1027 E Lamar St · Sherman, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 6/10 · Moderate
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 6/10 · Moderate
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 22 days/yr
Wind risk 4/10 · Minor
- Chance of severe wind over 30 yrs
- 20.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B+ 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 +30.0/30.0
- ARV discount +15.0/15.0
- DSCR +10.0/10.0
- 1% rule +9.5/10.0
- Schools +3.6/10.0
- Livability +3.1/5.0
- Condition / age +2.2/5.0
- Rent growth +1.8/5.0
- Appreciation +0.0/10.0
$120,000
1027 E Lamar St · Sherman, TX 75090
4 bd · 1.0 ba · 1,437 sqft · SingleFamily
public records
· 102 Days on market
Built 1920
6,621 sqft lot
$84/sqft
· 40% below area
Est $199k · 40% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Investor special AS IS in the heart of Sherman, TX 75090, a rare opportunity to finish out a high potential project where the heavy lifting is already done. This 4 bedroom, 2 bath home with 2,093 sq ft sits on a 6,638 sq ft lot and is ready for your vision. Major upgrades are complete, including a new roof, professionally stabilized foundation, and newly built front porch, eliminating some of the biggest renovation expenses. The home is now in the finish out phase, allowing you to choose flooring, paint, and kitchen, bath finishes to maximize value.
Key facts
- Hvac ductwork
- New roof
- Electrical new board
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/1.0-bath single-family listed at $120k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $526 ($6k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $120k).
- Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
- Cap rate 11.6% vs local median 3.8% 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); 601 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 38% 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 $830 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.
- At projected returns (-3.0% appreciation + 0.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.
Negotiation context
- It's been on market 102 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: built in 1920 — 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
$109,200
(9.0% below list)
Questions for the listing agent
- It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.45% ✓
- Cap rate
- 11.55%
- Cash-on-cash
- 18.78%
- DSCR
- 1.84
- GRM
- 5.8
CMA / ARV
- ARV (median comp)
- $198,887
- List price
- $120,000
- Delta
- -39.66%
- 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 |
|---|---|---|---|---|---|---|---|
| 1108 E Jones St | 0.10mi | 3/2.0 (-1) | 1,336 (-7%) | 10mo | $199,900 | $150 | 66 |
| 1417 E Chaffin St | 0.27mi | 3/2.0 (-1) | 1,324 (-8%) | 1mo | $112,000 | $85 | 64 |
| 415 S Charles St | 0.20mi | 3/2.0 (-1) | 1,351 (-6%) | 10mo | $180,000 | $133 | 63 |
| 514 N Lee Ave | 0.41mi | 3/1.0 (-1) | 1,532 (+7%) | 3mo | $67,500 | $44 | 63 |
| 906 S Willow St | 0.54mi | 3/2.0 (-1) | 1,433 (-0%) | 10mo | $197,900 | $138 | 57 |
| 315 N Carr Ave | 0.57mi | 3/2.0 (-1) | 1,377 (-4%) | 7mo | $175,000 | $127 | 51 |
| 424 S Maxey St | 0.29mi | 3/2.0 (-1) | 1,247 (-13%) | 12mo | $160,000 | $128 | 46 |
| 527 S Gribble St | 0.32mi | 3/2.0 (-1) | 1,240 (-14%) | 9mo | $180,000 | $145 | 46 |
| 1313 E Turley St | 0.70mi | 3/1.5 (-1) | 1,494 (+4%) | 12mo | $249,900 | $167 | 44 |
| 703 N Cleveland Ave | 0.60mi | 3/3.0 (-1) | 1,566 (+9%) | 6mo | $180,000 | $115 | 39 |
| 310 E Brockett St | 0.70mi | 3/2.5 (-1) | 1,493 (+4%) | 13mo | $249,000 | $167 | 39 |
| 1000 E Epstein St | 0.58mi | 3/2.0 (-1) | 1,265 (-12%) | 12mo | $235,000 | $186 | 34 |
