4322 Carnation Dr · Sherman, TX 75090

$243,990

3 bd · 2.0 ba · 1,643 sqft · SingleFamily · 204 Days on market

Built 2025 Excellent condition 4,704 sqft lot $149/sqft · 8% below area Est $265k · 8% under $35/mo HOA · 2% of rent ↓ 9% since listing

---

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).

• ARV discount +11.0/15.0
• Cash flow +9.8/30.0
• 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 3 Bedrooms, 2 Bathrooms, 2 Car Garage, and Covered Patio. Energy efficient, and smart home features included.

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 3-bed/2.0-bath single-family listed at $244k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (18.7% below list).
• Recommended offer: $198k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 43% 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 $7k 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 ($215k) is reasonable based on typical stale-listing flexibility.
• 3 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 $198,324 (18.7% 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: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 10.3

CMA / ARV

• ARV (median comp): $264,627
• List price: $243,990
• Delta: -7.80%
• 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
3701 Talisker Blvd	0.27mi	4/2.0 (+1)	1,696 (+3%)	1mo	$304,999	$180	76
3922 Ontario Way	0.37mi	4/2.0 (+1)	1,600 (-3%)	1mo	$222,999	$139	73
3812 Ontario Way	0.38mi	4/2.0 (+1)	1,600 (-3%)	2mo	$226,999	$142	71
3913 Sky Dr	0.13mi	4/2.5 (+1)	1,886 (+15%)	1mo	$283,990	$151	62
3910 Ontario Way	0.37mi	3/2.0	1,411 (-14%)	1mo	$216,359	$153	58
3923 Ontario Way	0.40mi	3/2.0	1,411 (-14%)	1mo	$211,999	$150	57
3915 Ontario Way	0.40mi	3/2.0	1,411 (-14%)	1mo	$211,999	$150	57
3916 Superior Pl	0.42mi	3/2.0	1,411 (-14%)	0mo	$220,999	$157	56
3821 Ontario Way	0.40mi	3/2.0	1,402 (-15%)	1mo	$213,999	$153	56
3911 Ontario Way	0.40mi	3/2.0	1,402 (-15%)	2mo	$212,999	$152	55
3814 Superior Pl	0.43mi	3/2.0	1,402 (-15%)	2mo	$208,999	$149	54
3606 S Dakota Dr	0.65mi	4/1.5 (+1)	1,424 (-13%)	1mo	$200,000	$140	40

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: -24.3%
• Equity multiple: 0.19×
• Total profit: $-55,131
• Equity at exit: $36,380

10-year hold

• IRR: -31.9%
• Equity multiple: -0.21×
• Total profit: $-82,923
• Equity at exit: $21,096

Cash invested: $68,317 (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 · 30 under contract
• Months of supply: 8.5 mo (12%/mo absorbed)
• Median asking: $283,999 ($168/sqft)
• Median days on market: 57 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: -4.3% 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: 10.3×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$1,280
• Tax est. 1.5%: −$305 /mo · $3,660/yr
• Insurance: −$102
• HOA: −$35
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-154

Break-even live

Break-even rent $2,179

Max offer price $221,648

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-70	+0% $-154	+5% $-239	+10% $-323
Rent	-10% $-311	-5% $-233	+0% $-154	+5% $-76	+10% $2
Rate	-1.0pp $-32	-0.5pp $-92	base $-154	+0.5pp $-218	+1.0pp $-282

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: $60,998
• Closing costs: $7,320
• 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 36 events

