Stabilized 6-Unit Townhome Complex | 705–715 W Crawford St, Denison, TX

Executive Summary

Fully occupied, well-located townhome community in growing Denison, TX. Over $400K in capital improvements have already been completed, ensuring low capital injection needed for years and positioning the property for steady cash flow with remaining upside. The portfolio offers a strong mix of stability and future value creation through one unrenovated unit, market rent capture, and operating efficiencies.

Investment Overview

Stable Today, Upside Tomorrow

The property is 100% leased, with 5 fully renovated units performing at market rents. 1 long-term tenant occupies legacy unit in original condition, offering a clean rent-lift opportunity upon natural turnover—no forced vacancy required.

Significant Capital Already Invested

Between 2021–2025, ownership completed a comprehensive interior and exterior renovation program totaling $400K+. New ownership inherits a modernized asset with minimal near-term CapEx needs.

Ideal Unit Mix for the Market

• Five 2BR / 2.5BA townhomes

• One 3BR / 3.5BA townhome

• Detached two-car garages for every unit

• Private, fenced backyard spaces between residences

This townhome configuration functions as a single-family alternative, driving rent premiums and strong tenant retention versus traditional apartments.

Competitive Advantages

Differentiated Product / Low Competition in Denison, TX

Attached townhomes with private garages and outdoor space outperform standard multifamily in the Denison market. Tenants are drawn to the space and privacy of single-family living at apartment-level pricing in a convenient location near downtown.

High-Visibility, Convenient Location

Directly across from Denison High School, walkable to downtown, and adjacent to daily-needs retail and new convenience development. Visibility and accessibility support consistent demand and low vacancy risk.

Turnkey Operations

Professional third-party property management is in place, allowing for a seamless transition with established systems, vendors, and local market knowledge.

Value-Add Opportunities

• Remaining Renovation Upside: One unrenovated unit with estimated $450-550/month rent lift upon turnover

• Utility Reimbursement: One remaining unit to renew with utility billbacks (5 have begun as of this year)

• Lease Optimization: Opportunity to implement structured rent growth through staggered renewals and include fees for common area management, property management, credit card fees and mroe.

• Self-Management: Immediate savings by adding this property to a self-managed portfolio.

Market Fundamentals

Denison sits within a rapidly expanding regional employment corridor:

• Texas Instruments Semiconductor Expansion (Sherman, TX):
  A $30+ billion manufacturing investment projected to create 3,000 direct jobs, with production beginning in 2025. Multiplier effects are expected to drive significant regional housing demand.

• Choctaw Casino & Resort (Durant, OK):
  Located just 17 miles away, the casino’s $600M expansion added 1,000 rooms and approximately 1,000 new jobs, supporting steady workforce housing demand within commuting distance.

Combined with Lake Texoma tourism and inbound migration from higher-cost DFW submarkets, Denison continues to attract renters seeking quality housing at accessible price points. Townhome product remains undersupplied relative to conventional apartments, supporting long-term occupancy and pricing power.