425 W Lamberth Rd · Sherman, TX 75092

$172,500

3 bd · 2.0 ba · 1,286 sqft · SingleFamily public records · 173 Days on market

Built 1964 8,102 sqft lot $134/sqft · 23% below area Est $225k · 23% under ↓ 20% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +10.3/30.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located just minutes from Fairview Park—perfect for outdoor recreation—and close to Fairview Elementary School, making it an ideal spot for families looking for a great neighborhood. The home has been fully updated and repaired. Whether you’re looking for your new home or keeping it as a rental, this property offers a solid investment opportunity. Don’t miss out—schedule a showing today and see the potential for yourself!

Key facts

• Fully updated
• 8,102 sq ft lot
• Garage

Tags

• FULLY UPDATED
• SOLID INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (10.0% below list).
• Recommended offer: $152k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 3.7% in Sherman — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#1,027 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, amenities F.
• Sherman ISD (urban): math 31% / reading 37% proficiency, ranked #546 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairview El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 294 students, 75% FRL); Piner Middle (math 31% / reading 41%, grade F, #805 of 1,662 statewide, top 50%, 818 students, 75% FRL); Sherman H S (math 28% / reading 44%, grade F, #930 of 1,632 statewide, top 57%, 2,155 students, 70% FRL).
• Market conditions: Rents soft (-2.4%/yr); 640 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $62k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,800 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 9.3

CMA / ARV

• ARV (median comp): $224,638
• List price: $172,500
• Delta: -23.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 W Anita St	0.03mi	3/2.0	1,363 (+6%)	3mo	$149,000	$109	86
409 W Burton St	0.31mi	3/2.0	1,230 (-4%)	2mo	$204,999	$167	77
416 W Lamberth Rd	0.03mi	3/2.0	1,418 (+10%)	7mo	$225,000	$159	76
2117 N Shannon St	0.30mi	3/1.5	1,248 (-3%)	6mo	$190,000	$152	74
2313 N Ricketts St	0.23mi	3/2.0	1,414 (+10%)	2mo	$240,000	$170	71
2221 N Alexander St	0.21mi	3/2.0	1,122 (-13%)	4mo	$195,000	$174	66
2519 N Shannon St	0.10mi	4/2.0 (+1)	1,462 (+14%)	2mo	$250,000	$171	66
2209 N Hickory St	0.29mi	3/3.0	1,436 (+12%)	2mo	$235,000	$164	62
1611 N Alexander St	0.66mi	3/2.5	1,332 (+4%)	3mo	$150,000	$113	59
2121 N Alexander St	0.27mi	3/1.0	1,128 (-12%)	6mo	$189,000	$168	57
224 W Dexter St	0.44mi	3/2.0	1,130 (-12%)	6mo	$209,000	$185	54
1711 N Ricketts St	0.60mi	2/2.0 (-1)	1,186 (-8%)	6mo	$154,000	$130	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.21×
• Total profit: $-38,365
• Equity at exit: $25,720

10-year hold

• IRR: -32.4%
• Equity multiple: -0.21×
• Total profit: $-58,257
• Equity at exit: $14,915

Cash invested: $48,300 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75092

• Rents YoY: -2.4%
• Active inventory: 640
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$905
• Tax from tax record: −$344 /mo · $4,124/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-94

Break-even live

Break-even rent $1,671

Max offer price $155,955

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-45	+0% $-94	+5% $-142	+10% $-191
Rent	-10% $-216	-5% $-155	+0% $-94	+5% $-32	+10% $29
Rate	-1.0pp $-7	-0.5pp $-50	base $-94	+0.5pp $-138	+1.0pp $-184