1. 2026-06-26
   days on market $243,990 Active 204 DOM
2. 2026-06-23
   days on market $243,990 Active 201 DOM
3. 2026-06-21
   days on market $243,990 Active 200 DOM
4. 2026-06-19
   days on market $243,990 Active 198 DOM
5. 2026-06-18
   days on market $243,990 Active 197 DOM
6. 2026-06-17
   days on market $243,990 Active 196 DOM
7. 2026-06-16
   days on market $243,990 Active 195 DOM
8. 2026-06-15
   days on market $243,990 Active 194 DOM
9. 2026-06-14
   days on market $243,990 Active 192 DOM
10. 2026-06-13
    days on market $243,990 Active 191 DOM
11. 2026-06-10
    days on market $243,990 Active 189 DOM
12. 2026-06-09
    days on market $243,990 Active 188 DOM
13. 2026-06-08
    days on market $243,990 Active 187 DOM
14. 2026-06-07
    days on market $243,990 Active 186 DOM
15. 2026-06-03
    days on market $243,990 Active 182 DOM
16. 2026-06-02
    days on market $243,990 Active 181 DOM
17. 2026-06-01
    days on market $243,990 Active 180 DOM
18. 2026-05-31
    days on market $243,990 Active 179 DOM
19. 2026-05-30
    days on market $243,990 Active 178 DOM
20. 2026-05-17
    price $243,990 213-char remark

    Show marketing remark (213 chars)

    New Construction by DR Horton. This beautiful 1 story home offers 3 Bedrooms, 2 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 $243,990 1435-char remark

    Show marketing remark (1435 chars)

    The Clarke is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. The Clarke offers space with 1,641 square feet, making it an excellent choice for those who desire a bit more room to spread out. This single-story home features 3 bedrooms and 2 bathrooms, with a large, open layout that emphasizes spaciousness and connectivity. The family room is expansive, creating a perfect space for gatherings or for simply enjoying a more open living environment. The kitchen is a focal point, featuring name brand stainless steel dishwasher and range, quality cabinetry with hidden hinges, and hard surface countertops and a larger dining area that adds flexibility for hosting meals or special occasions. The primary suite offers space in the walk-in closet and a luxurious ensuite bathroom with hard surface vanity tops. This added space provides a private and comfortable retreat. The Clarke plan include a covered patio and a two-car garage. In summary, the Clarke offers more room for entertaining, a large primary suite, and expansive living area, making it ideal for those who appreciate a more spacious home without moving to a two-story option. 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 $253,990 1435-char remark

    Show marketing remark (1435 chars)

    The Clarke is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. The Clarke offers space with 1,641 square feet, making it an excellent choice for those who desire a bit more room to spread out. This single-story home features 3 bedrooms and 2 bathrooms, with a large, open layout that emphasizes spaciousness and connectivity. The family room is expansive, creating a perfect space for gatherings or for simply enjoying a more open living environment. The kitchen is a focal point, featuring name brand stainless steel dishwasher and range, quality cabinetry with hidden hinges, and hard surface countertops and a larger dining area that adds flexibility for hosting meals or special occasions. The primary suite offers space in the walk-in closet and a luxurious ensuite bathroom with hard surface vanity tops. This added space provides a private and comfortable retreat. The Clarke plan include a covered patio and a two-car garage. In summary, the Clarke offers more room for entertaining, a large primary suite, and expansive living area, making it ideal for those who appreciate a more spacious home without moving to a two-story option. 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 $253,990 213-char remark

    Show marketing remark (213 chars)

    New Construction by DR Horton. This beautiful 1 story home offers 3 Bedrooms, 2 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 $248,990 1435-char remark

    Show marketing remark (1435 chars)

    The Clarke is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. The Clarke offers space with 1,641 square feet, making it an excellent choice for those who desire a bit more room to spread out. This single-story home features 3 bedrooms and 2 bathrooms, with a large, open layout that emphasizes spaciousness and connectivity. The family room is expansive, creating a perfect space for gatherings or for simply enjoying a more open living environment. The kitchen is a focal point, featuring name brand stainless steel dishwasher and range, quality cabinetry with hidden hinges, and hard surface countertops and a larger dining area that adds flexibility for hosting meals or special occasions. The primary suite offers space in the walk-in closet and a luxurious ensuite bathroom with hard surface vanity tops. This added space provides a private and comfortable retreat. The Clarke plan include a covered patio and a two-car garage. In summary, the Clarke offers more room for entertaining, a large primary suite, and expansive living area, making it ideal for those who appreciate a more spacious home without moving to a two-story option. 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 $263,990 213-char remark

