom in the past. The location allows convenient access to Denison, Spur 503, Lake Texoma, and Hwy 75. There have been some recent updates, but you could add your special touch to the home or it could be an investment for property.

42. 2011-12-13
    soldstatus
43. 2003-02-11
    soldstatus
44. 2002-12-05
    historical
45. 2002-03-21
    listed $19,900

ⓘ 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: $3,454 · $288/mo
• Projected year-2 tax: $3,454 · $288/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,274
• − Mortgage interest: −$8,397
• − Property taxes: −$3,454
• − Insurance: −$750
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$4,361
• Taxable loss: −$2,451
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $598/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

+653.3% since first listed

27 events — show timeline

• 2026-05-15 Listed $149,900 NTREIS
• 2026-01-12 Rental Removed $1,350 NTREIS
• 2026-01-01 Listed for Rent $1,350 NTREIS
• 2025-12-21 Rental Removed $1,350 NTREIS
• 2025-12-18 Listed for Rent $1,350 NTREIS
• 2025-12-07 Rental Removed $1,350 NTREIS
• 2025-11-21 Listed for Rent $1,350 NTREIS
• 2021-07-02 Sold (Public Records) — Public Records
• 2021-07-01 Sold (MLS) — NTREIS
• 2021-06-04 Pending — NTREIS
• 2021-06-01 Contingent — NTREIS
• 2021-05-29 Relisted — NTREIS
• 2021-05-20 Contingent — NTREIS
• 2021-05-06 Listed $115,000 NTREIS
• 2018-08-15 Sold (Public Records) — Public Records
• 2017-10-24 Sold (Public Records) — Public Records
• 2017-10-23 Sold (MLS) — NTREIS
• 2017-10-04 Pending — NTREIS
• 2017-09-25 Contingent — NTREIS
• 2017-09-07 Price Changed $66,900 NTREIS
• 2017-08-22 Relisted — NTREIS
• 2017-08-17 Contingent — NTREIS
• 2017-08-04 Listed $69,900 NTREIS
• 2011-12-13 Sold (Public Records) — Public Records
• 2003-02-11 Sold (Public Records) — Public Records
• 2002-12-05 Listing Removed — NTREIS
• 2002-03-21 Listed $19,900 NTREIS

Property tax history

+9.5%/yr

Latest (2025): $3,454 · -4.1% YoY. Source: county tax records.