1112 El Sol Blvd · Sherman, TX 75090

$399,900

4 bd · 4.0 ba · 3,056 sqft · SingleFamily public records · 5 Days on market

Built 2023 Good condition 6,970 sqft lot 2-car garage $131/sqft · at area comps Est $403k · at est. $100/mo HOA · 4% of rent ↓ 39% since listing

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Why this score? — see what drove the F 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 +7.9/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Cash flow +3.3/30.0
• Livability +3.1/5.0
• Rent growth +1.8/5.0
• 1% rule +1.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

View this barely lived in 4 bedroom home and four full baths located in beautiful Bel Air Village in Sherman, TX. The home has two primary suites, one up and one down. Media room, private office suite, breakfast area with coffee bar. Tankless water heaters, fireplace, covered patio, privacy wood fencing, along with energy saving Solar panels. Upstairs Media room is great for the family for movie night, along with a separate area upstairs for a second living area or play area. 2 bedrooms up with 2 full baths, 2 bedrooms down with two full baths. Oversized laundry room. Great home for entertaining inside or outside. Beautiful front covered porch.

Key facts

• Private office suite
• Covered patio
• Two primary suites

Tags

• TWO PRIMARY SUITES
• MEDIA ROOM
• PRIVATE OFFICE SUITE
• BREAKFAST AREA
• TANKLESS WATER HEATERS
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (46.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (35.9% below list).
• Recommended offer: $216k (46.0% below list) — sets the bar for cash-flow.
• Cap rate 2.6% vs local median 3.8% in Sherman — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 673 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $2,561/mo this rent would consume 55% of the median local household income ($56k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: moderate 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 $215,966 (46.0% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 2.57%
• Cash-on-cash: -13.29%
• DSCR: 0.41
• GRM: 13.0

CMA / ARV

• ARV (median comp): $403,151
• List price: $399,900
• Delta: -20.87%
• 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
3919 Sky Dr	0.10mi	4/3.5	2,684 (-12%)	3mo	$359,890	$134	71
3807 Los Altos Blvd	0.15mi	5/4.0 (+1)	3,251 (+6%)	10mo	$544,900	$168	69
1116 El Sol Blvd	0.02mi	5/5.0 (+1)	3,244 (+6%)	15mo	$494,900	$153	68
3715 Cherry Hills Dr	0.17mi	4/3.0	2,971 (-3%)	22mo	$479,900	$162	65
4131 Coco Ln	0.29mi	4/3.0	2,903 (-5%)	12mo	$336,990	$116	64
1218 El Sol Blvd	0.10mi	5/4.0 (+1)	3,212 (+5%)	23mo	$499,900	$156	63
3809 Paradise Way	0.11mi	3/2.5 (-1)	3,172 (+4%)	21mo	$382,990	$121	60
4043 Tony St	0.22mi	4/3.5	2,645 (-13%)	13mo	$379,990	$144	54
3705 Aqua Ln	0.28mi	5/4.0 (+1)	2,605 (-15%)	9mo	$379,990	$146	50
3718 Talisker Blvd	0.19mi	5/3.0 (+1)	2,672 (-13%)	16mo	$438,573	$164	48
3709 Talisker Blvd	0.23mi	4/2.5	2,646 (-13%)	21mo	$384,990	$145	43
1205 Newport St	0.20mi	5/3.0 (+1)	2,672 (-13%)	21mo	$399,900	$150	43

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: -45.3%
• Equity multiple: -0.35×
• Total profit: $-150,944
• Equity at exit: $59,626

10-year hold

• IRR: —
• Equity multiple: -1.33×
• Total profit: $-260,746
• Equity at exit: $34,576

Cash invested: $111,972 (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: 22 active · 10 under contract
• Months of supply: 10.2 mo (10%/mo absorbed)
• Median asking: $347,490 ($135/sqft)
• Median days on market: 146 d
• This list price: 82% of active listings are priced below it
• ARV vs active asking: -2.1% 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: 673
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,561 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$900 /mo · $10,798/yr
• Insurance: −$167
• HOA: −$100
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-1,240

Break-even live

Break-even rent $4,131

Max offer price $215,966

Occupancy floor —

Sensitivity live

Price	-10% $-1,014	-5% $-1,127	+0% $-1,240	+5% $-1,353	+10% $-1,466
Rent	-10% $-1,442	-5% $-1,341	+0% $-1,240	+5% $-1,139	+10% $-1,038
Rate	-1.0pp $-1,039	-0.5pp $-1,138	base $-1,240	+0.5pp $-1,344	+1.0pp $-1,449

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: $99,975
• Closing costs: $11,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1221 Beach Blvd Sherman, TX	4.0	3.0	2280	$2,900	$1.27	4d	1	0.02mi
3804 Malibu Dr Sherman, TX	4.0	3.0	2216	$2,300	$1.04	139d	1	0.08mi
3941 Talisker Blvd Sherman, TX	5.0	2.5	2655	$2,950	$1.11	139d	1	0.12mi
3918 Talisker Blvd Sherman, TX	4.0	3.5	2480	$2,400	$0.97	4d	1	0.12mi
3809 Paradise Way Sherman, TX	3.0	2.5	3172	$2,800	$0.88	139d	1	0.13mi

Property features AI

Finance

• Other: Property is listed as real estate owned (REO)
• Financial info: Accepts Cash, FHA, VA Loan
• HOA & community: Mandatory association (Bel Air Village)HOA managed by Essex ManagementQuarterly HOA fee of $300Association fees cover full use of facilities and management fees

