Duplex
620 S Charles St · Sherman, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 6/10 · Moderate
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 6/10 · Moderate
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 22 days/yr
Wind risk 4/10 · Minor
- Chance of severe wind over 30 yrs
- 22.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B- grade
The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).
- Cash flow +25.9/30.0
- ARV discount +15.0/15.0
- DSCR +8.7/10.0
- 1% rule +6.9/10.0
- Condition / age +4.0/5.0
- Livability +3.1/5.0
- Schools +3.0/10.0
- Rent growth +1.8/5.0
- Appreciation +0.0/10.0
$275,000
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Multi-family units
County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records
5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.
Listing remarks MLS
100% occupied Duplex in Sherman, Tx! Unit 620 is a 3 bed 2 bath leased through 7-5-26 at $1,325 a month. Unit 622 is a 4 bed 2 bath currently leased at $1175 through 7-14-26. Both units updated! Open-concept living area with plenty of natural light and space! UPDATED Kitchen with white cabinets, granite C-tops, and tile backsplash! Large Primary Bedroom with adjoining on-suite bath featuring tile shower! All bedrooms are a good size. Shared yard and plenty of parking!
Key facts
- Plenty of parking
- Updated kitchen
- 0.24 acre lot
Tags
Neighborhood map
What this means for you Summary
Snapshot
- This is a 1×4bd/2.0ba + 1×3bd/2.0ba units multifamily listed at $275k. Condition is rated good.
- This rent per unit runs 35% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Deal economics
- At list price, monthly cash flow is $678 ($8k/yr) — positive. Per door: $339/mo.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $275k).
- Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
- Cap rate 9.3% 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: Crutchfield El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 408 students, 89% 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 78% FRL vs 60% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents soft (-2.7%/yr); 601 active listings in the ZIP; 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 $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 316 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
- 8 sale attempts since 2y ago; this cycle's ask has dropped $65k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
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.
Questions for the listing agent
- It's been on market 316 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
- What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
- Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
- What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
- What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.19% ✓
- Cap rate
- 9.25%
- Cash-on-cash
- 10.57%
- DSCR
- 1.47
- GRM
- 7.0
CMA / ARV
- ARV (median comp)
- $347,410
- List price
- $275,000
- Delta
- -20.84%
- Verdict
- UNDERPRICED
- Comps