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2429 N Ricketts St Unit NA Sherman, TX	4.0	2.0	1804	$2,200	$1.22	46d	1	0.14mi
2407 N Shannon St Sherman, TX	3.0	2.0	1027	$1,495	$1.46	23d	1	0.16mi
411 W Pelton St Unit B Sherman, TX	2.0	1.0	1014	$1,025	$1.01	23d	1	0.17mi
302 W Pelton St Sherman, TX	2.0	2.0	958	$1,450	$1.51	46d	1	0.18mi
2409 Hickory St Sherman, TX	3.0	2.0	1095	$1,500	$1.37	46d	1	0.18mi
2309 N Hickory St Sherman, TX	2.0	2.0	951	$1,250	$1.31	46d	1	0.22mi
2222 N Hickory St Sherman, TX	2.0	1.0	968	$1,350	$1.39	46d	1	0.25mi
2208 Hickory St Unit 2208 Sherman, TX	3.0	2.5	1635	$1,750	$1.07	46d	1	0.27mi
221 W Burton St Sherman, TX	3.0	1.0	1440	$1,250	$0.87	46d	1	0.35mi
1916 N Alexander St Sherman, TX	3.0	2.0	1240	$1,575	$1.27	46d	1	0.40mi
221 W Taylor St Sherman, TX	3.0	2.0	917	$1,425	$1.55	23d	1	0.46mi
3018 Serenity Ln Sherman, TX	3.0	2.0	1156	$1,825	$1.58	46d	1	0.47mi
110-112 W Fairview St Sherman, TX	2.0	1.5	1200	$1,200	$1.00	46d	1	0.60mi
1706 N Ricketts St Sherman, TX	3.0	2.0	1106	$1,600	$1.45	23d	1	0.61mi
3114 Rex Cruse Dr Sherman, TX	1.0–2.0	1.0–2.0	880	$1,260	$1.43	23d	9	0.65mi
1811 Park Pl Sherman, TX	3.0	2.0	1326	$1,425	$1.07	23d	1	0.66mi
1809 Park Pl Sherman, TX	3.0	2.0	1326	$1,425	$1.07	23d	1	0.67mi
1350 W Taylor St Sherman, TX	1.0–3.0	1.0–2.0	1153	$2,250	$1.95	23d	129	0.72mi
1200 W Taylor St Sherman, TX	1.0–2.0	1.0–2.0	814	$849	$1.04	23d	42	0.75mi
1505 Park Pl Sherman, TX	3.0	2.0	1645	$1,675	$1.02	46d	1	0.78mi
1404 Park Pl Sherman, TX	3.0	2.0	1150	$1,400	$1.22	46d	1	0.83mi
717 E Lamberth Rd Sherman, TX	3.0	2.0	1216	$1,500	$1.23	46d	1	0.90mi
1312 N Travis St Sherman, TX	3.0	1.5	1086	$1,325	$1.22	46d	1	0.94mi
1014 W Belden St Sherman, TX	3.0	2.0	1573	$1,599	$1.02	23d	1	0.97mi
211 E Canyon Grove Rd Knollwood, TX	1.0–3.0	1.0–2.0	953	$1,650	$1.73	23d	10	1.00mi
609 E McGee St Unit 609 Sherman, TX	4.0	2.5	1600	$1,800	$1.12	46d	1	1.03mi
907 W Birge St Sherman, TX	2.0	2.0	952	$1,100	$1.16	46d	1	1.04mi
3301 N FM 1417 Sherman, TX	1.0–2.0	1.0–2.0	839	$1,199	$1.43	23d	23	1.10mi
822 W Fischer St Sherman, TX	3.0	1.0	1256	$1,350	$1.07	23d	1	1.13mi
925 Boone Dr Sherman, TX	3.0	3.0	1702	$1,800	$1.06	46d	1	1.15mi
4409 Augusta Cir Sherman, TX	3.0	2.0	1501	$2,100	$1.40	46d	1	1.17mi
1900 W Taylor St Sherman, TX	1.0–2.0	1.5	963	$1,495	$1.55	23d	1	1.18mi
1925 W Taylor St Sherman, TX	1.0–2.0	1.0–2.0	779	$999	$1.28	23d	9	1.18mi
814 W College St Sherman, TX	2.0	2.0	1100	$1,150	$1.05	46d	1	1.19mi
1500 N Grant Dr Unit B Sherman, TX	2.0	2.0	1256	$1,250	$1.00	46d	1	1.19mi
1500 N Grant Dr Unit A Sherman, TX	3.0	2.0	1256	$1,500	$1.19	46d	1	1.19mi
820 N Sam Rayburn Fwy Unit 204 Sherman, TX	2.0	1.5	1027	$1,350	$1.31	46d	1	1.20mi
1712 W Birge St Sherman, TX	3.0	2.0	1260	$1,695	$1.35	46d	1	1.25mi
815 N Travis St Sherman, TX	3.0	2.0	1536	$1,550	$1.01	23d	1	1.29mi
1811 W College St Sherman, TX	3.0	1.0	1150	$1,395	$1.21	46d	1	1.30mi

