The Sevens Townhomes 705-715 W Crawford St 6 Unit Apartment Building $1,228,410 CAD ($204,735 CAD/Unit) 5.12% Cap Rate Denison, TX 75020

Stabilized Townhome Complex, 6-Units | 100% Occupied
Executive Summary
-Fully-occupied townhome community in high-growth Denison, TX. $400K+ capital injections have already been made into key improvements. This 6-unit portfolio combines immediate cash flow with multiple embedded value-add upsides, including one remaining unrenovated unit, market rent capture and fee optimization.
Comprehensive exterior and interior renovation program substantially complete. New ownership inherits modernized and stabilized asset with minimal near-term capital requirements.
Ideal Unit Mix (84% 2 bedrooms, 16% 3 bedrooms)
(FIVE) 2BR / 2.5BA townhomes
(ONE) 3BR / 3.5BA townhome
Property Highlights:
-Each unit includes detached two-car garage
-Small, privacy fenced backyard areas between residences for pets, gardens, lawn furniture, etc.
Competitive Advantages
-Product Differentiation in Denison area
-SFR alternative offers rent premiums over conventional multifamily and drives superior tenant retention.
-The townhome living experience attracts quality tenants seeking space and privacy at apartment-comparable pricing.
-Easy to manage, as 1 living structure with single shared common costs.
Location
-Directly across from Denison High School, walking distance to downtown district, adjacent to daily-needs retail and new-construction convenience store/fuel center. The visibility and convenience support consistent demand and minimize vacancy risk.
Turnkey Operations
-Professional third-party property management in place. Upon closing, seamless transition with existing operational infrastructure, vendor relationships, and local market expertise.
Value-Add Opportunities
-Remaining Renovation Upside – One unrenovated unit offers $350-400/month rent lift potential upon turn
-Utility Expense Recovery – RUBS or direct billback implementation can recover $80-110 per unit monthly
-Lease Optimization – Stable 1-year lease structure in place; opportunity to implement rent growth strategies and fee structures
Market Fundamentals
-Denison is strategically positioned within a regional economic powerhouse corridor:
-Texas Instruments Semiconductor Hub – Neighboring Sherman's $30+ billion TI manufacturing complex is creating up to 3,000 direct jobs with production beginning in 2025. Economic multiplier effects are expected to generate two to three additional jobs for every primary TI position, driving substantial housing demand across the region.
-Choctaw Casino & Resort Proximity – Located just 17 miles (18 minutes) from Choctaw Casino & Resort in Durant, OK, one of the region's largest hospitality and entertainment employers. The Durant property invested $600 million in expansion, adding 1,000 rooms and creating 1,000 new jobs. This proximity provides consistent employment opportunities across hospitality, gaming, food service, and resort management sectors—supporting stable tenant demand for quality housing within commutable distance.
-Combined with Lake Texoma tourism economy and residential migration from higher-cost DFW submarkets, Denison offers workforce housing at compelling price points for the region's expanding employment base. The townhome product type remains undersupplied relative to conventional apartments, supporting pricing power and occupancy stability in this high-growth corridor.