- 8 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 417/ 419 W Dulin St | 1.18mi | 6/4.0 (-1) | 2,772 (-2%) | 4mo | $439,000 | $158 | 41 |
| 230-232 W Lake St | 1.28mi | 6/5.0 (-1) | 2,488 (-12%) | 5mo | $425,000 | $171 | 28 |
| 1700 E Mulberry St | 0.62mi | 8/4.0 (+1) | 3,046 (+8%) | 25mo | $359,900 | $118 | 21 |
| 301 E Brockett St | 1.04mi | 8/8.0 (+1) | 2,338 (-17%) | 14mo | $450,000 | $192 | 19 |
| 802 N Throckmorton St | 0.93mi | 6/4.0 (-1) | 2,517 (-11%) | 19mo | $409,999 | $163 | 14 |
| 236-238 W Lake St | 1.27mi | 6/5.0 (-1) | 2,488 (-12%) | 23mo | $410,000 | $165 | 13 |
| 916-918 W Houston St | 1.48mi | 6/4.0 (-1) | 2,356 (-17%) | 14mo | $375,000 | $159 | 11 |
| 403-405 N Burdette Ave | 0.83mi | 6/4.0 (-1) | 2,414 (-15%) | 15mo | $365,000 | $151 | 11 |
| 407-409 N Burdette Ave | 0.83mi | 6/4.0 (-1) | 2,414 (-15%) | 16mo | $365,000 | $151 | 10 |
| 912-914 W Houston St | 1.48mi | 6/4.0 (-1) | 2,356 (-17%) | 16mo | $375,000 | $159 | 10 |
| 403 N Lee St | 0.63mi | 6/4.0 (-1) | 2,399 (-15%) | 29mo | $355,000 | $148 | 8 |
| 904-906 W Houston St | 1.46mi | 6/4.0 (-1) | 2,432 (-14%) | 26mo | $385,000 | $158 | 4 |
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
- IRR
- -3.9%
- Equity multiple
- 0.86×
- Total profit
- $-10,890
- Equity at exit
- $41,003
- IRR
- 2.0%
- Equity multiple
- 1.12×
- Total profit
- $9,362
- Equity at exit
- $23,777
Cash invested: $77,000 (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
Active competition Active MLS
- For sale now
- 4 active
- Median asking
- $416,250 ($130/sqft)
- Median days on market
- 98 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -5.8% 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
- 13.5×
Monthly cashflow live
- Estimated rent
- $3,264 high interval (Pro) →
- Mortgage (P&I)
- −$1,442
- Tax est. 1.5%
- −$344 /mo · $4,125/yr
- Insurance
- −$115
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$685
- Net cashflow
- $678
2-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 1× unit | 4 | 2 | $1,702 |
| 1× unit | 3 | 2 | $1,562 |
| Total (2 units) | $3,264 | ||
Break-even live
Sensitivity live
| Price | -10% $868 | -5% $773 | +0% $678 | +5% $583 | +10% $488 |
|---|---|---|---|---|---|
| Rent | -10% $420 | -5% $549 | +0% $678 | +5% $807 | +10% $936 |
| Rate | -1.0pp $817 | -0.5pp $748 | base $678 | +0.5pp $607 | +1.0pp $534 |
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
- $68,750
- Closing costs
- $8,250
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1429 E Odneal St Sherman, TX | 3.0 | 2.0 | 1218 | $1,700 | $1.40 | 93d | 1 | 0.21mi |
| 815 S Willow St Sherman, TX | 4.0 | 2.0 | 1670 | $1,495 | $0.90 | 93d | 1 | 0.24mi |
| 924 S Lee Ave Sherman, TX | 2.0 | 1.0 | 1525 | $1,250 | $0.82 | 93d | 1 | 0.25mi |
| 902 E Cherry St Sherman, TX | 3.0 | 1.0 | 1530 | $1,400 | $0.92 | 93d | 1 | 0.27mi |
| 1201 E Lamar St Sherman, TX | 3.0 | 2.0 | 1726 | $1,995 | $1.16 | 93d | 1 | 0.34mi |
| 1313 E Lamar St Sherman, TX | 2.0 | 1.0 | 1308 | $1,425 | $1.09 | 70d | 1 | 0.35mi |
| 822 S Throckmorton St Sherman, TX | 3.0 | 2.0 | 1288 | $1,350 | $1.05 | 93d | 1 | 0.39mi |
| 1338 McCall St Sherman, TX | 3.0 | 2.0 | 1248 | $1,525 | $1.22 | 93d | 1 | 0.41mi |
