1101 N Harrison Ave · Sherman, TX 75090

$120,000

2 bd · 1.0 ba · 886 sqft · SingleFamily public records · 99 Days on market

Built 1930 7,492 sqft lot $135/sqft · 19% below area Est $147k · 19% under

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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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 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

Cute 3 bedroom 1 bath in great part of Sherman. Priced to sell and ready for new owners. Nice corner lot and great central location Come see it today!

Key facts

• 7,492 sq ft lot
• Built 1930
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 8176% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1930 — 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

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 8.3

CMA / ARV

• ARV (median comp): $147,297
• List price: $120,000
• Delta: -18.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 N Brents Ave	0.19mi	2/1.0	820 (-7%)	17mo	$159,000	$194	64
1424 N Brents Ave	0.28mi	2/1.0	980 (+11%)	11mo	$125,000	$128	60
302 N Colbert Ave	0.61mi	2/1.0	916 (+3%)	13mo	$109,990	$120	55
512 N Lee Ave	0.47mi	2/1.0	988 (+12%)	9mo	$72,500	$73	51
1108 N Throckmorton St	0.72mi	2/1.0	958 (+8%)	15mo	$167,500	$175	41
517 N Elliott St	0.52mi	2/1.0	991 (+12%)	22mo	$78,000	$79	38

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: -14.2%
• Equity multiple: 0.50×
• Total profit: $-16,640
• Equity at exit: $17,892

10-year hold

• IRR: -11.5%
• Equity multiple: 0.41×
• Total profit: $-19,876
• 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.

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: $1,203 high
• Mortgage (P&I): −$629
• Tax from tax record: −$172 /mo · $2,067/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $99

Break-even live

Break-even rent $1,078

Max offer price $120,000

Occupancy floor 87%

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
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 N Colbert Ave Sherman, TX	2.0	1.0	707	$1,250	$1.77	21d	1	0.50mi
108 N Cleveland Ave Sherman, TX	3.0	1.5	1060	$1,200	$1.13	43d	1	0.66mi
704 Frisco Rd Sherman, TX	2.0	1.0	682	$795	$1.17	43d	1	0.76mi
410 S Vaden St Unit A Sherman, TX	1.0	1.0	700	$850	$1.21	43d	1	0.98mi
620 N Walnut St Sherman, TX	2.0	1.0	1100	$1,050	$0.95	43d	1	1.12mi
1312 N Travis St Sherman, TX	3.0	1.5	1086	$1,325	$1.22	43d	1	1.20mi
1600 La Salle Dr Sherman, TX	2.0	1.0–2.0	687	$1,014	$1.47	21d	15	1.36mi
304 E King St Sherman, TX	2.0	1.0	876	$1,250	$1.43	43d	1	1.40mi
221 W Taylor St Sherman, TX	3.0	2.0	917	$1,425	$1.55	21d	1	1.43mi
1615 N Alexander St Sherman, TX	2.0	1.0	826	$950	$1.15	21d	1	1.45mi
820 N Sam Rayburn Fwy Unit 204 Sherman, TX	2.0	1.5	1027	$1,350	$1.31	43d	1	1.46mi
923 S First St Sherman, TX	2.0	1.0	891	$1,125	$1.26	21d	1	1.46mi
1006 S Throckmorton St Sherman, TX	2.0	1.0	705	$1,026	$1.46	43d	1	1.50mi

Listing history 23 events

1. 2026-06-19
   days on market $120,000 Active 99 DOM
2. 2026-06-18
   days on market $120,000 Active 98 DOM
3. 2026-06-17
   days on market $120,000 Active 97 DOM
4. 2026-06-16
   days on market $120,000 Active 96 DOM
5. 2026-06-15
   price $120,000 Active 95 DOM
6. 2026-06-15
   days on market $130,000 Active 95 DOM
7. 2026-06-14
   days on market $130,000 Active 93 DOM
8. 2026-06-13
   days on market $130,000 Active 92 DOM
9. 2026-06-10
   days on market $130,000 Active 90 DOM
10. 2026-06-09
    days on market $130,000 Active 89 DOM
11. 2026-06-08
    days on market $130,000 Active 88 DOM
12. 2026-06-07
    days on market $130,000 Active 87 DOM
13. 2026-06-03
    days on market $130,000 Active 83 DOM
14. 2026-06-02
    days on market $130,000 Active 82 DOM
15. 2026-06-01
    days on market $130,000 Active 81 DOM
16. 2026-05-31
    days on market $130,000 Active 80 DOM
17. 2026-05-30
    days on market $130,000 Active 79 DOM
18. 2026-05-09
    price $1,375

    Show marketing remark (152 chars)

    Cute 3 bedroom 1 bath in great part of Sherman. Priced to sell and ready for new owners. Nice corner lot and great central location Come see it today!

19. 2026-05-09
    price $130,000 152-char remark

    Show marketing remark (152 chars)

    Cute 3 bedroom 1 bath in great part of Sherman. Priced to sell and ready for new owners. Nice corner lot and great central location Come see it today!

20. 2026-03-20
    listed $1,450
21. 2026-03-12
    listed $137,500 Active 152-char remark

    Show marketing remark (152 chars)

    Cute 3 bedroom 1 bath in great part of Sherman. Priced to sell and ready for new owners. Nice corner lot and great central location Come see it today!

22. 2022-06-23
    soldstatus
23. 2007-08-29
    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: $2,067 · $172/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$129/yr (+$11/mo · 6.2%)

ⓘ 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 21% 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: $14,437
• − Mortgage interest: −$6,722
• − Property taxes: −$2,067
• − Insurance: −$600
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$3,491
• Taxable loss: −$753
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $1,367/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

-99.0% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $1,375 NTREIS
• 2026-05-09 Price Changed $130,000 NTREIS
• 2026-03-20 Listed for Rent $1,450 NTREIS
• 2026-03-12 Listed $137,500 NTREIS
• 2022-06-23 Sold (Public Records) — Public Records
• 2007-08-29 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,067 · -4.5% YoY. Source: county tax records.