Real Estate Investing in Denison, Texas (75021)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75021 (Denison, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 11.6% vacancy may signal weakening demand.
What’s happening in Denison, TX (75021)?
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Market Analysis: 75021 Denison
The 75021 ZIP in Denison, TX is a local-operator market. Outside capital chasing a $248K entry has to pair deep knowledge with the discount.
For an experienced owner, 75021 can be a an appealing option for hunting ground — but the discount at $248K reflects genuine risk that outside investors often underestimate.
The gap between 75021 and stronger Denison ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A significant renter share of 19% in 75021 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 75021 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Denison:
Property Strategy for 75021
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $140,460 | $1,210 | 6.2% | — | $70,230 |
| 3BR | $227,063 | $1,690 | 5.4% | +7.4% | $75,688 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 75021 Compare?
| Metric | 75021 | Denison | Sherman-Denison, TX | Texas |
|---|---|---|---|---|
| Home Value | $248,041 | $234,005 | N/A | $297,000 |
| 5-Year CAGR | 2.9% | 2.5% | N/A | 5.4% |
| Avg Rent | $1,542 | $1,477 | N/A | - |
| Cap Rate | 4.9% | 4.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 75021 (Denison, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $248,041 |
| Monthly Rent | $1,542 |
| Price-to-Rent | 13.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | -2.4% ▼ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 75021
Population: 9,307
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Nearby Colleges & Universities
Investor Insight: With 1,277 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors consider Denison, TX?
With a 3.0/5 investability score, Denison, TX ranks as a solid market for rental property investors. Median prices of $248K and rents of $1,542/mo drive the underlying numbers.
What is the typical rental rate in Denison, TX?
The typical rental in Denison, TX commands about $1,542/mo monthly. That rent profile consistent cash flow against the $248K purchase basis.
Is Denison, TX landlord-friendly?
TX ranks as a landlord-friendly state for landlord-tenant law. Denison generally follows the statewide framework, so landlords face reasonable operating rules.
Is vacancy a concern in Denison, TX?
Rental vacancy in Denison, TX is elevated. Investors should budget normal turnover but not chronic empty units.
What strategy should investors use in Denison, TX?
A careful cash-flow rentals with hands-on management strategy Denison, TX best. The market produces steady results for that approach at the $248K price point.
You know 75021 now. You don’t know where it ranks.
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How 75021 ranks in Sherman-Denison, TX
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