| 1124 S Hazelwood St Sherman, TX | 3.0 | 2.0 | 1347 | $1,650 | $1.22 | 93d | 1 | 0.42mi |
| 1006 S Throckmorton St Sherman, TX | 2.0 | 1.0 | 705 | $1,026 | $1.46 | 93d | 1 | 0.45mi |
| 923 S First St Sherman, TX | 2.0 | 1.0 | 891 | $1,125 | $1.26 | 70d | 1 | 0.45mi |
| 108 N Cleveland Ave Sherman, TX | 3.0 | 1.5 | 1060 | $1,200 | $1.13 | 93d | 1 | 0.47mi |
| 1014 E Pecan St Sherman, TX | 3.0 | 2.0 | 1340 | $1,900 | $1.42 | 93d | 1 | 0.51mi |
| 600 E Rosedale St Sherman, TX | 2.0 | 1.0 | 925 | $995 | $1.08 | 93d | 1 | 0.61mi |
| 304 E King St Sherman, TX | 2.0 | 1.0 | 876 | $1,250 | $1.43 | 93d | 1 | 0.63mi |
| 1121 Patricia Dr Sherman, TX | 3.0 | 2.0 | 1472 | $1,450 | $0.99 | 70d | 1 | 0.66mi |
| 408 N Cleveland Ave Sherman, TX | 2.0 | 2.5 | 1132 | $1,300 | $1.15 | 93d | 1 | 0.66mi |
| 217 N Burdette Ave Sherman, TX | 3.0 | 1.0 | 1288 | $1,400 | $1.09 | 93d | 1 | 0.71mi |
| 620 S Walnut St Unit 622 Sherman, TX | 2.0 | 1.0 | 1783 | $1,025 | $0.57 | 93d | 1 | 0.76mi |
| 615 N Cleveland Ave #617 Sherman, TX | 3.0 | 2.0 | 1316 | $1,600 | $1.22 | 93d | 1 | 0.81mi |
| 813 S Valentine Dr Sherman, TX | 4.0 | 3.0 | 2142 | $2,195 | $1.02 | 70d | 1 | 0.82mi |
| 712 Ray St Sherman, TX | 4.0 | 2.5 | 2680 | $2,490 | $0.93 | 93d | 1 | 0.84mi |
| 1610 Linda Dr Sherman, TX | 3.0 | 2.0 | 1500 | $1,714 | $1.14 | 70d | 1 | 0.85mi |
| 1509 Fairway Dr Sherman, TX | 3.0 | 2.0 | 1510 | $1,664 | $1.10 | 70d | 1 | 0.86mi |
| 706 N Harrison Ave Ste 100 Sherman, TX | 3.0 | 2.5 | 1350 | $1,395 | $1.03 | 70d | 1 | 0.88mi |
| 514 E Brockett St Unit 514 Sherman, TX | 4.0 | 4.5 | 1800 | $1,800 | $1.00 | 93d | 1 | 0.92mi |
| 1402 S Montgomery St Sherman, TX | 3.0 | 2.0 | 1160 | $1,399 | $1.21 | 93d | 1 | 0.93mi |
| 609 E Carter St Sherman, TX | 3.0 | 2.0 | 1230 | $1,450 | $1.18 | 70d | 1 | 0.95mi |
| 515 N Colbert Ave Sherman, TX | 2.0 | 1.0 | 707 | $1,250 | $1.77 | 70d | 1 | 0.95mi |
| 607 E Carter St Unit 609 Sherman, TX | 3.0 | 2.0 | 1230 | $1,450 | $1.18 | 70d | 1 | 0.96mi |
| 120 S Crockett St Sherman, TX | 3.0 | 2.0 | 3000 | $2,000 | $0.67 | 93d | 1 | 0.96mi |
| 120 S Crockett St Unit 201 Sherman, TX | 3.0 | 1.5 | 3000 | $2,000 | $0.67 | 93d | 1 | 0.96mi |
| 422 N Elliott St Sherman, TX | 3.0 | 2.5 | 1500 | $1,650 | $1.10 | 70d | 1 | 0.96mi |
| 608 E College St Unit 608 Sherman, TX | 3.0 | 2.0 | 1230 | $1,325 | $1.08 | 70d | 1 | 0.98mi |
| 614 E College St Sherman, TX | 3.0 | 2.0 | 1238 | $1,400 | $1.13 | 70d | 1 | 1.00mi |
| 916 N Throckmorton St Sherman, TX | 3.0 | 2.0 | 1259 | $1,400 | $1.11 | 70d | 1 | 1.04mi |
| 301 E Brockett St Unit 100 Sherman, TX | 4.0 | 4.0 | 1169 | $1,400 | $1.20 | 93d | 1 | 1.05mi |
| 823 N Branch St Sherman, TX | 3.0 | 2.0 | 1357 | $1,650 | $1.22 | 70d | 1 | 1.07mi |
| 620 N Walnut St Sherman, TX | 2.0 | 1.0 | 1100 | $1,050 | $0.95 | 93d | 1 | 1.09mi |
| 913 N Brents Ave Sherman, TX | 3.0 | 2.5 | 1419 | $1,500 | $1.06 | 93d | 1 | 1.10mi |
Listing history 50 events
-
2026-08-08days on market $275,000 Active 316 DOM
-
2026-08-07days on market $275,000 Active 315 DOM
-
2026-08-06days on market $275,000 Active 314 DOM
-
2026-08-05days on market $275,000 Active 313 DOM
