Is Sherman, TX a good place to invest in rental property?

Sherman, TX has a median modeled monthly cash flow of $-611 and a median cap rate of 3.8%, on a median sold price of $285,000. Prices changed -5.9% year over year.

What is the average cap rate in Sherman, TX?

The median cap rate across recently sold homes in Sherman, TX is 3.8%, based on CashFlowRE's rent and expense modeling.

What is the median home price in Sherman, TX?

The median sold price in Sherman, TX is $285,000 (about $159 per square foot).

Investing in Sherman, TX Real Estate

A data-driven snapshot of the Sherman, TX rental-property market, built from recently sold homes and CashFlowRE's per-listing investment modeling — median price, cap rate, monthly cash flow, appreciation and inventory — so you can judge the market before you ever open a listing.

$285,000Median sold price

$159Median $/sqft

3.8%Median cap rate

$-611Modeled cash flow / mo

-5.9%Appreciation YoY

14.5Months of supply

1,124Active listings

928Sold (last 12 mo)

What the Sherman numbers say

In Sherman, TX, the median home sold for $285,000 (about $159 per square foot), and the typical deal models out to a 3.8% cap rate with a median $-611 of monthly cash flow. Sold prices moved -5.9% over the past year. Inventory sits at about 14.5 months of supply — a looser, buyer-friendly market. These are medians across recorded sales; individual properties vary widely, which is exactly what CashFlowRE scores listing by listing.

🔨 See 10 fix-and-flip deals in Sherman — listings where the estimated after-repair value beats list price + rehab.

Other Texas markets to compare

See Sherman cash-flowing listings

CashFlowRE ranks every for-sale home in Sherman, TX by cap rate, cash-on-cash return, DSCR and monthly cash flow — so the best rental deals rise to the top. Create a free account to screen Sherman deals, or browse the national market data.