531 E Day St · Denison, TX 75021

$84,250

3 bd · 1.0 ba · 1,154 sqft · SingleFamily public records · 14 Days on market

Built 1940 0.36 ac lot $73/sqft · 62% 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

Investor special with endless potential! This AS-IS property is ready for your vision and creativity. Whether you're looking for your next flip, rental investment, or renovation project, this home offers a great opportunity to add value. Features include a spacious layout, large lot, and solid bones with plenty of room for updates and customization. Conveniently located near schools, shopping, and major highways. Bring your tools and imagination — opportunities like this don’t last long!

Key facts

• Solid bones
• Large lot
• Room for updates

Tags

• AS-IS PROPERTY
• SPACIOUS LAYOUT
• LARGE LOT
• SOLID BONES
• ROOM FOR UPDATES
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Listing terms include Cash and Conventional
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport (covered, 1 space); Driveway
• Utilities: City sewer; City water; Electricity available; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1940; Shingle roof; Pillar/post/pier foundation
• Exterior features: Fenced yard; Grassed and partially wooded vegetation; Corner lot; Shed(s); Easement for utilities

Interior

• Kitchen: Plumbed for gas in kitchen
• Bedrooms: 3 bedrooms (including a primary bedroom on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Paneling; One living area; One dining area; Room count: 2
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Cap rate 13.0% 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: Lamar El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 478 students, 70% FRL) — zoned schools average 70% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $582 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: property tax is 2.9% of price; built in 1940 — 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 $84,250

Questions for the listing agent

1. Built in 1940 — 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: 1.73% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.78%
• DSCR: 2.06
• GRM: 4.8

CMA / ARV

• ARV (median comp): $224,416
• List price: $84,250
• Delta: -62.46%
• 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
510 E Shepherd St	0.08mi	3/2.0	1,042 (-10%)	4mo	$184,900	$177	73
110 E Munson St	0.45mi	2/1.0 (-1)	1,197 (+4%)	1mo	$129,900	$109	67
519 E Gandy St	0.63mi	3/2.0	1,132 (-2%)	1mo	$135,000	$119	63
530 E Day St	0.03mi	3/2.0	1,320 (+14%)	10mo	$224,999	$170	62
111 W Murray St	0.67mi	2/1.0 (-1)	1,176 (+2%)	4mo	$72,500	$62	58
1507 S 7th Ave	0.68mi	3/2.0	1,132 (-2%)	7mo	$220,000	$194	55
1110 S Houston Ave	0.52mi	2/1.0 (-1)	1,060 (-8%)	4mo	$72,500	$68	54
622 E Heron St	0.38mi	3/2.0	1,320 (+14%)	0mo	$193,500	$147	54
1513 S 7th Ave	0.61mi	3/2.0	1,209 (+5%)	8mo	$220,000	$182	53
1501 S 7th Ave	0.67mi	3/2.0	1,208 (+5%)	7mo	$220,000	$182	51
732 E Bullock St	0.71mi	3/2.0	1,303 (+13%)	1mo	$226,000	$173	41
211 W Murray St	0.74mi	3/2.0	1,314 (+14%)	7mo	$235,000	$179	33

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: 17.0%
• Equity multiple: 1.69×
• Total profit: $16,206
• Equity at exit: $12,562

10-year hold

• IRR: 25.6%
• Equity multiple: 3.24×
• Total profit: $52,789
• Equity at exit: $7,284

Cash invested: $23,590 (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: 165
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$442
• Tax from tax record: −$204 /mo · $2,446/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $468