-
2026-08-04days on market $275,000 Active 312 DOM
-
2026-08-03days on market $275,000 Active 311 DOM
-
2026-07-31days on market $275,000 Active 308 DOM
-
2026-07-30days on market $275,000 Active 307 DOM
-
2026-07-29days on market $275,000 Active 306 DOM
-
2026-07-27days on market $275,000 Active 304 DOM
-
2026-07-25days on market $275,000 Active 302 DOM
-
2026-07-23days on market $275,000 Active 300 DOM
-
2026-07-22days on market $275,000 Active 299 DOM
-
2026-07-21days on market $275,000 Active 298 DOM
-
2026-07-18days on market $275,000 Active 295 DOM
-
2026-07-16days on market $275,000 Active 293 DOM
-
2026-07-16days on market $275,000 Active 292 DOM
-
2026-07-14days on market $275,000 Active 291 DOM
-
2026-07-13days on market $275,000 Active 290 DOM
-
2026-07-12days on market $275,000 Active 289 DOM
-
2026-07-11days on market $275,000 Active 288 DOM
-
2026-07-10days on market $275,000 Active 287 DOM
-
2026-07-09days on market $275,000 Active 286 DOM
-
2026-07-08days on market $275,000 Active 285 DOM
-
2026-07-07days on market $275,000 Active 284 DOM
-
2026-07-06days on market $275,000 Active 283 DOM
-
2026-07-05days on market $275,000 Active 282 DOM
-
2026-07-04days on market $275,000 Active 281 DOM
-
2026-07-03price $275,000 Active 280 DOM
-
2026-07-03days on market $280,000 Active 280 DOM
-
2026-07-02days on market $280,000 Active 279 DOM
-
2026-07-01days on market $280,000 Active 278 DOM
-
2026-06-30days on market $280,000 Active 277 DOM
-
2026-06-29days on market $280,000 Active 276 DOM
-
2026-06-28days on market $280,000 Active 275 DOM
-
2026-06-28days on market $280,000 Active 274 DOM
-
2026-06-27days on market $280,000 Active 273 DOM
-
2026-06-26days on market $280,000 Active 272 DOM
-
2026-06-23days on market $280,000 Active 269 DOM
-
2026-06-21days on market $280,000 Active 268 DOM
-
2026-06-19days on market $280,000 Active 266 DOM
-
2026-06-18days on market $280,000 Active 265 DOM
-
2026-06-17days on market $280,000 Active 264 DOM
-
2026-06-16days on market $280,000 Active 263 DOM
-
2026-06-15days on market $280,000 Active 262 DOM
-
2026-06-14days on market $280,000 Active 260 DOM
-
2026-06-13days on market $280,000 Active 259 DOM
-
2026-06-10days on market $280,000 Active 257 DOM
-
2026-06-09days on market $280,000 Active 256 DOM
-
2026-06-08days on market $280,000 Active 255 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
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 22% chance of damaging wind over 30 yrs
- Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $39,168
- − Mortgage interest
- −$15,404
- − Property taxes
- −$4,125
- − Insurance
- −$1,375
- − Repairs & maintenance
- −$3,133
- − Management
- −$3,133
- − Depreciation
- −$8,000
- Taxable income
- $3,997
- Est. tax owed @ 24.0%
- −$959
- After-tax cash flow
- $7,178/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
This 100% tenant-occupied duplex in Sherman, TX is in good condition with updated kitchens and bathrooms. It offers a good investment opportunity with potential for further value increases through landscaping and curb appeal improvements.
