2600 W Johnson St · Denison, TX 75020

$75,000

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 29 Days on market

Built 1945 7,667 sqft lot $53/sqft · 60% below area ↓ 25% since listing

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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

Home to be sold as-is and priced accordingly. Built in 1945, this property offers a great opportunity for investors, flippers, or buyers looking to renovate and customize. Home needs updating throughout and features window unit AC and wall heaters. Roof has been replaced approximately 10 years ago per seller. Great potential for those looking to add value in an established Denison location. All buyers must do their due diligence prior to purchasing this property. Seller has not occupied the property, and the home has not been professionally inspected.

Key facts

• 7,667 sq ft lot
• Built 1945
• Listed 29 days

Property features AI

Finance

• Financial info: Listing is offered for cash
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Security: Carbon monoxide detector; Smoke detectors
• Utilities: City water; City sewer; Electricity available; Natural gas available with individual gas meter
• Home design: Single-family residence; One story; Not attached to another property; Residential property
• Construction: Built in 1945; Wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Corner lot; Large backyard with grass; Outdoor storage; Chain link and wood fencing; Lot dimensions approximately 149 x 49

Interior

• Kitchen: Electric range; Gas water heater
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet; Tile; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Wall furnace heating; Wall/window air conditioning units
• Interior features: Six total rooms; One living area; One dining area; Other interior features
• Laundry & utility: Washer and dryer included; Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.9% 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+, 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).
• Market conditions: Rents flat; 485 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 $519 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 + 0.1% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 2.08% ✓
• Cap rate: 15.90%
• Cash-on-cash: 34.31%
• DSCR: 2.53
• GRM: 4.0

CMA / ARV

• ARV (median comp): $187,276
• List price: $75,000
• Delta: -59.95%
• 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
2600 W Johnson St	0.00mi	3/1.0	1,428 (0%)	0mo	$75,000	$53	100
2908 W Elm St	0.43mi	3/2.0	1,466 (+3%)	3mo	$187,000	$128	69
904 Layne Dr	0.27mi	3/2.0	1,344 (-6%)	10mo	$265,000	$197	65
908 Layne	0.28mi	3/2.0	1,320 (-8%)	10mo	$261,500	$198	62
145 Bob White Rd	0.36mi	3/1.5	1,264 (-12%)	2mo	$165,000	$131	60
217 Ross Ave	0.59mi	3/2.0	1,374 (-4%)	3mo	$147,500	$107	60
1985 W Bond St	0.59mi	4/2.0 (+1)	1,447 (+1%)	8mo	$255,000	$176	55
2404 Miller St	0.54mi	3/2.0	1,248 (-13%)	3mo	$239,000	$192	47
2919 W Parnell St	0.55mi	3/2.0	1,285 (-10%)	8mo	$200,000	$156	47
2906 W Parnell St	0.49mi	3/2.0	1,220 (-15%)	10mo	$175,000	$143	40
409 Holland Dr	0.72mi	3/2.0	1,572 (+10%)	7mo	$239,900	$153	40
1210 Carla Dr	0.59mi	3/2.0	1,228 (-14%)	9mo	$239,000	$195	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: 26.0%
• Equity multiple: 2.03×
• Total profit: $21,686
• Equity at exit: $11,183

10-year hold

• IRR: 31.7%
• Equity multiple: 3.43×
• Total profit: $51,112
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$393
• Tax from tax record: −$207 /mo · $2,482/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $600

Break-even live

Break-even rent $799

Max offer price $75,000

Occupancy floor 56%

Sensitivity live

Price	-10% $643	-5% $622	+0% $600	+5% $579	+10% $558
Rent	-10% $477	-5% $539	+0% $600	+5% $662	+10% $724
Rate	-1.0pp $638	-0.5pp $620	base $600	+0.5pp $581	+1.0pp $561

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
731 Layne Dr Denison, TX	3.0	2.0	1215	$1,600	$1.32	45d	1	0.25mi
1035-1033 Ray Dr Denison, TX	3.0	3.0	1328	$1,450	$1.09	44d	1	0.31mi
3050 Viking St Denison, TX	1.0–2.0	1.0–2.0	887	$1,450	$1.63	22d	11	0.51mi
102 Lum Ln Unit 101 Denison, TX	3.0	2.0	1158	$1,600	$1.38	44d	1	0.55mi
1905 W Morton St #20 Denison, TX	2.0	1.5	1008	$1,250	$1.24	44d	1	0.63mi
1207 Bruce Dr Denison, TX	3.0	2.0	1298	$1,540	$1.19	44d	1	0.64mi
1238 Carla St Denison, TX	3.0	1.5	1172	$1,350	$1.15	44d	1	0.65mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,575	$1.31	44d	1	0.78mi
1731 W Elm St Denison, TX	3.0	2.0	1200	$1,550	$1.29	22d	1	0.78mi
2824 W Crawford St Denison, TX	1.0–2.0	1.0	825	$999	$1.21	22d	2	0.80mi
1721 W Walker St Denison, TX	2.0	1.0	1322	$1,400	$1.06	44d	1	0.83mi
1829 Ridgewood Rd Denison, TX	3.0	1.0	1040	$1,100	$1.06	44d	1	0.86mi
1602 W Elm St Denison, TX	3.0	2.0	1141	$1,495	$1.31	44d	1	0.95mi
1326 W Sears St Denison, TX	2.0	1.0	1318	$1,350	$1.02	22d	1	1.19mi
1231 W Main St Denison, TX	2.0	1.5	1203	$1,575	$1.31	22d	1	1.32mi
1131 W Owing St Denison, TX	3.0	2.0	1135	$1,695	$1.49	44d	1	1.47mi
2631 Stafford Dr Unit Na Denison, TX	3.0	2.0	1600	$2,199	$1.37	44d	1	1.47mi
1016 W Gandy St #4 Denison, TX	2.0	1.5	1000	$1,100	$1.10	44d	1	1.49mi

Listing history 3 events

1. 2026-05-16
   price $75,000 557-char remark
2. 2026-04-16
   listed $100,000 Active 557-char remark
3. 1999-02-03
   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: $2,482 · $207/mo
• Projected year-2 tax: $2,482 · $207/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 · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $18,712
• − Mortgage interest: −$4,201
• − Property taxes: −$2,482
• − Insurance: −$375
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$2,182
• Taxable income: $6,477
• Est. tax owed @ 24.0%: −$1,555
• After-tax cash flow: $5,651/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

-25.0% since first listed

5 events — show timeline

• 2026-06-10 Sold (MLS) — NTREIS
• 2026-05-28 Pending — NTREIS
• 2026-05-16 Price Changed $75,000 NTREIS
• 2026-04-16 Listed $100,000 NTREIS
• 1999-02-03 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,482 · +9.8% YoY. Source: county tax records.