Listing history 35 events

1. 2026-06-23
   days on market $172,500 Active 173 DOM
2. 2026-06-21
   days on market $172,500 Active 172 DOM
3. 2026-06-19
   days on market $172,500 Active 170 DOM
4. 2026-06-18
   days on market $172,500 Active 169 DOM
5. 2026-06-17
   days on market $172,500 Active 168 DOM
6. 2026-06-16
   days on market $172,500 Active 167 DOM
7. 2026-06-15
   days on market $172,500 Active 166 DOM
8. 2026-06-14
   days on market $172,500 Active 164 DOM
9. 2026-06-13
   days on market $172,500 Active 163 DOM
10. 2026-06-10
    days on market $172,500 Active 161 DOM
11. 2026-06-09
    days on market $172,500 Active 160 DOM
12. 2026-06-08
    days on market $172,500 Active 159 DOM
13. 2026-06-07
    days on market $172,500 Active 158 DOM
14. 2026-06-03
    days on market $172,500 Active 154 DOM
15. 2026-06-02
    days on market $172,500 Active 153 DOM
16. 2026-06-01
    days on market $172,500 Active 152 DOM
17. 2026-05-31
    days on market $172,500 Active 151 DOM
18. 2026-05-30
    days on market $172,500 Active 150 DOM
19. 2026-05-08
    price $179,900 455-char remark

    Show marketing remark (455 chars)

    Located just minutes from Fairview Park—perfect for outdoor recreation—and close to Fairview Elementary School, making it an ideal spot for families looking for a great neighborhood. The home has been fully updated and repaired. Whether you’re looking for your new home or keeping it as a rental, this property offers a solid investment opportunity. Don’t miss out—schedule a showing today and see the potential for yourself!

20. 2026-04-27
    status Active 455-char remark

    Show marketing remark (455 chars)

    Located just minutes from Fairview Park—perfect for outdoor recreation—and close to Fairview Elementary School, making it an ideal spot for families looking for a great neighborhood. The home has been fully updated and repaired. Whether you’re looking for your new home or keeping it as a rental, this property offers a solid investment opportunity. Don’t miss out—schedule a showing today and see the potential for yourself!

21. 2026-04-17
    historical Active Option Contract 455-char remark

    Show marketing remark (455 chars)

    Located just minutes from Fairview Park—perfect for outdoor recreation—and close to Fairview Elementary School, making it an ideal spot for families looking for a great neighborhood. The home has been fully updated and repaired. Whether you’re looking for your new home or keeping it as a rental, this property offers a solid investment opportunity. Don’t miss out—schedule a showing today and see the potential for yourself!

22. 2026-03-24
    price $189,900 455-char remark

    Show marketing remark (455 chars)

    Located just minutes from Fairview Park—perfect for outdoor recreation—and close to Fairview Elementary School, making it an ideal spot for families looking for a great neighborhood. The home has been fully updated and repaired. Whether you’re looking for your new home or keeping it as a rental, this property offers a solid investment opportunity. Don’t miss out—schedule a showing today and see the potential for yourself!

23. 2026-02-24
    price $214,900 455-char remark

    Show marketing remark (455 chars)

    Located just minutes from Fairview Park—perfect for outdoor recreation—and close to Fairview Elementary School, making it an ideal spot for families looking for a great neighborhood. The home has been fully updated and repaired. Whether you’re looking for your new home or keeping it as a rental, this property offers a solid investment opportunity. Don’t miss out—schedule a showing today and see the potential for yourself!

24. 2026-01-30
    price $224,900 455-char remark

    Show marketing remark (455 chars)

    Located just minutes from Fairview Park—perfect for outdoor recreation—and close to Fairview Elementary School, making it an ideal spot for families looking for a great neighborhood. The home has been fully updated and repaired. Whether you’re looking for your new home or keeping it as a rental, this property offers a solid investment opportunity. Don’t miss out—schedule a showing today and see the potential for yourself!

25. 2025-12-31
    listed $234,900 Active 455-char remark

    Show marketing remark (455 chars)

    Located just minutes from Fairview Park—perfect for outdoor recreation—and close to Fairview Elementary School, making it an ideal spot for families looking for a great neighborhood. The home has been fully updated and repaired. Whether you’re looking for your new home or keeping it as a rental, this property offers a solid investment opportunity. Don’t miss out—schedule a showing today and see the potential for yourself!