    Show marketing remark (213 chars)

    New Construction by DR Horton. This beautiful 1 story home offers 3 Bedrooms, 2 Bathrooms, 2 Car Garage, and Covered Patio. Energy efficient, and smart home features included. Call today to schedule an appointment

26. 2026-04-17
    status Active 1435-char remark

    Show marketing remark (1435 chars)

    The Clarke is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. The Clarke offers space with 1,641 square feet, making it an excellent choice for those who desire a bit more room to spread out. This single-story home features 3 bedrooms and 2 bathrooms, with a large, open layout that emphasizes spaciousness and connectivity. The family room is expansive, creating a perfect space for gatherings or for simply enjoying a more open living environment. The kitchen is a focal point, featuring name brand stainless steel dishwasher and range, quality cabinetry with hidden hinges, and hard surface countertops and a larger dining area that adds flexibility for hosting meals or special occasions. The primary suite offers space in the walk-in closet and a luxurious ensuite bathroom with hard surface vanity tops. This added space provides a private and comfortable retreat. The Clarke plan include a covered patio and a two-car garage. In summary, the Clarke offers more room for entertaining, a large primary suite, and expansive living area, making it ideal for those who appreciate a more spacious home without moving to a two-story option. 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 $258,990 1435-char remark

    Show marketing remark (1435 chars)

    The Clarke is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. The Clarke offers space with 1,641 square feet, making it an excellent choice for those who desire a bit more room to spread out. This single-story home features 3 bedrooms and 2 bathrooms, with a large, open layout that emphasizes spaciousness and connectivity. The family room is expansive, creating a perfect space for gatherings or for simply enjoying a more open living environment. The kitchen is a focal point, featuring name brand stainless steel dishwasher and range, quality cabinetry with hidden hinges, and hard surface countertops and a larger dining area that adds flexibility for hosting meals or special occasions. The primary suite offers space in the walk-in closet and a luxurious ensuite bathroom with hard surface vanity tops. This added space provides a private and comfortable retreat. The Clarke plan include a covered patio and a two-car garage. In summary, the Clarke offers more room for entertaining, a large primary suite, and expansive living area, making it ideal for those who appreciate a more spacious home without moving to a two-story option. 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.

28. 2026-03-22
    historical 1435-char remark

    Show marketing remark (1435 chars)

    The Clarke is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. The Clarke offers space with 1,641 square feet, making it an excellent choice for those who desire a bit more room to spread out. This single-story home features 3 bedrooms and 2 bathrooms, with a large, open layout that emphasizes spaciousness and connectivity. The family room is expansive, creating a perfect space for gatherings or for simply enjoying a more open living environment. The kitchen is a focal point, featuring name brand stainless steel dishwasher and range, quality cabinetry with hidden hinges, and hard surface countertops and a larger dining area that adds flexibility for hosting meals or special occasions. The primary suite offers space in the walk-in closet and a luxurious ensuite bathroom with hard surface vanity tops. This added space provides a private and comfortable retreat. The Clarke plan include a covered patio and a two-car garage. In summary, the Clarke offers more room for entertaining, a large primary suite, and expansive living area, making it ideal for those who appreciate a more spacious home without moving to a two-story option. 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. 2026-02-12
    price $268,990 213-char remark

    Show marketing remark (1435 chars)

    The Clarke is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. The Clarke offers space with 1,641 square feet, making it an excellent choice for those who desire a bit more room to spread out. This single-story home features 3 bedrooms and 2 bathrooms, with a large, open layout that emphasizes spaciousness and connectivity. The family room is expansive, creating a perfect space for gatherings or for simply enjoying a more open living environment. The kitchen is a focal point, featuring name brand stainless steel dishwasher and range, quality cabinetry with hidden hinges, and hard surface countertops and a larger dining area that adds flexibility for hosting meals or special occasions. The primary suite offers space in the walk-in closet and a luxurious ensuite bathroom with hard surface vanity tops. This added space provides a private and comfortable retreat. The Clarke plan include a covered patio and a two-car garage. In summary, the Clarke offers more room for entertaining, a large primary suite, and expansive living area, making it ideal for those who appreciate a more spacious home without moving to a two-story option. 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. 2026-02-12
    price $268,990 1435-char remark