Break-even live

Break-even rent $862

Max offer price $84,250

Occupancy floor 63%

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: $21,062
• Closing costs: $2,528
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 E Day St Denison, TX	3.0	1.0	1072	$1,225	$1.14	20d	1	0.06mi
809 S Travis Ave Denison, TX	3.0	2.0	1490	$1,595	$1.07	43d	1	0.24mi
327-329 E Nelson St #329 Denison, TX	3.0	2.0	1382	$1,625	$1.18	43d	1	0.29mi
313 E Nelson St Denison, TX	3.0	2.0	1279	$1,625	$1.27	20d	1	0.33mi
517 E Heron St Denison, TX	3.0	2.0	1232	$1,550	$1.26	43d	1	0.34mi
509 E Heron St Denison, TX	2.0	1.0	1324	$1,250	$0.94	43d	1	0.34mi
505 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	43d	1	0.34mi
507 E Heron St Denison, TX	2.0	1.0	1096	$1,250	$1.14	43d	1	0.35mi
1309 S 5th Ave Unit 1311 Denison, TX	3.0	2.5	1224	$1,350	$1.10	43d	1	0.39mi
1309 S 5th Ave #1309 Denison, TX	3.0	2.5	1224	$1,325	$1.08	43d	1	0.39mi
709 E Crawford St Denison, TX	2.0	2.5	1163	$1,400	$1.20	20d	1	0.39mi
1309 S 5th Ave Denison, TX	3.0	2.5	1224	$1,375	$1.12	43d	1	0.40mi
500 E Main St Denison, TX	3.0	2.0	1216	$1,425	$1.17	43d	1	0.48mi
114 E Hull St Denison, TX	2.0	2.0	1279	$1,450	$1.13	43d	1	0.48mi
630 E Acheson St Denison, TX	2.0	1.0	816	$1,225	$1.50	20d	1	0.49mi
523 E Hanna St Denison, TX	3.0	2.0	1344	$1,595	$1.19	43d	1	0.53mi
120 E Monterey St Unit 120 Denison, TX	2.0	1.0	800	$900	$1.12	44d	1	0.53mi
430 E Woodard St Denison, TX	3.0	2.0	1263	$1,590	$1.26	43d	1	0.55mi
705 E Hanna St Denison, TX	3.0	2.0	1314	$1,600	$1.22	43d	1	0.57mi
214 E Acheson St Denison, TX	2.0	1.0	963	$1,499	$1.56	44d	1	0.64mi
519 E Gandy St Denison, TX	3.0	2.0	1132	$1,299	$1.15	44d	1	0.64mi
224 W Hull St Unit A Denison, TX	2.0	1.0	743	$1,250	$1.68	43d	1	0.67mi
632 E Sears St Denison, TX	2.0	1.0	780	$1,250	$1.60	43d	1	0.69mi
537 E Sears St Denison, TX	3.0	2.0	1146	$1,599	$1.40	20d	1	0.71mi
521 E Sears St Denison, TX	4.0	2.0	1401	$1,650	$1.18	43d	1	0.72mi
713 E Sears St Denison, TX	3.0	2.0	1230	$1,475	$1.20	20d	1	0.73mi
108 W Acheson St Denison, TX	3.0	2.0	1056	$1,550	$1.47	43d	1	0.75mi
404 W Day St Denison, TX	3.0	2.0	1057	$1,500	$1.42	20d	1	0.79mi
412 W Day St Denison, TX	2.0	1.0	900	$1,200	$1.33	20d	1	0.81mi
1527 S Austin Ave Denison, TX	1.0–2.0	1.0–1.5	850	$999	$1.18	20d	2	0.85mi
411 S Fannin Ave #411 Denison, TX	3.0	2.5	1322	$1,450	$1.10	20d	1	0.90mi
526 W Munson St Denison, TX	2.0	1.0	778	$849	$1.09	20d	2	0.93mi
526 W Munson St Unit 2 Denison, TX	2.0	1.0	778	$999	$1.28	43d	1	0.93mi
131 E Bond St Denison, TX	3.0	2.5	1192	$1,250	$1.05	43d	1	0.95mi
410 S Mirick Ave Denison, TX	3.0	2.0	1100	$1,300	$1.18	43d	1	0.96mi
212 E Walker St Denison, TX	3.0	2.0	1260	$1,695	$1.35	43d	1	0.97mi
105 E Bond St Denison, TX	2.0	1.0	825	$950	$1.15	43d	1	0.98mi
610 W Owing St Denison, TX	3.0	2.0	1108	$1,395	$1.26	43d	1	1.01mi
1931 Ave a Denison, TX	4.0	3.0	1450	$1,695	$1.17	43d	1	1.01mi
514 N Rusk Ave Unit 516 Denison, TX	3.0	2.0	1173	$1,375	$1.17	20d	1	1.03mi

Listing history 12 events

1. 2026-06-19
   days on market $84,250 Active 14 DOM
2. 2026-06-18
   days on market $84,250 Active 13 DOM
3. 2026-06-17
   days on market $84,250 Active 12 DOM
4. 2026-06-16
   days on market $84,250 Active 11 DOM
5. 2026-06-15
   days on market $84,250 Active 10 DOM
6. 2026-06-14
   days on market $84,250 Active 8 DOM
7. 2026-06-13
   status $84,250 Active 7 DOM
8. 2026-05-14
   status Pending 504-char remark
9. 2026-05-07
   listed $84,250 Active 504-char remark
10. 2025-08-13
    soldstatus
11. 2009-03-02
    soldstatus
12. 1998-12-28
    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: $2,446 · $204/mo
• Projected year-2 tax: $2,446 · $204/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 17% 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: $17,442
• − Mortgage interest: −$4,719
• − Property taxes: −$2,446
• − Insurance: −$421
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$2,451
• Taxable income: $4,614
• Est. tax owed @ 24.0%: −$1,107
• After-tax cash flow: $4,503/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

6 events — show timeline

• 2026-06-12 Relisted — NTREIS
• 2026-05-14 Pending — NTREIS
• 2026-05-07 Listed $84,250 NTREIS
• 2025-08-13 Sold (Public Records) — Public Records
• 2009-03-02 Sold (Public Records) — Public Records
• 1998-12-28 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,446 · +9.8% YoY. Source: county tax records.