3421 Tomahawk Dr · Sherman, TX 75090

$252,490

4 bd · 2.0 ba · 1,727 sqft · SingleFamily · 204 Days on market

Built 2025 Excellent condition 4,704 sqft lot $146/sqft · at area comps Est $265k · at est. $35/mo HOA · 2% of rent ↓ 10% 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).

• Cash flow +10.0/30.0
• ARV discount +9.7/15.0
• Condition / age +5.0/5.0
• Schools +3.8/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• DSCR +2.8/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction by DR Horton. This beautiful 1 story home offers 4 Bedrooms, 2.5 Bathrooms, 2 Car Garage, and Covered Patio. Energy efficient and smart home features included. Call today to schedule an appointment.

Key facts

• New construction
• Covered patio
• Energy efficient

Tags

• NEW CONSTRUCTION
• COVERED PATIO
• ENERGY EFFICIENT
• SMART HOME FEATURES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $252k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (18.5% below list).
• Recommended offer: $206k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Henry W Sory El (math 35% / reading 43%, grade F, #1,651 of 4,322 statewide, top 39%, 548 students, 69% 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 (-2.7%/yr); 601 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 70d 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 44% 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 $2k of loan paydown is wiped out by about $8k 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 204 days — a 12% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $205,732 (18.5% 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 204 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.81% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (median comp): $265,181
• List price: $252,490
• Delta: -4.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4412 Carnation Dr	0.00mi	4/2.0	1,727 (0%)	4mo	$279,990	$162	96
3423 Spur Run	0.00mi	4/2.0	1,727 (0%)	4mo	$276,490	$160	96
3409 Tomahawk Dr	0.00mi	3/2.0 (-1)	1,641 (-5%)	2mo	$265,490	$162	85
3701 Talisker Blvd	0.27mi	4/2.0	1,696 (-2%)	1mo	$304,999	$180	83
4600 Carnation Dr	0.00mi	4/2.5	1,875 (+9%)	5mo	$287,990	$154	80
3913 Sky Dr	0.13mi	4/2.5	1,886 (+9%)	1mo	$283,990	$151	76
1124 El Sol Blvd	0.05mi	4/2.0	1,955 (+13%)	4mo	$259,900	$133	72
3922 Ontario Way	0.37mi	4/2.0	1,600 (-7%)	1mo	$222,999	$139	70
3933 Pontchartrain Pkwy	0.34mi	4/2.0	1,600 (-7%)	4mo	$228,149	$143	69
3812 Ontario Way	0.38mi	4/2.0	1,600 (-7%)	2mo	$226,999	$142	68
3907 Sky Dr	0.13mi	3/2.0 (-1)	1,518 (-12%)	3mo	$244,990	$161	67
4255 Zayan Dr	0.35mi	3/2.5 (-1)	1,841 (+7%)	4mo	$273,990	$149	62

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: -24.1%
• Equity multiple: 0.20×
• Total profit: $-56,739
• Equity at exit: $37,647

10-year hold

• IRR: -31.4%
• Equity multiple: -0.20×
• Total profit: $-85,175
• Equity at exit: $21,831

Cash invested: $70,697 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 57 active · 26 under contract
• Months of supply: 8.8 mo (11%/mo absorbed)
• Median asking: $288,999 ($166/sqft)
• Median days on market: 85 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: -7.4% 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: 10.2×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$1,324
• Tax est. 1.5%: −$316 /mo · $3,787/yr
• Insurance: −$105
• HOA: −$35
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-155

Break-even live

Break-even rent $2,253

Max offer price $230,116

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-67	+0% $-155	+5% $-242	+10% $-329
Rent	-10% $-317	-5% $-236	+0% $-155	+5% $-73	+10% $8
Rate	-1.0pp $-27	-0.5pp $-90	base $-155	+0.5pp $-220	+1.0pp $-287