    Show marketing remark (1435 chars)

    The Clarke is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. The Clarke offers space with 1,641 square feet, making it an excellent choice for those who desire a bit more room to spread out. This single-story home features 3 bedrooms and 2 bathrooms, with a large, open layout that emphasizes spaciousness and connectivity. The family room is expansive, creating a perfect space for gatherings or for simply enjoying a more open living environment. The kitchen is a focal point, featuring name brand stainless steel dishwasher and range, quality cabinetry with hidden hinges, and hard surface countertops and a larger dining area that adds flexibility for hosting meals or special occasions. The primary suite offers space in the walk-in closet and a luxurious ensuite bathroom with hard surface vanity tops. This added space provides a private and comfortable retreat. The Clarke plan include a covered patio and a two-car garage. In summary, the Clarke offers more room for entertaining, a large primary suite, and expansive living area, making it ideal for those who appreciate a more spacious home without moving to a two-story option. 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 $273,990 213-char remark

    Show marketing remark (1435 chars)

    The Clarke is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. The Clarke offers space with 1,641 square feet, making it an excellent choice for those who desire a bit more room to spread out. This single-story home features 3 bedrooms and 2 bathrooms, with a large, open layout that emphasizes spaciousness and connectivity. The family room is expansive, creating a perfect space for gatherings or for simply enjoying a more open living environment. The kitchen is a focal point, featuring name brand stainless steel dishwasher and range, quality cabinetry with hidden hinges, and hard surface countertops and a larger dining area that adds flexibility for hosting meals or special occasions. The primary suite offers space in the walk-in closet and a luxurious ensuite bathroom with hard surface vanity tops. This added space provides a private and comfortable retreat. The Clarke plan include a covered patio and a two-car garage. In summary, the Clarke offers more room for entertaining, a large primary suite, and expansive living area, making it ideal for those who appreciate a more spacious home without moving to a two-story option. 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. 2026-02-03
    price $273,990 1435-char remark

    Show marketing remark (1435 chars)

    The Clarke is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. The Clarke offers space with 1,641 square feet, making it an excellent choice for those who desire a bit more room to spread out. This single-story home features 3 bedrooms and 2 bathrooms, with a large, open layout that emphasizes spaciousness and connectivity. The family room is expansive, creating a perfect space for gatherings or for simply enjoying a more open living environment. The kitchen is a focal point, featuring name brand stainless steel dishwasher and range, quality cabinetry with hidden hinges, and hard surface countertops and a larger dining area that adds flexibility for hosting meals or special occasions. The primary suite offers space in the walk-in closet and a luxurious ensuite bathroom with hard surface vanity tops. This added space provides a private and comfortable retreat. The Clarke plan include a covered patio and a two-car garage. In summary, the Clarke offers more room for entertaining, a large primary suite, and expansive living area, making it ideal for those who appreciate a more spacious home without moving to a two-story option. 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.

33. 2026-01-03
    price $266,990 1435-char remark

    Show marketing remark (1435 chars)

    The Clarke is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. The Clarke offers space with 1,641 square feet, making it an excellent choice for those who desire a bit more room to spread out. This single-story home features 3 bedrooms and 2 bathrooms, with a large, open layout that emphasizes spaciousness and connectivity. The family room is expansive, creating a perfect space for gatherings or for simply enjoying a more open living environment. The kitchen is a focal point, featuring name brand stainless steel dishwasher and range, quality cabinetry with hidden hinges, and hard surface countertops and a larger dining area that adds flexibility for hosting meals or special occasions. The primary suite offers space in the walk-in closet and a luxurious ensuite bathroom with hard surface vanity tops. This added space provides a private and comfortable retreat. The Clarke plan include a covered patio and a two-car garage. In summary, the Clarke offers more room for entertaining, a large primary suite, and expansive living area, making it ideal for those who appreciate a more spacious home without moving to a two-story option. 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.