26. 2023-08-01
    soldstatus Closed 613-char remark

    Show marketing remark (613 chars)

    ASKING FOR HIGHEST AND BEST OFFERS TO BE SUBMITTED BY SUNDAY NIGHT, 06-11-23 BY 5PM. NEW HVAC AND TRANSFERABLE FOUNDATION WARRANTY This charming 3 bedroom, 2 bathroom home will boast a variety of impressive upgrades, including new flooring, a remodeled kitchen, fresh paint inside and outside, and remodeled bathrooms. The stainless steel range, microwave, and dishwasher are all included, making this home move-in ready. Located in a highly convenient location, this property is perfect for those looking to live close to shops, restaurants, and other amenities. Don't miss the chance to make this home yours!

27. 2023-08-01
    soldstatus

    Show marketing remark (613 chars)

    ASKING FOR HIGHEST AND BEST OFFERS TO BE SUBMITTED BY SUNDAY NIGHT, 06-11-23 BY 5PM. NEW HVAC AND TRANSFERABLE FOUNDATION WARRANTY This charming 3 bedroom, 2 bathroom home will boast a variety of impressive upgrades, including new flooring, a remodeled kitchen, fresh paint inside and outside, and remodeled bathrooms. The stainless steel range, microwave, and dishwasher are all included, making this home move-in ready. Located in a highly convenient location, this property is perfect for those looking to live close to shops, restaurants, and other amenities. Don't miss the chance to make this home yours!

28. 2023-07-11
    status Pending 613-char remark

    Show marketing remark (613 chars)

    ASKING FOR HIGHEST AND BEST OFFERS TO BE SUBMITTED BY SUNDAY NIGHT, 06-11-23 BY 5PM. NEW HVAC AND TRANSFERABLE FOUNDATION WARRANTY This charming 3 bedroom, 2 bathroom home will boast a variety of impressive upgrades, including new flooring, a remodeled kitchen, fresh paint inside and outside, and remodeled bathrooms. The stainless steel range, microwave, and dishwasher are all included, making this home move-in ready. Located in a highly convenient location, this property is perfect for those looking to live close to shops, restaurants, and other amenities. Don't miss the chance to make this home yours!

29. 2023-07-10
    historical Active Option Contract 613-char remark

    Show marketing remark (613 chars)

    ASKING FOR HIGHEST AND BEST OFFERS TO BE SUBMITTED BY SUNDAY NIGHT, 06-11-23 BY 5PM. NEW HVAC AND TRANSFERABLE FOUNDATION WARRANTY This charming 3 bedroom, 2 bathroom home will boast a variety of impressive upgrades, including new flooring, a remodeled kitchen, fresh paint inside and outside, and remodeled bathrooms. The stainless steel range, microwave, and dishwasher are all included, making this home move-in ready. Located in a highly convenient location, this property is perfect for those looking to live close to shops, restaurants, and other amenities. Don't miss the chance to make this home yours!

30. 2023-06-21
    status Pending 613-char remark

    Show marketing remark (613 chars)

    ASKING FOR HIGHEST AND BEST OFFERS TO BE SUBMITTED BY SUNDAY NIGHT, 06-11-23 BY 5PM. NEW HVAC AND TRANSFERABLE FOUNDATION WARRANTY This charming 3 bedroom, 2 bathroom home will boast a variety of impressive upgrades, including new flooring, a remodeled kitchen, fresh paint inside and outside, and remodeled bathrooms. The stainless steel range, microwave, and dishwasher are all included, making this home move-in ready. Located in a highly convenient location, this property is perfect for those looking to live close to shops, restaurants, and other amenities. Don't miss the chance to make this home yours!

31. 2023-06-13
    historical Active Option Contract 613-char remark

    Show marketing remark (613 chars)

    ASKING FOR HIGHEST AND BEST OFFERS TO BE SUBMITTED BY SUNDAY NIGHT, 06-11-23 BY 5PM. NEW HVAC AND TRANSFERABLE FOUNDATION WARRANTY This charming 3 bedroom, 2 bathroom home will boast a variety of impressive upgrades, including new flooring, a remodeled kitchen, fresh paint inside and outside, and remodeled bathrooms. The stainless steel range, microwave, and dishwasher are all included, making this home move-in ready. Located in a highly convenient location, this property is perfect for those looking to live close to shops, restaurants, and other amenities. Don't miss the chance to make this home yours!