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
- 7.1%
- Equity multiple
- 1.27×
- Total profit
- $8,995
- Equity at exit
- $17,892
10-year hold
- IRR
- 13.6%
- Equity multiple
- 1.94×
- Total profit
- $31,442
- Equity at exit
- $10,375
Cash invested: $33,600 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 25 active · 16 under contract
- Months of supply
- 8.8 mo (11%/mo absorbed)
- Median asking
- $212,000 ($150/sqft)
- Median days on market
- 78 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -7.9% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 75090
- Home prices YoY
- -20.0%
- Rents YoY
- -2.7%
- Active inventory
- 601
- Price-to-rent
- 5.8×
Monthly cashflow live
↻
- Estimated rent
- $1,736 high interval (Pro) →
- Mortgage (P&I)
- −$629
- Tax from tax record
- −$167 /mo · $1,999/yr
- Insurance
- −$50
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$365
- Net cashflow
- $526
Break-even live
Break-even rent
$1,071
Max offer price
$120,000
Occupancy floor
65%
Sensitivity live
| Price | -10% $594 | -5% $560 | +0% $526 | +5% $492 | +10% $458 |
|---|---|---|---|---|---|
| Rent | -10% $389 | -5% $457 | +0% $526 | +5% $594 | +10% $663 |
| Rate | -1.0pp $586 | -0.5pp $556 | base $526 | +0.5pp $495 | +1.0pp $463 |
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
- $30,000
- Closing costs
- $3,600
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1201 E Lamar St Sherman, TX | 3.0 | 2.0 | 1726 | $1,995 | $1.16 | 93d | 1 | 0.09mi |
| 902 E Cherry St Sherman, TX | 3.0 | 1.0 | 1530 | $1,400 | $0.92 | 93d | 1 | 0.17mi |
| 1014 E Pecan St Sherman, TX | 3.0 | 2.0 | 1340 | $1,900 | $1.42 | 93d | 1 | 0.19mi |
| 108 N Cleveland Ave Sherman, TX | 3.0 | 1.5 | 1060 | $1,200 | $1.13 | 93d | 1 | 0.35mi |
| 815 S Willow St Sherman, TX | 4.0 | 2.0 | 1670 | $1,495 | $0.90 | 93d | 1 | 0.46mi |
| 1429 E Odneal St Sherman, TX | 3.0 | 2.0 | 1218 | $1,700 | $1.40 | 93d | 1 | 0.49mi |
| 822 S Throckmorton St Sherman, TX | 3.0 | 2.0 | 1288 | $1,350 | $1.05 | 93d | 1 | 0.53mi |
| 615 N Cleveland Ave #617 Sherman, TX | 3.0 | 2.0 | 1316 | $1,600 | $1.22 | 93d | 1 | 0.59mi |
| 514 E Brockett St Unit 514 Sherman, TX | 4.0 | 4.5 | 1800 | $1,800 | $1.00 | 93d | 1 | 0.61mi |
| 609 E Carter St Sherman, TX | 3.0 | 2.0 | 1230 | $1,450 | $1.18 | 70d | 1 | 0.62mi |
| 607 E Carter St Unit 609 Sherman, TX | 3.0 | 2.0 | 1230 | $1,450 | $1.18 | 70d | 1 | 0.64mi |
| 217 N Burdette Ave Sherman, TX | 3.0 | 1.0 | 1288 | $1,400 | $1.09 | 93d | 1 | 0.64mi |
| 608 E College St Unit 608 Sherman, TX | 3.0 | 2.0 | 1230 | $1,325 | $1.08 | 70d | 1 | 0.66mi |
| 706 N Harrison Ave Ste 100 Sherman, TX | 3.0 | 2.5 | 1350 | $1,395 | $1.03 | 70d | 1 | 0.66mi |
| 614 E College St Sherman, TX | 3.0 | 2.0 | 1238 | $1,400 | $1.13 | 70d | 1 | 0.68mi |
| 1124 S Hazelwood St Sherman, TX | 3.0 | 2.0 | 1347 | $1,650 | $1.22 | 93d | 1 | 0.69mi |
| 916 N Throckmorton St Sherman, TX | 3.0 | 2.0 | 1259 | $1,400 | $1.11 | 70d | 1 | 0.71mi |
| 1338 McCall St Sherman, TX | 3.0 | 2.0 | 1248 | $1,525 | $1.22 | 93d | 1 | 0.74mi |
| 301 E Brockett St Unit 100 Sherman, TX | 4.0 | 4.0 | 1169 | $1,400 | $1.20 | 93d | 1 | 0.76mi |
| 823 N Branch St Sherman, TX | 3.0 | 2.0 | 1357 | $1,650 | $1.22 | 70d | 1 | 0.76mi |
| 422 N Elliott St Sherman, TX | 3.0 | 2.5 | 1500 | $1,650 | $1.10 | 70d | 1 | 0.87mi |
| 913 N Brents Ave Sherman, TX | 3.0 | 2.5 | 1419 | $1,500 | $1.06 | 93d | 1 | 0.90mi |
| 815 N Travis St Sherman, TX | 3.0 | 2.0 | 1536 | $1,550 | $1.01 | 70d | 1 | 0.90mi |
| 1014 N Brents Ave #1012 Sherman, TX | 3.0 | 2.0 | 1208 | $1,350 | $1.12 | 93d | 1 | 0.93mi |
| 1110 N Ross Ave Sherman, TX | 3.0 | 2.0 | 1377 | $1,750 | $1.27 | 70d | 1 | 0.93mi |
