710 E Lamar St · Sherman, TX 75090

$164,900

3 bd · 2.0 ba · 1,374 sqft · SingleFamily public records · 1 Days on market

Built 1935 8,581 sqft lot $120/sqft · 10% below area Est $183k · 10% under ↓ 12% 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 +12.2/30.0
• ARV discount +11.9/15.0
• 1% rule +4.4/10.0
• DSCR +3.6/10.0
• 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

Welcome to 710 E Lamar St — a beautifully updated single-story home offering modern finishes while preserving classic charm. This move-in-ready property features fresh interior and exterior updates, stylish vinyl plank flooring throughout, and abundant natural light. The open-concept living and dining areas create an inviting space ideal for everyday living and entertaining. The updated kitchen boasts crisp white cabinetry, subway tile backsplash, modern countertops, and ample workspace. The renovated bathroom showcases contemporary tilework and updated fixtures for a clean, polished look. Spacious bedrooms provide comfort and flexibility, while large windows throughout enhance the ho

Key facts

• Renovated bathroom
• Generous yard
• Updated kitchen

Tags

• UPDATED KITCHEN
• RENOVATED BATHROOM
• GENEROUS YARD
• MATURE TREES
• OPEN-CONCEPT LIVING
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage; Listing is real estate owned (REO)
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; Electricity connected; No municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1935
• Exterior features: Lot is under 0.5 acre (approx. 0.197 acres); Property is subdivided

Interior

• Kitchen: Disposal
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom approx. 15 x 10; Two additional bedrooms approx. 10 x 12 each
• Bathrooms: 2 full bathrooms
• Interior features: Walk-in closet(s); Disposal; One living area; One dining area; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-34 ($-412/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (5.9% below list).
• Recommended offer: $155k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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-, 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) — zoned schools average 89% FRL vs 60% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.7%/yr); 473 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 34% 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 $1k of loan paydown is wiped out by about $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts; this cycle's ask is 10206% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,248 (5.9% 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. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 8.9

CMA / ARV

• ARV (median comp): $182,730
• List price: $164,900
• Delta: -9.70%
• 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
1108 E Jones St	0.26mi	3/2.0	1,336 (-3%)	9mo	$199,900	$150	76
415 S Charles St	0.35mi	3/2.0	1,351 (-2%)	9mo	$180,000	$133	73
424 S Maxey St	0.17mi	3/2.0	1,247 (-9%)	10mo	$160,000	$128	68
906 S Willow St	0.50mi	3/2.0	1,433 (+4%)	8mo	$197,900	$138	63
929 S Montgomery St	0.65mi	3/2.0	1,330 (-3%)	3mo	$235,000	$177	62
527 S Gribble St	0.46mi	3/2.0	1,240 (-10%)	7mo	$180,000	$145	56
1005 S Walnut St	0.72mi	3/2.0	1,400 (+2%)	12mo	$209,500	$150	53
1000 E Epstein St	0.57mi	3/2.0	1,265 (-8%)	11mo	$235,000	$186	51
1524 E Magnolia St	0.64mi	2/1.5 (-1)	1,330 (-3%)	9mo	$149,000	$112	50
514 N Lee Ave	0.56mi	3/1.0	1,532 (+12%)	1mo	$67,500	$44	50
310 E Brockett St	0.57mi	3/2.5	1,493 (+9%)	12mo	$249,000	$167	47
625 S Montgomery St	0.47mi	2/1.0 (-1)	1,234 (-10%)	11mo	$160,000	$130	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: -21.5%
• Equity multiple: 0.28×
• Total profit: $-33,358
• Equity at exit: $24,587

10-year hold

• IRR: -25.9%
• Equity multiple: -0.06×
• Total profit: $-49,047
• Equity at exit: $14,258

Cash invested: $46,172 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$865
• Tax from tax record: −$327 /mo · $3,928/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-34

Break-even live

Break-even rent $1,596

Max offer price $158,839

Occupancy floor 97%

Sensitivity live

Price	-10% $59	-5% $12	+0% $-34	+5% $-81	+10% $-128
Rent	-10% $-157	-5% $-96	+0% $-34	+5% $27	+10% $88
Rate	-1.0pp $49	-0.5pp $8	base $-34	+0.5pp $-77	+1.0pp $-121