Value-add opportunities
- Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more tenants ↑
- Both Painting exterior and interior — Fresh paint can improve the home's appearance and value ↑
- Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more tenants ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
Zoned Schools
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
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Sherman, TX
- County
- Grayson County · 134,540 people
- City population
- 54,936
- Metro
- Sherman-Denison, TX
- Population (ZIP)
- 26,594
- Household income
- $55,543
- Rent vs Own
- Severe rent burden
- 13% of renters
Population outlook (Grayson County) Hauer SSP2
- Today (2025)
- 134,540 people
- By 2030
- 138,653 · +3.1%
- By 2040
- 145,958 · +8.5%
- By 2050
- 151,218 · +12.4%
- By 2075
- 161,802 · +20.3%
- By 2100
- 159,036 · +18.2%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Diverse neighborhood (Simpson 0.64)
- Race & ethnicity
- White 49% Hispanic / Latino 32% Two or more races 17% Black 11%
- Hispanic origin (detail)
- Mexican 26%
- Common ancestry
- Slovak 2% Romanian 2% Lithuanian 1%
- Foreign-born
- 15% · Canada
- Languages at home
- 73% English-only · Spanish 24% German/W. Germanic 1% Other Indo-European 1%
Political lean MEDSL · Grayson
- 2024 margin
- Solid R (+54.3) · D 22.5% · R 76.7%
- 2008→2024 swing
- -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
- All cycles
- 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -69.00%
- Current HPI
- 276.5739
- Rent YoY
- ▼ -2.70%
- Metro
- Sherman-Denison, TX
- State GDP YoY
- ▲ 3.95%
- F500 in state
- 110
Industry mix (Fortune 500 HQ in TX)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Energy | 16 | $1,198B |
|
||
| Technology | 5 | $198B |
|
||
| Engineering / Construction | 4 | $72B |
|
||
| Energy Services | 3 | $60B |
|
||
| Utilities | 3 | $41B |
|
||
| Healthcare | 2 | $330B |
|
||
Price history
+20250.9% since first listed29 events — show timeline
- 2026-03-18 Price Changed $290,000 NTREIS
- 2026-02-21 Price Changed $295,000 NTREIS
- 2025-12-24 Price Changed $300,000 NTREIS
- 2025-11-11 Price Changed $305,000 NTREIS
- 2025-10-31 Price Changed $315,000 NTREIS
- 2025-10-13 Price Changed $325,000 NTREIS
- 2025-09-26 Listed $340,000 NTREIS
- 2025-08-16 Listed for Rent $1,375 SHOWMOJO
- 2025-07-14 Rental Removed $1,099 SHOWMOJO
- 2025-05-28 Listed for Rent $1,099 SHOWMOJO
- 2024-11-18 Listing Removed — NTREIS
- 2024-09-18 Listed $318,000 NTREIS
- 2024-09-17 Listing Removed — NTREIS
- 2024-08-28 Rental Removed $1,325 BUILDIUM
- 2024-08-26 Price Changed $325,000 NTREIS
- 2024-08-20 Rental Removed $1,325 SHOWMOJO
- 2024-08-19 Price Changed $330,000 NTREIS
- 2024-08-10 Price Changed $1,325 BUILDIUM
- 2024-08-05 Price Changed $340,000 NTREIS
- 2024-07-31 Listed for Rent $1,495 BUILDIUM
- 2024-07-26 Listed for Rent $1,495 SHOWMOJO
- 2024-07-20 Rental Removed $1,350 BUILDIUM
- 2024-06-28 Price Changed $1,350 BUILDIUM
- 2024-06-27 Price Changed $350,000 NTREIS
- 2024-06-04 Price Changed $360,000 NTREIS
- 2024-05-03 Price Changed $1,375 BUILDIUM
- 2024-04-24 Listed $370,000 NTREIS
- 2024-04-23 Price Changed $1,399 BUILDIUM
- 2024-03-09 Listed for Rent $1,425 BUILDIUM
Cash-flow waterfall
monthlySold comps — $/sqft
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