| 1121 Patricia Dr Sherman, TX | 3.0 | 2.0 | 1472 | $1,450 | $0.99 | 70d | 1 | 0.97mi |
| 1402 S Montgomery St Sherman, TX | 3.0 | 2.0 | 1160 | $1,399 | $1.21 | 93d | 1 | 1.10mi |
| 609 E McGee St Unit 609 Sherman, TX | 4.0 | 2.5 | 1600 | $1,800 | $1.12 | 93d | 1 | 1.14mi |
| 1509 Fairway Dr Sherman, TX | 3.0 | 2.0 | 1510 | $1,664 | $1.10 | 70d | 1 | 1.16mi |
| 1610 Linda Dr Sherman, TX | 3.0 | 2.0 | 1500 | $1,714 | $1.14 | 70d | 1 | 1.16mi |
| 1312 N Travis St Sherman, TX | 3.0 | 1.5 | 1086 | $1,325 | $1.22 | 93d | 1 | 1.19mi |
| 524-526 N Woods St Sherman, TX | 3.0 | 2.0 | 1454 | $1,445 | $0.99 | 93d | 1 | 1.24mi |
| 817 W Lamar St Sherman, TX | 3.0 | 2.0 | 1074 | $1,495 | $1.39 | 93d | 1 | 1.27mi |
| 417 W Dulin St Unit 417 Sherman, TX | 3.0 | 2.0 | 1386 | $1,850 | $1.33 | 93d | 1 | 1.30mi |
| 419 W Dulin St Unit 419 Sherman, TX | 3.0 | 2.0 | 1386 | $1,850 | $1.33 | 93d | 1 | 1.30mi |
| 822 W Fischer St Sherman, TX | 3.0 | 1.0 | 1256 | $1,350 | $1.07 | 70d | 1 | 1.34mi |
| 214 N Ricketts St Sherman, TX | 3.0 | 2.0 | 1211 | $1,550 | $1.28 | 93d | 1 | 1.34mi |
| 208 E Lake Ave Sherman, TX | 3.0 | 2.5 | 1238 | $1,445 | $1.17 | 93d | 1 | 1.36mi |
| 930 W Freeman St Sherman, TX | 3.0 | 2.0 | 1222 | $1,499 | $1.23 | 70d | 1 | 1.36mi |
| 1415 S Austin St Sherman, TX | 3.0 | 1.0 | 1027 | $1,180 | $1.15 | 70d | 1 | 1.39mi |
Property features AI
Finance
- Financial info
- Listing accepts Cash, Conventional, FHA, and VA financing
- HOA & community
- No homeowners association
Exterior
- Parking
- Detached carport2 covered/carport spaces
- Utilities
- City waterCity sewer (sewer available)No municipal utility district
- Home design
- Single-family residenceResidential propertyBuilt in 1920Entry on one level
- Construction
- Shingle roofOther construction materialsSlab foundation
- Exterior features
- Covered front porchCovered porch(es)Grassed yardCorner lot
Interior
- Kitchen
- No appliances listed
- Bedrooms
- Primary bedroom on the main levelTotal of 4 bedrooms
- Bathrooms
- 2 full bathrooms
- Interior features
- Open floorplanOne level
- Laundry & utility
- Laundry on site
Listing history 50 events
-
2026-08-08days on market $120,000 Active 102 DOM
-
2026-08-07days on market $120,000 Active 101 DOM
-
2026-08-06days on market $120,000 Active 100 DOM
-
2026-08-05days on market $120,000 Active 99 DOM
-
2026-08-04days on market $120,000 Active 98 DOM
-
2026-08-03days on market $120,000 Active 97 DOM
-
2026-07-31days on market $120,000 Active 94 DOM
-
2026-07-30days on market $120,000 Active 93 DOM
-
2026-07-29days on market $120,000 Active 92 DOM
-
2026-07-27days on market $120,000 Active 90 DOM
-
2026-07-25days on market $120,000 Active 88 DOM
-
2026-07-23days on market $120,000 Active 86 DOM
-
2026-07-22days on market $120,000 Active 85 DOM
-
2026-07-21days on market $120,000 Active 84 DOM
-
2026-07-18days on market $120,000 Active 81 DOM
-
2026-07-16days on market $120,000 Active 79 DOM
-
2026-07-16days on market $120,000 Active 78 DOM
-
2026-07-14days on market $120,000 Active 77 DOM
-
2026-07-13days on market $120,000 Active 76 DOM
-
2026-07-12days on market $120,000 Active 75 DOM
-
2026-07-11days on market $120,000 Active 74 DOM
-
2026-07-10days on market $120,000 Active 73 DOM
-
2026-07-09days on market $120,000 Active 72 DOM
-
2026-07-08days on market $120,000 Active 71 DOM
-
2026-07-07days on market $120,000 Active 70 DOM
-
2026-07-06days on market $120,000 Active 69 DOM
-
2026-07-05days on market $120,000 Active 68 DOM
-
2026-07-04days on market $120,000 Active 67 DOM
-
2026-07-03days on market $120,000 Active 66 DOM
-
2026-07-02days on market $120,000 Active 65 DOM
-
2026-07-01days on market $120,000 Active 64 DOM
-
2026-06-30days on market $120,000 Active 63 DOM
-