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 E Cherry St Sherman, TX	3.0	1.0	1530	$1,400	$0.92	44d	1	0.18mi
1014 E Pecan St Sherman, TX	3.0	2.0	1340	$1,900	$1.42	44d	1	0.31mi
1201 E Lamar St Sherman, TX	3.0	2.0	1726	$1,995	$1.16	44d	1	0.33mi
304 E King St Sherman, TX	2.0	1.0	876	$1,250	$1.43	44d	1	0.40mi
1313 E Lamar St Sherman, TX	2.0	1.0	1308	$1,425	$1.09	22d	1	0.42mi
822 S Throckmorton St Sherman, TX	3.0	2.0	1288	$1,350	$1.05	44d	1	0.45mi
815 S Willow St Sherman, TX	4.0	2.0	1670	$1,495	$0.90	44d	1	0.47mi
514 E Brockett St Unit 514 Sherman, TX	4.0	4.5	1800	$1,800	$1.00	44d	1	0.50mi
620 S Walnut St Unit 622 Sherman, TX	2.0	1.0	1783	$1,025	$0.57	44d	1	0.52mi
923 S First St Sherman, TX	2.0	1.0	891	$1,125	$1.26	22d	1	0.52mi
609 E Carter St Sherman, TX	3.0	2.0	1230	$1,450	$1.18	22d	1	0.56mi
607 E Carter St Unit 609 Sherman, TX	3.0	2.0	1230	$1,450	$1.18	22d	1	0.57mi
108 N Cleveland Ave Sherman, TX	3.0	1.5	1060	$1,200	$1.13	44d	1	0.59mi
608 E College St Unit 608 Sherman, TX	3.0	2.0	1230	$1,325	$1.08	22d	1	0.60mi
301 E Brockett St Unit 100 Sherman, TX	4.0	4.0	1169	$1,400	$1.20	44d	1	0.61mi
614 E College St Sherman, TX	3.0	2.0	1238	$1,400	$1.13	22d	1	0.62mi
620 N Walnut St Sherman, TX	2.0	1.0	1100	$1,050	$0.95	44d	1	0.64mi
823 N Branch St Sherman, TX	3.0	2.0	1357	$1,650	$1.22	22d	1	0.65mi
1429 E Odneal St Sherman, TX	3.0	2.0	1218	$1,700	$1.40	44d	1	0.66mi
408 N Cleveland Ave Sherman, TX	2.0	2.5	1132	$1,300	$1.15	44d	1	0.66mi
916 N Throckmorton St Sherman, TX	3.0	2.0	1259	$1,400	$1.11	22d	1	0.68mi
924 S Lee Ave Sherman, TX	2.0	1.0	1525	$1,250	$0.82	44d	1	0.69mi
1124 S Hazelwood St Sherman, TX	3.0	2.0	1347	$1,650	$1.22	44d	1	0.70mi
815 N Travis St Sherman, TX	3.0	2.0	1536	$1,550	$1.01	22d	1	0.74mi
600 E Rosedale St Sherman, TX	2.0	1.0	925	$995	$1.08	44d	1	0.76mi
615 N Cleveland Ave #617 Sherman, TX	3.0	2.0	1316	$1,600	$1.22	44d	1	0.77mi
706 N Harrison Ave Ste 100 Sherman, TX	3.0	2.5	1350	$1,395	$1.03	22d	1	0.84mi
1338 McCall St Sherman, TX	3.0	2.0	1248	$1,525	$1.22	44d	1	0.85mi
217 N Burdette Ave Sherman, TX	3.0	1.0	1288	$1,400	$1.09	44d	1	0.87mi
1402 S Montgomery St Sherman, TX	3.0	2.0	1160	$1,399	$1.21	44d	1	0.98mi
820 N Sam Rayburn Fwy Unit 204 Sherman, TX	2.0	1.5	1027	$1,350	$1.31	44d	1	1.01mi
817 W Lamar St Sherman, TX	3.0	2.0	1074	$1,495	$1.39	44d	1	1.03mi
524-526 N Woods St Sherman, TX	3.0	2.0	1454	$1,445	$0.99	44d	1	1.03mi
1312 N Travis St Sherman, TX	3.0	1.5	1086	$1,325	$1.22	44d	1	1.06mi
913 N Brents Ave Sherman, TX	3.0	2.5	1419	$1,500	$1.06	44d	1	1.08mi
1110 N Ross Ave Sherman, TX	3.0	2.0	1377	$1,750	$1.27	22d	1	1.09mi
422 N Elliott St Sherman, TX	3.0	2.5	1500	$1,650	$1.10	22d	1	1.10mi
906 W Houston St Sherman, TX	2.0	1.0	989	$1,175	$1.19	44d	1	1.10mi
814 W College St Sherman, TX	2.0	2.0	1100	$1,150	$1.05	44d	1	1.10mi
1014 N Brents Ave #1012 Sherman, TX	3.0	2.0	1208	$1,350	$1.12	44d	1	1.10mi