32. 2023-06-05
    status Active 613-char remark

    Show marketing remark (613 chars)

    ASKING FOR HIGHEST AND BEST OFFERS TO BE SUBMITTED BY SUNDAY NIGHT, 06-11-23 BY 5PM. NEW HVAC AND TRANSFERABLE FOUNDATION WARRANTY This charming 3 bedroom, 2 bathroom home will boast a variety of impressive upgrades, including new flooring, a remodeled kitchen, fresh paint inside and outside, and remodeled bathrooms. The stainless steel range, microwave, and dishwasher are all included, making this home move-in ready. Located in a highly convenient location, this property is perfect for those looking to live close to shops, restaurants, and other amenities. Don't miss the chance to make this home yours!

33. 2023-06-02
    historical 613-char remark

    Show marketing remark (613 chars)

    ASKING FOR HIGHEST AND BEST OFFERS TO BE SUBMITTED BY SUNDAY NIGHT, 06-11-23 BY 5PM. NEW HVAC AND TRANSFERABLE FOUNDATION WARRANTY This charming 3 bedroom, 2 bathroom home will boast a variety of impressive upgrades, including new flooring, a remodeled kitchen, fresh paint inside and outside, and remodeled bathrooms. The stainless steel range, microwave, and dishwasher are all included, making this home move-in ready. Located in a highly convenient location, this property is perfect for those looking to live close to shops, restaurants, and other amenities. Don't miss the chance to make this home yours!

34. 2023-05-02
    listed $225,000 613-char remark

    Show marketing remark (613 chars)

    ASKING FOR HIGHEST AND BEST OFFERS TO BE SUBMITTED BY SUNDAY NIGHT, 06-11-23 BY 5PM. NEW HVAC AND TRANSFERABLE FOUNDATION WARRANTY This charming 3 bedroom, 2 bathroom home will boast a variety of impressive upgrades, including new flooring, a remodeled kitchen, fresh paint inside and outside, and remodeled bathrooms. The stainless steel range, microwave, and dishwasher are all included, making this home move-in ready. Located in a highly convenient location, this property is perfect for those looking to live close to shops, restaurants, and other amenities. Don't miss the chance to make this home yours!

35. 1996-01-26
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,124 · $344/mo
• Projected year-2 tax: $4,124 · $344/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,630
• − Mortgage interest: −$9,663
• − Property taxes: −$4,124
• − Insurance: −$862
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$5,018
• Taxable loss: −$4,018
• Est. tax savings @ 24.0%: +$964
• After-tax cash flow: $-160/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Sherman ISD
• NCES district ID: 4840080
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,587
• Composite: 28.79/100
• National rank: #6665
• State rank: #546 of 826 in TX

Livability — Sherman

• Score: 61/100
• State rank: #1027
• US rank: #18243

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C- Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sherman, TX
• County: Grayson County · 108,053 people
• City population: 54,936
• Metro: Sherman-Denison, TX
• Population (ZIP): 28,342
• Household income: $68,036
• Rent vs Own: 41.9% rent · 58.1% own
• Severe rent burden: 1278.0

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -201.47%
• Current HPI: 235.984
• Rent YoY: ▼ -2.36%
• Metro: Sherman-Denison, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-20.0% since first listed

17 events — show timeline

• 2026-05-08 Price Changed $179,900 NTREIS
• 2026-04-27 Relisted — NTREIS
• 2026-04-17 Contingent — NTREIS
• 2026-03-24 Price Changed $189,900 NTREIS
• 2026-02-24 Price Changed $214,900 NTREIS
• 2026-01-30 Price Changed $224,900 NTREIS
• 2025-12-31 Listed $234,900 NTREIS
• 2023-08-01 Sold (Public Records) — Public Records
• 2023-08-01 Sold (MLS) — NTREIS
• 2023-07-11 Pending — NTREIS
• 2023-07-10 Contingent — NTREIS
• 2023-06-21 Pending — NTREIS
• 2023-06-13 Contingent — NTREIS
• 2023-06-05 Relisted — NTREIS
• 2023-06-02 Listing Removed — NTREIS
• 2023-05-02 Listed $225,000 NTREIS
• 1996-01-26 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $4,124 · +10.5% YoY. Source: county tax records.