701 E College St · Sherman, TX 75090

$150,000

3 bd · 1.5 ba · 1,010 sqft · SingleFamily public records · 92 Days on market

Built 2004 6,011 sqft lot $149/sqft · 11% below area Est $168k · 11% under

---

Why this score? — see what drove the C- 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).

• Cash flow +17.2/30.0
• ARV discount +12.3/15.0
• DSCR +5.4/10.0
• 1% rule +5.0/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy one-story home sits on a desirable corner lot with a generous grassy yard perfect for relaxing or entertaining. Inside you’ll find 3 bedrooms, 1.5 baths, a comfortable living area, separate dining space, and a functional kitchen. A small utility room adds everyday practicality. With its great location and welcoming layout, this home offers both comfort and convenience.

Key facts

• Functional kitchen
• Corner lot
• Grassy yard

Tags

• CORNER LOT
• GRASSY YARD
• SEPARATE DINING SPACE
• FUNCTIONAL KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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-, schools D-.
• 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.
• Market conditions: Rents soft (-2.7%/yr); 473 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• This rent runs 33% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 92 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago; this cycle's ask has dropped $20k (12%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 8.3

CMA / ARV

• ARV (median comp): $168,026
• List price: $150,000
• Delta: -10.73%
• 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
911 N Branch St	0.25mi	3/1.0	1,008 (-0%)	18mo	$109,950	$109	71
601 E Carter St	0.10mi	2/1.5 (-1)	1,029 (+2%)	20mo	$159,900	$155	71
1108 N Throckmorton St	0.17mi	2/1.0 (-1)	958 (-5%)	15mo	$167,500	$175	64
1007 N Cleveland Ave	0.63mi	3/1.0	1,040 (+3%)	1mo	$174,900	$168	63
404 E Orange St	0.41mi	2/1.0 (-1)	927 (-8%)	0mo	$75,000	$81	60
512 N Lee Ave	0.47mi	2/1.0 (-1)	988 (-2%)	9mo	$72,500	$73	60
1008 N East St	0.26mi	3/1.0	1,113 (+10%)	12mo	$169,000	$152	59
116 N Willow St	0.51mi	2/2.0 (-1)	1,088 (+8%)	4mo	$155,000	$142	53
1113 E Jones St	0.71mi	3/2.0	1,056 (+5%)	9mo	$199,000	$188	50
802 E Jones St	0.69mi	2/1.0 (-1)	1,092 (+8%)	0mo	$74,750	$68	47
1118 N Harrison Ave	0.69mi	3/1.0	1,112 (+10%)	19mo	$180,000	$162	33
711 E Cherry St	0.72mi	3/2.0	1,145 (+13%)	17mo	$194,999	$170	28

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: -15.0%
• Equity multiple: 0.48×
• Total profit: $-21,799
• Equity at exit: $22,365

10-year hold

• IRR: -12.7%
• Equity multiple: 0.36×
• Total profit: $-26,982
• Equity at exit: $12,969

Cash invested: $42,000 (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 75090

• Home prices YoY: -20.0%
• Rents YoY: -2.7%
• Active inventory: 473
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$787
• Tax from tax record: −$232 /mo · $2,787/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $108

Break-even live

Break-even rent $1,369

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $193	-5% $150	+0% $108	+5% $65	+10% $23
Rent	-10% $-11	-5% $48	+0% $108	+5% $167	+10% $227
Rate	-1.0pp $183	-0.5pp $146	base $108	+0.5pp $69	+1.0pp $29