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: $63,122
• Closing costs: $7,575
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3825 Cherry Hills Dr Sherman, TX	3.0	2.0	1585	$2,100	$1.32	93d	1	0.07mi
1108 El Sol Blvd Sherman, TX	3.0	2.0	1717	$1,999	$1.16	93d	1	0.07mi
3804 Malibu Dr Sherman, TX	4.0	3.0	2216	$2,300	$1.04	93d	1	0.12mi
3902 Talisker Blvd Sherman, TX	3.0	2.0	1740	$2,100	$1.21	70d	1	0.12mi
1127 Mesa St Sherman, TX	3.0	2.5	1736	$2,250	$1.30	70d	1	0.15mi
1205 Morgan Dr Sherman, TX	3.0	2.5	1775	$1,850	$1.04	70d	1	0.19mi
3740 Paradise Way Sherman, TX	3.0	2.5	1755	$1,899	$1.08	93d	1	0.20mi
3740 Paradise Way Sherman, TX	3.0	2.5	1755	$1,750	$1.00	70d	1	0.20mi
3730 Malibu Dr Sherman, TX	3.0	2.5	1672	$2,300	$1.38	70d	1	0.22mi
3717 Malibu Dr Sherman, TX	3.0	2.5	1794	$1,900	$1.06	70d	1	0.23mi
3716 Paradise Way Sherman, TX	3.0	2.5	1756	$1,900	$1.08	93d	1	0.23mi
3807 Pontchartrain Pkwy Sherman, TX	3.0	2.0	1411	$1,650	$1.17	70d	1	0.34mi
3914 Ontario Way Sherman, TX	4.0	2.0	1617	$1,695	$1.05	70d	1	0.35mi
3809 Ontario Way Sherman, TX	3.0	2.0	1402	$1,650	$1.18	70d	1	0.39mi
1601 FM1417 Sherman, TX	3.0	2.0	1448	$1,449	$1.00	70d	1	0.48mi
2306 San Jacinto Way Sherman, TX	3.0	2.0	1680	$1,795	$1.07	70d	1	1.40mi

Listing history 33 events

1. 2026-06-26
   days on market $252,490 Active 204 DOM
2. 2026-06-23
   days on market $252,490 Active 201 DOM
3. 2026-06-21
   days on market $252,490 Active 200 DOM
4. 2026-06-19
   days on market $252,490 Active 198 DOM
5. 2026-06-18
   days on market $252,490 Active 197 DOM
6. 2026-06-17
   days on market $252,490 Active 196 DOM
7. 2026-06-16
   days on market $252,490 Active 195 DOM
8. 2026-06-15
   days on market $252,490 Active 194 DOM
9. 2026-06-14
   days on market $252,490 Active 192 DOM
10. 2026-06-13
    days on market $252,490 Active 191 DOM
11. 2026-06-10
    days on market $252,490 Active 189 DOM
12. 2026-06-09
    days on market $252,490 Active 188 DOM
13. 2026-06-08
    days on market $252,490 Active 187 DOM
14. 2026-06-07
    days on market $252,490 Active 186 DOM
15. 2026-06-03
    days on market $252,490 Active 182 DOM
16. 2026-06-02
    days on market $252,490 Active 181 DOM
17. 2026-06-01
    days on market $252,490 Active 180 DOM
18. 2026-05-31
    days on market $252,490 Active 179 DOM
19. 2026-05-30
    days on market $252,490 Active 178 DOM
20. 2026-05-17
    price $252,490 215-char remark

    Show marketing remark (215 chars)

    New Construction by DR Horton. This beautiful 1 story home offers 4 Bedrooms, 2.5 Bathrooms, 2 Car Garage, and Covered Patio. Energy efficient and smart home features included. Call today to schedule an appointment.

21. 2026-05-16
    price $252,490 1496-char remark

    Show marketing remark (1496 chars)

    The Evans is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. With 2 Beautiful brick exteriors to choose from, the X35E Evans is sure to turn heads. The energy efficiencies included in this new construction home are sure to keep you comfortable in the heat of summer and the colder months. Inside this 3 bedroom, 2 bathroom home, you'll find 1,727 square feet of comfortable living. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features an island, stainless steel dishwasher and range, and spacious corner pantry which are sure to both turn heads and make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms, office spaces, or other bonus rooms, there is sure to be comfort. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Featuring an oversized shower and laminate wood plank flooring. Contact us today and find your home at Sweetwater Springs. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

22. 2026-05-13
    price $262,490 1496-char remark

    Show marketing remark (1496 chars)

