101 N Burdette Ave · Sherman, TX 75090

$165,000

3 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 1 Days on market

Built 1958 7,492 sqft lot Est $213k · 22% under

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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).

• Cash flow +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• 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

WELCOME HOME to your well cared for 3 bedroom, two bath home on a CORNER LOT! You walk into a large living, dining room that is OPEN to the SPACIOUS kitchen! There is a full washer, dryer closet conveniently located in the kitchen by the primary suite. A good-sized peninsula allows for extra seating in the dining room. The primary bedroom and bath are off of the kitchen, away from the other two bedrooms for extra privacy. Bedrooms 2 and 3 are off of the living room (through a pocket door for saved space) and share a full bath. There are original hardwoods under the carpet in these two bedrooms! From the kitchen you will find your covered deck that has a ramp for easy access. A great plac

Key facts

• Covered deck
• Large garage
• Good sized peninsula

Tags

• CORNER LOT
• OPEN TO SPACIOUS KITCHEN
• FULL WASHER DRYER CLOSET
• GOOD SIZED PENINSULA
• COVERED DECK
• LARGE GARAGE

Property features AI

Finance

• Other: Property type: Single Family Residence; Lot is under 0.5 acre (approx. 0.172 acres); Other structures on lot include a workshop with electric; Horse not permitted
• Financial info: Listing terms include Cash, Conventional, FHA, and VA loan; No second mortgage reported
• HOA & community: No homeowners association; Community curbs

Exterior

• Parking: Driveway; Covered parking for 2 vehicles; 2-car garage with single doors; Garage faces side; Garage includes storage and workshop area; Garage is approximately 22 ft wide by 21 ft long
• Security: Burglar alarm; Smoke detectors
• Utilities: City water and city sewer; Electricity connected; Individual gas meter and individual water meter; Cable available; Alley access and curbs
• Home design: Single-family residence; One-story; Residential property; Corner lot in a subdivision; Large grassy backyard with few trees; Facing direction not specified
• Construction: Built in 1958 (preowned); Wood construction; Composition/shingle roof; Pillar/post/pier foundation
• Exterior features: Covered deck; Covered porch/deck; Gutters; Storage; Workshop with electric

Interior

• Kitchen: Built-in cabinets; Kitchen island; Pantry; Tile counters; Electric cooktop; Electric oven; Microwave; Garbage disposal; Dishwasher; Water line to refrigerator
• Bedrooms: Primary bedroom (level 1) with ensuite bath and linen closet; Bedroom (level 1); Bedroom (level 1)
• Flooring: Carpet; Laminate; Linoleum; Tile
• Bathrooms: Two full bathrooms; Primary bathroom features built-in cabinets, linen closet, and solid-surface counters; Second bathroom features built-in cabinets, linen closet, and solid-surface counters
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Open floorplan with natural woodwork and paneling; Kitchen island and pantry; Tile countertops; Chandelier; Cable TV and high-speed internet available; Window coverings
• Laundry & utility: Washer and dryer hookups (full-size); Electric dryer hookup; Washer hookup; Laundry area located in kitchen; Utility closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $60 ($725/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (5.1% below list).
• Recommended offer: $157k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Dillingham El (837 students, 91% 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) — zoned schools average 79% FRL vs 60% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.7%/yr); 479 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 34% 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $156,534 (5.1% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.95% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $212,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1821 E Pecan St	0.14mi	2/1.5 (-1)	1,350 (+5%)	6mo	$160,000	$119	74
315 N Carr Ave	0.17mi	3/2.0	1,377 (+7%)	6mo	$175,000	$127	72
702 Hillside Dr	0.45mi	3/2.0	1,308 (+1%)	2mo	$170,000	$130	71
701 Hillside Dr	0.46mi	3/2.0	1,272 (-1%)	2mo	$210,000	$165	71
818 N Brents Ave	0.52mi	3/1.5	1,325 (+3%)	0mo	$225,000	$170	69
520 Hillside Dr	0.33mi	3/2.0	1,186 (-8%)	2mo	$179,000	$151	66
508 N Elliott St	0.35mi	3/2.0	1,372 (+6%)	5mo	$259,999	$190	65
2005 E Leslie Ln	0.57mi	3/2.0	1,407 (+9%)	4mo	$245,000	$174	51
746 S Valentine Dr	0.63mi	3/2.0	1,387 (+8%)	4mo	$175,000	$126	50
754 Patricia Dr	0.63mi	3/2.0	1,392 (+8%)	7mo	$192,500	$138	48
713 Hillside Dr	0.49mi	4/2.0 (+1)	1,439 (+12%)	1mo	$245,000	$170	48
517 S Vaden St	0.66mi	3/2.0	1,107 (-14%)	6mo	$213,000	$192	36

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: -17.3%
• Equity multiple: 0.41×
• Total profit: $-27,433
• Equity at exit: $24,602

10-year hold

• IRR: -16.5%
• Equity multiple: 0.21×
• Total profit: $-36,479
• Equity at exit: $14,266

Cash invested: $46,200 (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: 479
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$865
• Tax from tax record: −$242 /mo · $2,906/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $60

Break-even live

Break-even rent $1,489

Max offer price $165,000

Occupancy floor 91%

Sensitivity live

Price	-10% $154	-5% $107	+0% $60	+5% $14	+10% $-33
Rent	-10% $-63	-5% $-1	+0% $60	+5% $122	+10% $184
Rate	-1.0pp $143	-0.5pp $102	base $60	+0.5pp $18	+1.0pp $-26