34. 2025-12-03
    listed $271,990 Active 213-char remark

    Show marketing remark (213 chars)

    New Construction by DR Horton. This beautiful 1 story home offers 3 Bedrooms, 2 Bathrooms, 2 Car Garage, and Covered Patio. Energy efficient, and smart home features included. Call today to schedule an appointment

35. 2025-10-24
    price $271,990 1435-char remark

    Show marketing remark (1435 chars)

    The Clarke is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. The Clarke offers space with 1,641 square feet, making it an excellent choice for those who desire a bit more room to spread out. This single-story home features 3 bedrooms and 2 bathrooms, with a large, open layout that emphasizes spaciousness and connectivity. The family room is expansive, creating a perfect space for gatherings or for simply enjoying a more open living environment. The kitchen is a focal point, featuring name brand stainless steel dishwasher and range, quality cabinetry with hidden hinges, and hard surface countertops and a larger dining area that adds flexibility for hosting meals or special occasions. The primary suite offers space in the walk-in closet and a luxurious ensuite bathroom with hard surface vanity tops. This added space provides a private and comfortable retreat. The Clarke plan include a covered patio and a two-car garage. In summary, the Clarke offers more room for entertaining, a large primary suite, and expansive living area, making it ideal for those who appreciate a more spacious home without moving to a two-story option. 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.

36. 2025-09-10
    listed $269,490 Active 1435-char remark

    Show marketing remark (1435 chars)

    The Clarke is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. The Clarke offers space with 1,641 square feet, making it an excellent choice for those who desire a bit more room to spread out. This single-story home features 3 bedrooms and 2 bathrooms, with a large, open layout that emphasizes spaciousness and connectivity. The family room is expansive, creating a perfect space for gatherings or for simply enjoying a more open living environment. The kitchen is a focal point, featuring name brand stainless steel dishwasher and range, quality cabinetry with hidden hinges, and hard surface countertops and a larger dining area that adds flexibility for hosting meals or special occasions. The primary suite offers space in the walk-in closet and a luxurious ensuite bathroom with hard surface vanity tops. This added space provides a private and comfortable retreat. The Clarke plan include a covered patio and a two-car garage. In summary, the Clarke offers more room for entertaining, a large primary suite, and expansive living area, making it ideal for those who appreciate a more spacious home without moving to a two-story option. 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: $23,799
• − Mortgage interest: −$13,667
• − Property taxes: −$3,660
• − Insurance: −$1,220
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − HOA: −$420
• − Depreciation: −$7,098
• Taxable loss: −$6,074
• Est. tax savings @ 24.0%: +$1,458
• After-tax cash flow: $-395/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 · 13 photos

Excellent 100/100 None rehab

This new construction home is move-in ready with excellent condition and smart home features. It offers a spacious layout and is located in a desirable neighborhood.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters ↑
• Both Add smart lighting system — Enhances energy efficiency and ambiance ↑
• Both Install smart thermostat — Saves energy and attracts eco-conscious buyers ↑

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

---

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

-9.5% since first listed

17 events — show timeline

• 2026-05-17 Price Changed $243,990 NTREIS
• 2026-05-16 Price Changed $243,990 Zillow
• 2026-05-13 Price Changed $253,990 Zillow
• 2026-05-07 Price Changed $253,990 NTREIS
• 2026-05-02 Price Changed $248,990 Zillow
• 2026-04-24 Price Changed $263,990 NTREIS
• 2026-04-17 Relisted — Zillow
• 2026-04-17 Price Changed $258,990 Zillow
• 2026-03-22 Delisted — Zillow
• 2026-02-12 Price Changed $268,990 NTREIS
• 2026-02-12 Price Changed $268,990 Zillow
• 2026-02-03 Price Changed $273,990 NTREIS
• 2026-02-03 Price Changed $273,990 Zillow
• 2026-01-03 Price Changed $266,990 Zillow
• 2025-12-03 Listed $271,990 NTREIS
• 2025-10-24 Price Changed $271,990 Zillow
• 2025-09-10 Listed $269,490 Zillow