    The Evans is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. With 2 Beautiful brick exteriors to choose from, the X35E Evans is sure to turn heads. The energy efficiencies included in this new construction home are sure to keep you comfortable in the heat of summer and the colder months. Inside this 3 bedroom, 2 bathroom home, you'll find 1,727 square feet of comfortable living. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features an island, stainless steel dishwasher and range, and spacious corner pantry which are sure to both turn heads and make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms, office spaces, or other bonus rooms, there is sure to be comfort. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Featuring an oversized shower and laminate wood plank flooring. Contact us today and find your home at Sweetwater Springs. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

23. 2026-05-07
    price $262,490 215-char remark

    Show marketing remark (215 chars)

    New Construction by DR Horton. This beautiful 1 story home offers 4 Bedrooms, 2.5 Bathrooms, 2 Car Garage, and Covered Patio. Energy efficient and smart home features included. Call today to schedule an appointment.

24. 2026-05-02
    price $257,490 1496-char remark

    Show marketing remark (1496 chars)

    The Evans is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. With 2 Beautiful brick exteriors to choose from, the X35E Evans is sure to turn heads. The energy efficiencies included in this new construction home are sure to keep you comfortable in the heat of summer and the colder months. Inside this 3 bedroom, 2 bathroom home, you'll find 1,727 square feet of comfortable living. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features an island, stainless steel dishwasher and range, and spacious corner pantry which are sure to both turn heads and make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms, office spaces, or other bonus rooms, there is sure to be comfort. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Featuring an oversized shower and laminate wood plank flooring. Contact us today and find your home at Sweetwater Springs. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

25. 2026-04-24
    price $272,490 215-char remark

    Show marketing remark (215 chars)

    New Construction by DR Horton. This beautiful 1 story home offers 4 Bedrooms, 2.5 Bathrooms, 2 Car Garage, and Covered Patio. Energy efficient and smart home features included. Call today to schedule an appointment.

26. 2026-04-23
    price $267,490 1496-char remark

    Show marketing remark (1496 chars)

    The Evans is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. With 2 Beautiful brick exteriors to choose from, the X35E Evans is sure to turn heads. The energy efficiencies included in this new construction home are sure to keep you comfortable in the heat of summer and the colder months. Inside this 3 bedroom, 2 bathroom home, you'll find 1,727 square feet of comfortable living. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features an island, stainless steel dishwasher and range, and spacious corner pantry which are sure to both turn heads and make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms, office spaces, or other bonus rooms, there is sure to be comfort. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Featuring an oversized shower and laminate wood plank flooring. Contact us today and find your home at Sweetwater Springs. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

27. 2026-04-17
    price $277,490 215-char remark

    Show marketing remark (215 chars)

    New Construction by DR Horton. This beautiful 1 story home offers 4 Bedrooms, 2.5 Bathrooms, 2 Car Garage, and Covered Patio. Energy efficient and smart home features included. Call today to schedule an appointment.

28. 2026-04-15
    price $272,490 1496-char remark

    Show marketing remark (1496 chars)

    The Evans is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. With 2 Beautiful brick exteriors to choose from, the X35E Evans is sure to turn heads. The energy efficiencies included in this new construction home are sure to keep you comfortable in the heat of summer and the colder months. Inside this 3 bedroom, 2 bathroom home, you'll find 1,727 square feet of comfortable living. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features an island, stainless steel dishwasher and range, and spacious corner pantry which are sure to both turn heads and make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms, office spaces, or other bonus rooms, there is sure to be comfort. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Featuring an oversized shower and laminate wood plank flooring. Contact us today and find your home at Sweetwater Springs. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

29. 2026-04-04
    price $277,490 1496-char remark

    Show marketing remark (1496 chars)

    The Evans is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. With 2 Beautiful brick exteriors to choose from, the X35E Evans is sure to turn heads. The energy efficiencies included in this new construction home are sure to keep you comfortable in the heat of summer and the colder months. Inside this 3 bedroom, 2 bathroom home, you'll find 1,727 square feet of comfortable living. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features an island, stainless steel dishwasher and range, and spacious corner pantry which are sure to both turn heads and make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms, office spaces, or other bonus rooms, there is sure to be comfort. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Featuring an oversized shower and laminate wood plank flooring. Contact us today and find your home at Sweetwater Springs. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

30. 2026-02-03
    price $282,490 215-char remark

    Show marketing remark (1496 chars)