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 N Throckmorton St Sherman, TX	3.0	2.0	1259	$1,400	$1.11	22d	1	0.03mi
614 E College St Sherman, TX	3.0	2.0	1238	$1,400	$1.13	22d	1	0.05mi
608 E College St Unit 608 Sherman, TX	3.0	2.0	1230	$1,325	$1.08	22d	1	0.06mi
607 E Carter St Unit 609 Sherman, TX	3.0	2.0	1230	$1,450	$1.18	22d	1	0.09mi
609 E Carter St Sherman, TX	3.0	2.0	1230	$1,450	$1.18	22d	1	0.09mi
823 N Branch St Sherman, TX	3.0	2.0	1357	$1,650	$1.22	22d	1	0.24mi
301 E Brockett St Unit 100 Sherman, TX	4.0	4.0	1169	$1,400	$1.20	44d	1	0.34mi
620 N Walnut St Sherman, TX	2.0	1.0	1100	$1,050	$0.95	44d	1	0.43mi
1014 E Pecan St Sherman, TX	3.0	2.0	1340	$1,900	$1.42	44d	1	0.50mi
1312 N Travis St Sherman, TX	3.0	1.5	1086	$1,325	$1.22	44d	1	0.58mi
615 N Cleveland Ave #617 Sherman, TX	3.0	2.0	1316	$1,600	$1.22	44d	1	0.66mi
408 N Cleveland Ave Sherman, TX	2.0	2.5	1132	$1,300	$1.15	44d	1	0.68mi
706 N Harrison Ave Ste 100 Sherman, TX	3.0	2.5	1350	$1,395	$1.03	22d	1	0.69mi
1313 E Lamar St Sherman, TX	2.0	1.0	1308	$1,425	$1.09	22d	1	0.75mi
820 N Sam Rayburn Fwy Unit 204 Sherman, TX	2.0	1.5	1027	$1,350	$1.31	44d	1	0.77mi
1110 N Ross Ave Sherman, TX	3.0	2.0	1377	$1,750	$1.27	22d	1	0.77mi
108 N Cleveland Ave Sherman, TX	3.0	1.5	1060	$1,200	$1.13	44d	1	0.81mi
110-112 W Fairview St Sherman, TX	2.0	1.5	1200	$1,200	$1.00	44d	1	0.82mi
1014 N Brents Ave #1012 Sherman, TX	3.0	2.0	1208	$1,350	$1.12	44d	1	0.84mi
913 N Brents Ave Sherman, TX	3.0	2.5	1419	$1,500	$1.06	44d	1	0.86mi
814 W College St Sherman, TX	2.0	2.0	1100	$1,150	$1.05	44d	1	0.87mi
822 W Fischer St Sherman, TX	3.0	1.0	1256	$1,350	$1.07	22d	1	0.88mi
1615 N Alexander St Sherman, TX	2.0	1.0	826	$950	$1.15	22d	1	0.90mi
907 W Birge St Sherman, TX	2.0	2.0	952	$1,100	$1.16	44d	1	0.90mi
524-526 N Woods St Sherman, TX	3.0	2.0	1454	$1,445	$0.99	44d	1	0.92mi
304 E King St Sherman, TX	2.0	1.0	876	$1,250	$1.43	44d	1	0.95mi
221 W Taylor St Sherman, TX	3.0	2.0	917	$1,425	$1.55	22d	1	0.97mi
217 N Burdette Ave Sherman, TX	3.0	1.0	1288	$1,400	$1.09	44d	1	0.97mi
914 W Washington St Unit F Sherman, TX	2.0	1.5	1287	$1,165	$0.91	44d	1	0.99mi
930 W Freeman St Sherman, TX	3.0	2.0	1222	$1,499	$1.23	22d	1	1.03mi
515 N Colbert Ave Sherman, TX	2.0	1.0	707	$1,250	$1.77	22d	1	1.05mi
221 W Burton St Sherman, TX	3.0	1.0	1440	$1,250	$0.87	44d	1	1.07mi
1916 N Alexander St Sherman, TX	3.0	2.0	1240	$1,575	$1.27	44d	1	1.07mi
422 N Elliott St Sherman, TX	3.0	2.5	1500	$1,650	$1.10	22d	1	1.08mi
822 S Throckmorton St Sherman, TX	3.0	2.0	1288	$1,350	$1.05	44d	1	1.10mi
1706 N Ricketts St Sherman, TX	3.0	2.0	1106	$1,600	$1.45	22d	1	1.12mi
214 N Ricketts St Sherman, TX	3.0	2.0	1211	$1,550	$1.28	44d	1	1.16mi
923 S First St Sherman, TX	2.0	1.0	891	$1,125	$1.26	22d	1	1.16mi
1429 E Odneal St Sherman, TX	3.0	2.0	1218	$1,700	$1.40	44d	1	1.16mi
2222 N Hickory St Sherman, TX	2.0	1.0	968	$1,350	$1.39	44d	1	1.17mi

Listing history 50 events

1. 2026-06-19
   days on market $150,000 Active 92 DOM
2. 2026-06-18
   days on market $150,000 Active 91 DOM
3. 2026-06-17
   days on market $150,000 Active 90 DOM
4. 2026-06-16
   days on market $150,000 Active 89 DOM
5. 2026-06-15
   days on market $150,000 Active 88 DOM
6. 2026-06-14
   days on market $150,000 Active 86 DOM
7. 2026-06-13
   remarks 413-char remark
8. 2026-06-13
   days on market $150,000 Active 85 DOM
9. 2026-06-10
   days on market $150,000 Active 83 DOM
10. 2026-06-09
    days on market $150,000 Active 82 DOM
11. 2026-06-08
    days on market $150,000 Active 81 DOM
12. 2026-06-07
    days on market $150,000 Active 80 DOM
13. 2026-06-03
    days on market $150,000 Active 76 DOM
14. 2026-06-02
    days on market $150,000 Active 75 DOM
15. 2026-06-01
    days on market $150,000 Active 74 DOM
16. 2026-05-31
    days on market $150,000 Active 73 DOM
17. 2026-05-30
    days on market $150,000 Active 72 DOM
18. 2026-05-13
    price $150,000 387-char remark

    Show marketing remark (387 chars)

    This cozy one-story home sits on a desirable corner lot with a generous grassy yard perfect for relaxing or entertaining. Inside you’ll find 3 bedrooms, 1.5 baths, a comfortable living area, separate dining space, and a functional kitchen. A small utility room adds everyday practicality. With its great location and welcoming layout, this home offers both comfort and convenience.