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 N Burdette Ave Sherman, TX	3.0	1.0	1288	$1,400	$1.09	45d	1	0.13mi
108 N Cleveland Ave Sherman, TX	3.0	1.5	1060	$1,200	$1.13	45d	1	0.27mi
422 N Elliott St Sherman, TX	3.0	2.5	1500	$1,650	$1.10	23d	1	0.36mi
408 N Cleveland Ave Sherman, TX	2.0	2.5	1132	$1,300	$1.15	45d	1	0.37mi
1313 E Lamar St Sherman, TX	2.0	1.0	1308	$1,425	$1.09	23d	1	0.43mi
615 N Cleveland Ave #617 Sherman, TX	3.0	2.0	1316	$1,600	$1.22	45d	1	0.46mi
706 N Harrison Ave Ste 100 Sherman, TX	3.0	2.5	1350	$1,395	$1.03	23d	1	0.49mi
1201 E Lamar St Sherman, TX	3.0	2.0	1726	$1,995	$1.16	45d	1	0.53mi
1429 E Odneal St Sherman, TX	3.0	2.0	1218	$1,700	$1.40	45d	1	0.55mi
913 N Brents Ave Sherman, TX	3.0	2.5	1419	$1,500	$1.06	45d	1	0.61mi
1014 E Pecan St Sherman, TX	3.0	2.0	1340	$1,900	$1.42	45d	1	0.63mi
1014 N Brents Ave #1012 Sherman, TX	3.0	2.0	1208	$1,350	$1.12	45d	1	0.67mi
924 S Lee Ave Sherman, TX	2.0	1.0	1525	$1,250	$0.82	45d	1	0.72mi
902 E Cherry St Sherman, TX	3.0	1.0	1530	$1,400	$0.92	45d	1	0.74mi
1110 N Ross Ave Sherman, TX	3.0	2.0	1377	$1,750	$1.27	23d	1	0.74mi
1338 McCall St Sherman, TX	3.0	2.0	1248	$1,525	$1.22	45d	1	0.81mi
1121 Patricia Dr Sherman, TX	3.0	2.0	1472	$1,450	$0.99	23d	1	0.86mi
815 S Willow St Sherman, TX	4.0	2.0	1670	$1,495	$0.90	45d	1	0.87mi
1509 Fairway Dr Sherman, TX	3.0	2.0	1510	$1,664	$1.10	23d	1	0.98mi
822 S Throckmorton St Sherman, TX	3.0	2.0	1288	$1,350	$1.05	45d	1	1.01mi
1124 S Hazelwood St Sherman, TX	3.0	2.0	1347	$1,650	$1.22	45d	1	1.01mi
1610 Linda Dr Sherman, TX	3.0	2.0	1500	$1,714	$1.14	23d	1	1.02mi
609 E Carter St Sherman, TX	3.0	2.0	1230	$1,450	$1.18	23d	1	1.03mi
607 E Carter St Unit 609 Sherman, TX	3.0	2.0	1230	$1,450	$1.18	23d	1	1.04mi
608 E College St Unit 608 Sherman, TX	3.0	2.0	1230	$1,325	$1.08	23d	1	1.05mi
916 N Throckmorton St Sherman, TX	3.0	2.0	1259	$1,400	$1.11	23d	1	1.05mi
614 E College St Sherman, TX	3.0	2.0	1238	$1,400	$1.13	23d	1	1.06mi
923 S First St Sherman, TX	2.0	1.0	891	$1,125	$1.26	23d	1	1.08mi
514 E Brockett St Unit 514 Sherman, TX	4.0	4.5	1800	$1,800	$1.00	45d	1	1.09mi
304 E King St Sherman, TX	2.0	1.0	876	$1,250	$1.43	45d	1	1.19mi
823 N Branch St Sherman, TX	3.0	2.0	1357	$1,650	$1.22	23d	1	1.22mi
600 E Rosedale St Sherman, TX	2.0	1.0	925	$995	$1.08	45d	1	1.23mi
301 E Brockett St Unit 100 Sherman, TX	4.0	4.0	1169	$1,400	$1.20	45d	1	1.26mi
2001 E Alma Ave Sherman, TX	3.0	2.0	1575	$1,800	$1.14	45d	1	1.27mi
620 S Walnut St Unit 622 Sherman, TX	2.0	1.0	1783	$1,025	$0.57	45d	1	1.32mi
620 N Walnut St Sherman, TX	2.0	1.0	1100	$1,050	$0.95	45d	1	1.33mi
609 E McGee St Unit 609 Sherman, TX	4.0	2.5	1600	$1,800	$1.12	45d	1	1.38mi
815 N Travis St Sherman, TX	3.0	2.0	1536	$1,550	$1.01	23d	1	1.40mi

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $165,000 Active 1 DOM

ⓘ 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: $2,906 · $242/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$113/yr (+$9/mo · 3.9%)

ⓘ 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 22% 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: $18,784
• − Mortgage interest: −$9,243
• − Property taxes: −$2,906
• − Insurance: −$825
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$4,800
• Taxable loss: −$1,995
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $1,204/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

2 events — show timeline

• 2026-06-20 Listed $165,000 NTREIS
• 1958-04-12 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,906 · -2.0% YoY. Source: county tax records.