Listing history 29 events

1. 2026-06-19
   pricedays on marketlisting id $164,900 Active 1 DOM
2. 2026-06-03
   days on market $165,000 Active 92 DOM
3. 2026-06-02
   days on market $165,000 Active 91 DOM
4. 2026-06-01
   days on market $165,000 Active 90 DOM
5. 2026-05-31
   days on market $165,000 Active 89 DOM
6. 2026-05-30
   days on market $165,000 Active 88 DOM
7. 2026-05-14
   price $1,400
8. 2026-05-13
   price $165,000 1232-char remark
9. 2026-04-29
   price $170,000 1232-char remark
10. 2026-04-01
    price $174,900 1232-char remark
11. 2026-03-26
    listed $1,450
12. 2026-03-03
    historical $1,450
13. 2026-03-03
    listed $179,900 Active 1232-char remark
14. 2026-03-02
    historical
15. 2026-02-26
    price $1,450
16. 2026-02-25
    price $179,999
17. 2026-02-17
    price $185,000
18. 2026-01-03
    listed $1,500
19. 2026-01-02
    listed $190,000 Active
20. 2025-05-22
    historical
21. 2025-04-12
    price $149,900
22. 2025-04-03
    listed $199,900 Active
23. 2025-03-14
    historical $1,725
24. 2025-02-18
    price $1,725
25. 2025-02-11
    listed $1,825
26. 2024-07-15
    soldstatus
27. 2024-07-15
    soldstatus
28. 2024-03-08
    soldstatus
29. 2000-08-10
    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: $3,928 · $327/mo
• Projected year-2 tax: $3,928 · $327/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $18,630
• − Mortgage interest: −$9,237
• − Property taxes: −$3,928
• − Insurance: −$824
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$4,797
• Taxable loss: −$3,137
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $341/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

-12.3% since first listed

27 events — show timeline

• 2026-06-19 Listed for Rent $1,600 NTREIS
• 2026-06-18 Listed $164,900 NTREIS
• 2026-06-04 Rental Removed $1,400 NTREIS
• 2026-06-03 Listing Removed — NTREIS
• 2026-05-14 Price Changed $1,400 NTREIS
• 2026-05-13 Price Changed $165,000 NTREIS
• 2026-04-29 Price Changed $170,000 NTREIS
• 2026-04-01 Price Changed $174,900 NTREIS
• 2026-03-26 Listed for Rent $1,450 NTREIS
• 2026-03-03 Rental Removed $1,450 NTREIS
• 2026-03-03 Listed $179,900 NTREIS
• 2026-03-02 Listing Removed — NTREIS
• 2026-02-26 Price Changed $1,450 NTREIS
• 2026-02-25 Price Changed $179,999 NTREIS
• 2026-02-17 Price Changed $185,000 NTREIS
• 2026-01-03 Listed for Rent $1,500 NTREIS
• 2026-01-02 Listed $190,000 NTREIS
• 2025-05-22 Listing Removed — NTREIS
• 2025-04-12 Price Changed $149,900 NTREIS
• 2025-04-03 Listed $199,900 NTREIS
• 2025-03-14 Rental Removed $1,725 Avail
• 2025-02-18 Price Changed $1,725 Avail
• 2025-02-11 Listed for Rent $1,825 Avail
• 2024-07-15 Sold (Public Records) — Public Records
• 2024-07-15 Sold (Public Records) — Public Records
• 2024-03-08 Sold (Public Records) — Public Records
• 2000-08-10 Sold (Public Records) — Public Records

Property tax history

+11.3%/yr

Latest (2025): $3,928 · +100.4% YoY. Source: county tax records.