19. 2026-04-20
    price $160,000 387-char remark

    Show marketing remark (387 chars)

    This cozy one-story home sits on a desirable corner lot with a generous grassy yard perfect for relaxing or entertaining. Inside you’ll find 3 bedrooms, 1.5 baths, a comfortable living area, separate dining space, and a functional kitchen. A small utility room adds everyday practicality. With its great location and welcoming layout, this home offers both comfort and convenience.

20. 2026-03-19
    listed $170,000 Active 387-char remark

    Show marketing remark (387 chars)

    This cozy one-story home sits on a desirable corner lot with a generous grassy yard perfect for relaxing or entertaining. Inside you’ll find 3 bedrooms, 1.5 baths, a comfortable living area, separate dining space, and a functional kitchen. A small utility room adds everyday practicality. With its great location and welcoming layout, this home offers both comfort and convenience.

21. 2026-02-27
    listed $1,500
22. 2025-07-23
    historical
23. 2025-05-07
    price $175,000
24. 2025-04-17
    listed $200,000 Active
25. 2025-03-12
    historical $1,500
26. 2024-12-08
    historical
27. 2024-11-12
    price $1,500
28. 2024-10-21
    price $190,000
29. 2024-09-18
    price $1,550
30. 2024-09-17
    price $199,900
31. 2024-08-20
    price $1,700
32. 2024-08-08
    listed $1,800
33. 2024-07-30
    listed $205,000 Active
34. 2023-01-02
    price $210,000
35. 2022-12-16
    price $220,000
36. 2022-12-07
    listed $240,000 Active
37. 2022-10-03
    soldstatus Closed
38. 2022-09-30
    soldstatus
39. 2022-09-19
    status Pending
40. 2022-09-19
    listed $150,000 Active
41. 2022-09-16
    soldstatus Closed
42. 2022-06-27
    status Pending
43. 2022-06-13
    historical Active Option Contract
44. 2022-06-09
    price $150,000
45. 2022-06-04
    price $154,500
46. 2022-05-16
    listed $164,500 Active
47. 2019-03-01
    soldstatus
48. 2012-09-26
    soldstatus
49. 2011-04-25
    soldstatus Closed
50. 2011-04-25
    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: $2,787 · $232/mo
• Projected year-2 tax: $2,787 · $232/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 · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,064
• − Mortgage interest: −$8,402
• − Property taxes: −$2,787
• − Insurance: −$750
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$4,364
• Taxable loss: −$1,129
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $1,565/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): 26,594
• Household income: $55,543
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 840.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 49% Hispanic / Latino 32% Two or more races 17% Black 11%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 73% English-only · Spanish 24% German/W. Germanic 1% 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: ▼ -69.00%
• Current HPI: 276.5739
• Rent YoY: ▼ -2.70%
• 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

+122.2% since first listed

40 events — show timeline

• 2026-05-13 Price Changed $150,000 NTREIS
• 2026-04-20 Price Changed $160,000 NTREIS
• 2026-03-19 Listed $170,000 NTREIS
• 2026-02-27 Listed for Rent $1,500 NTREIS
• 2025-07-23 Listing Removed — NTREIS
• 2025-05-07 Price Changed $175,000 NTREIS
• 2025-04-17 Listed $200,000 NTREIS
• 2025-03-12 Rental Removed $1,500 NTREIS
• 2024-12-08 Listing Removed — NTREIS
• 2024-11-12 Price Changed $1,500 NTREIS
• 2024-10-21 Price Changed $190,000 NTREIS
• 2024-09-18 Price Changed $1,550 NTREIS
• 2024-09-17 Price Changed $199,900 NTREIS
• 2024-08-20 Price Changed $1,700 NTREIS
• 2024-08-08 Listed for Rent $1,800 NTREIS
• 2024-07-30 Listed $205,000 NTREIS
• 2023-01-02 Price Changed $210,000 NTREIS
• 2022-12-16 Price Changed $220,000 NTREIS
• 2022-12-07 Listed $240,000 NTREIS
• 2022-10-03 Sold (MLS) — NTREIS
• 2022-09-30 Sold (Public Records) — Public Records
• 2022-09-19 Pending — NTREIS
• 2022-09-19 Listed $150,000 NTREIS
• 2022-09-16 Sold (MLS) — NTREIS
• 2022-06-27 Pending — NTREIS
• 2022-06-13 Contingent — NTREIS
• 2022-06-09 Price Changed $150,000 NTREIS
• 2022-06-04 Price Changed $154,500 NTREIS
• 2022-05-16 Listed $164,500 NTREIS
• 2019-03-01 Sold (Public Records) — Public Records
• 2012-09-26 Sold (Public Records) — Public Records
• 2011-04-25 Sold (Public Records) — Public Records
• 2011-04-25 Sold (MLS) — NTREIS
• 2011-04-14 Contingent — NTREIS
• 2011-04-04 Price Changed $67,000 NTREIS
• 2011-02-01 Listed $74,000 NTREIS
• 2005-05-24 Sold (MLS) — NTREIS
• 2005-04-26 Listing Removed — NTREIS
• 2005-03-02 Listed $67,500 NTREIS
• 2004-02-19 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,787 · -0.6% YoY. Source: county tax records.