Exterior

• Parking: Attached 2-car garage with garage door opener (garage faces front)2 covered parking spacesNo carport spaces
• Utilities: City waterCity sewerCable availableAsphalt road accessNot in a municipal utility district
• Home design: Single family residenceTwo-story homePreowned (built in 2023)Bel Air Village subdivision
• Construction: Brick constructionAsphalt roofSlab foundationYear built 2023
• Exterior features: Covered front and rear porches and patioPrivacy wood fencingInterior lot

Interior

• Kitchen: Electric ovenGas cooktopMicrowaveDishwasherGarbage disposalPlumbed for gas in kitchenVented exhaust fanTankless water heater
• Bedrooms: 4 bedrooms totalPrimary bedroom on main level (approx. 17 x 15)
• Flooring: CarpetCeramic tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (natural gas)Fireplace(s) heatingSolar heatingCentral air conditioning (electric)Ceiling fan(s)
• Interior features: Open floorplan with vaulted ceilingsDecorative lightingDouble vanity(s)Dry barEat-in kitchen with pantry and kitchen islandGranite countertopsCable and high-speed internet availableWindow coverings
• Laundry & utility: Utility room with full-size washer/dryer area

HOA detail $100/mo · $1,200/yr

• Likely covers: water

Listing history 21 events

1. 2026-09-24
   days on market $399,900 Active 5 DOM
2. 2026-09-22
   days on market $399,900 Active 4 DOM
3. 2026-09-21
   days on market $399,900 Active 3 DOM
4. 2026-09-20
   days on market $399,900 Active 2 DOM
5. 2026-09-18
   pricestatusdays on marketlisting id $399,900 Active 1 DOM
6. 2026-06-26
   statusdays on market $319,000 Pending 20 DOM
7. 2026-06-23
   days on market $319,000 Active Option Contract 17 DOM
8. 2026-06-21
   days on market $319,000 Active Option Contract 16 DOM
9. 2026-06-19
   days on market $319,000 Active Option Contract 14 DOM
10. 2026-06-18
    days on market $319,000 Active Option Contract 13 DOM
11. 2026-06-17
    days on market $319,000 Active Option Contract 12 DOM
12. 2026-06-17
    status $319,000 Active Option Contract 11 DOM
13. 2026-06-16
    days on market $319,000 Active 11 DOM
14. 2026-06-15
    days on market $319,000 Active 10 DOM
15. 2026-06-14
    days on market $319,000 Active 8 DOM
16. 2026-06-13
    days on market $319,000 Active 7 DOM
17. 2026-06-10
    days on market $319,000 Active 5 DOM
18. 2026-06-09
    days on market $319,000 Active 4 DOM
19. 2026-06-08
    days on market $319,000 Active 3 DOM
20. 2026-06-07
    remarks 699-char remark
21. 2026-06-07
    listed $319,000 Active 2 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: $10,798 · $900/mo
• Projected year-2 tax: $10,798 · $900/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,737
• − Mortgage interest: −$22,401
• − Property taxes: −$10,798
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − HOA: −$1,200
• − Depreciation: −$11,633
• Taxable loss: −$22,213
• Est. tax savings @ 24.0%: +$5,331
• After-tax cash flow: $-9,550/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 · 12 photos

Good 80/100 None rehab

This well-maintained, move-in-ready home features a spacious open-concept floor plan with modern finishes and energy-efficient features.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can add value ↑
• Rental Inspect and clean gutters — Keeps property in good condition and prevents water damage ↑

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: 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

Property features AI

Finance

• Other: Property is listed as real estate owned (REO)
• Financial info: Accepts Cash, FHA, VA Loan
• HOA & community: Mandatory association (Bel Air Village)HOA managed by Essex ManagementQuarterly HOA fee of $300Association fees cover full use of facilities and management fees

Exterior

• Parking: Attached 2-car garage with garage door opener (garage faces front)2 covered parking spacesNo carport spaces
• Utilities: City waterCity sewerCable availableAsphalt road accessNot in a municipal utility district
• Home design: Single family residenceTwo-story homePreowned (built in 2023)Bel Air Village subdivision
• Construction: Brick constructionAsphalt roofSlab foundationYear built 2023
• Exterior features: Covered front and rear porches and patioPrivacy wood fencingInterior lot

Interior

• Kitchen: Electric ovenGas cooktopMicrowaveDishwasherGarbage disposalPlumbed for gas in kitchenVented exhaust fanTankless water heater
• Bedrooms: 4 bedrooms totalPrimary bedroom on main level (approx. 17 x 15)
• Flooring: CarpetCeramic tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (natural gas)Fireplace(s) heatingSolar heatingCentral air conditioning (electric)Ceiling fan(s)
• Interior features: Open floorplan with vaulted ceilingsDecorative lightingDouble vanity(s)Dry barEat-in kitchen with pantry and kitchen islandGranite countertopsCable and high-speed internet availableWindow coverings
• Laundry & utility: Utility room with full-size washer/dryer area

Price history

-38.9% since first listed

8 events — show timeline

• 2026-09-18 Listed $399,900 NTREIS
• 2026-06-25 Pending — NTREIS
• 2026-06-16 Contingent — NTREIS
• 2026-06-04 Listed $319,000 NTREIS
• 2024-12-09 Listing Removed — NTREIS
• 2024-11-20 Price Changed $649,999 NTREIS
• 2024-11-07 Listed $655,000 NTREIS
• 2023-01-17 Sold (Public Records) — Public Records

Property tax history

+134.2%/yr

Latest (2026): $10,798 · -14.4% YoY. Source: county tax records.