    The Evans is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. With 2 Beautiful brick exteriors to choose from, the X35E Evans is sure to turn heads. The energy efficiencies included in this new construction home are sure to keep you comfortable in the heat of summer and the colder months. Inside this 3 bedroom, 2 bathroom home, you'll find 1,727 square feet of comfortable living. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features an island, stainless steel dishwasher and range, and spacious corner pantry which are sure to both turn heads and make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms, office spaces, or other bonus rooms, there is sure to be comfort. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Featuring an oversized shower and laminate wood plank flooring. Contact us today and find your home at Sweetwater Springs. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

31. 2026-02-03
    price $282,490 1496-char remark

    Show marketing remark (1496 chars)

    The Evans is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. With 2 Beautiful brick exteriors to choose from, the X35E Evans is sure to turn heads. The energy efficiencies included in this new construction home are sure to keep you comfortable in the heat of summer and the colder months. Inside this 3 bedroom, 2 bathroom home, you'll find 1,727 square feet of comfortable living. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features an island, stainless steel dishwasher and range, and spacious corner pantry which are sure to both turn heads and make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms, office spaces, or other bonus rooms, there is sure to be comfort. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Featuring an oversized shower and laminate wood plank flooring. Contact us today and find your home at Sweetwater Springs. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

32. 2025-12-03
    listed $280,990 Active 215-char remark

    Show marketing remark (215 chars)

    New Construction by DR Horton. This beautiful 1 story home offers 4 Bedrooms, 2.5 Bathrooms, 2 Car Garage, and Covered Patio. Energy efficient and smart home features included. Call today to schedule an appointment.

33. 2025-09-18
    listed $280,490 Active 1496-char remark

    Show marketing remark (1496 chars)

    The Evans is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. With 2 Beautiful brick exteriors to choose from, the X35E Evans is sure to turn heads. The energy efficiencies included in this new construction home are sure to keep you comfortable in the heat of summer and the colder months. Inside this 3 bedroom, 2 bathroom home, you'll find 1,727 square feet of comfortable living. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features an island, stainless steel dishwasher and range, and spacious corner pantry which are sure to both turn heads and make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms, office spaces, or other bonus rooms, there is sure to be comfort. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Featuring an oversized shower and laminate wood plank flooring. Contact us today and find your home at Sweetwater Springs. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

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

Taxation est. · year 1

• Rental income: $24,688
• − Mortgage interest: −$14,143
• − Property taxes: −$3,787
• − Insurance: −$1,262
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − HOA: −$420
• − Depreciation: −$7,345
• Taxable loss: −$6,221
• Est. tax savings @ 24.0%: +$1,493
• After-tax cash flow: $-362/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 · 2 photos

Excellent 100/100 None rehab

This new construction home is in excellent condition with no visible repairs needed. It offers a good ROI with updates in the kitchen and bathrooms to further increase its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Smart home features — Smart home features can increase energy efficiency and appeal to tech-savvy buyers/tenants. ↑
• Both Kitchen updates — Updating the kitchen can increase the home's value and attract more buyers/tenants. ↑
• Both Bathroom updates — Updating bathrooms can increase the home's value and attract more buyers/tenants. ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Henry W Sory El F TX #1,651/4,322 Nat'l #20,819/41,679 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: 42.8% rent · 57.2% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

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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

-10.0% since first listed

14 events — show timeline

• 2026-05-17 Price Changed $252,490 NTREIS
• 2026-05-16 Price Changed $252,490 Zillow
• 2026-05-13 Price Changed $262,490 Zillow
• 2026-05-07 Price Changed $262,490 NTREIS
• 2026-05-02 Price Changed $257,490 Zillow
• 2026-04-24 Price Changed $272,490 NTREIS
• 2026-04-23 Price Changed $267,490 Zillow
• 2026-04-17 Price Changed $277,490 NTREIS
• 2026-04-15 Price Changed $272,490 Zillow
• 2026-04-04 Price Changed $277,490 Zillow
• 2026-02-03 Price Changed $282,490 NTREIS
• 2026-02-03 Price Changed $282,490 Zillow
• 2025-12-03 Listed $280,990 NTREIS
• 2025-09-18 Listed $280,490 Zillow