The Sevens Townhomes 705-715 W Crawford St 6 Unit Apartment Building $880,000 ($146,667/Unit) 5.61% Cap Rate Denison, TX 75020

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.