2026-06-29days on market $120,000 Active 62 DOM
-
2026-06-28days on market $120,000 Active 61 DOM
-
2026-06-28days on market $120,000 Active 60 DOM
-
2026-06-27days on market $120,000 Active 59 DOM
-
2026-06-26days on market $120,000 Active 58 DOM
-
2026-06-23days on market $120,000 Active 55 DOM
-
2026-06-21days on market $120,000 Active 54 DOM
-
2026-06-19days on market $120,000 Active 52 DOM
-
2026-06-18days on market $120,000 Active 51 DOM
-
2026-06-17days on market $120,000 Active 50 DOM
-
2026-06-16days on market $120,000 Active 49 DOM
-
2026-06-15days on market $120,000 Active 48 DOM
-
2026-06-14days on market $120,000 Active 46 DOM
-
2026-06-13days on market $120,000 Active 45 DOM
-
2026-06-10days on market $120,000 Active 43 DOM
-
2026-06-09days on market $120,000 Active 42 DOM
-
2026-06-08days on market $120,000 Active 41 DOM
-
2026-06-07days on market $120,000 Active 40 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
- $1,999 · $167/mo
- Projected year-2 tax
- $2,196 · $183/mo
- Expected delta
- +$197/yr (+$16/mo · 9.8%)
ⓘ 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 20% chance of damaging wind over 30 yrs
- Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $20,837
- − Mortgage interest
- −$6,722
- − Property taxes
- −$1,999
- − Insurance
- −$600
- − Repairs & maintenance
- −$1,667
- − Management
- −$1,667
- − Depreciation
- −$3,491
- Taxable income
- $4,691
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,126
- After-tax cash flow
- $5,185/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.
Condition & rehab AI · 9 photos
45/100
Moderate rehab
Est. rehab $35,925–$64,665 screening
This property requires moderate renovations, including painting, landscaping, and fencing repairs, to improve its condition and value.
Components & finishes AI
Roof asphalt shingle · good
Deferred maintenance Est. $3,000–$12,000 screening
- Minor Roof (roof) — No visible signs of damage or wear
- Minor Windows (windows) — No visible signs of damage or wear
- Minor Electrical (electrical) — No visible signs of damage or wear
- Minor Plumbing (plumbing) — No visible signs of damage or wear
- Minor Exterior (exterior) — No visible signs of damage or wear
- Minor Other — No visible signs of damage or wear
Repairs flagged
- Moderate Siding — Weathered and discolored, needs repainting or replacement.
- Moderate Exterior walls — Exposed framing and drywall, needs finishing.
- Minor Landscaping — Overgrown vegetation, needs trimming.
- Major Fencing — Damaged and incomplete, needs repair or replacement.
Value-add opportunities
- Both Painting — Fresh paint can significantly improve curb appeal and interior aesthetics. ↑
- Both Landscaping — A well-maintained yard can enhance curb appeal and property value. ↑
- Both Fencing — A complete and sturdy fence can improve property security and aesthetics. ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 36/100
Zoned Schools
Elementary
Dillingham El
Middle
Sherman Middle
High
Sherman H S
F
TX #930/1,632
Nat'l #9,405/17,239
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
C
Composite livability gradescore 61/100
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 · 134,540 people
- City population
- 54,936
- Metro
- Sherman-Denison, TX
- Population (ZIP)
- 26,594
- Household income
- $55,543
- Rent vs Own
- Severe rent burden
- 13% of renters
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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
2 events — show timeline
- 2026-04-28 Listed $120,000 NTREIS
- 2024-01-11 Sold (Public Records) — Public Records
Property tax history
+5.4%/yrLatest (2025): $1,999 · -2.4% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…