1211 N Harrison Ave · Sherman, TX 75090

$140,000

3 bd · 1.0 ba · 1,399 sqft · SingleFamily public records · 7 Days on market

Built 1930 7,492 sqft lot Est $220k · 36% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.5/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNIQUE Rock style home. Complete with unique options. IE Large open living and dining area. Beautiful Hard wood floors, ceiling fans throughout and abundant storage. Kitchen is large and has walls of cabinets, pull out drawers to spoil you, hidden wall can pantry. Unique home! AC needs are met, energy efficient Zero ozone depletion units, 3 units total. Home features alley access, detached 2 car garage, or storage building. Use depends on your needs. Covered porches to welcome you home and delight family with out side entertaining area's. Wide front pull in drive way, easily 2 cars make this there new home with extra covered parking in back. This home is an affordable unusual delightful home!

Key facts

• Plenty of parking
• Large back yard
• 7,492 sq ft lot

Tags

• OPEN LIVING DINING CONCEPT
• LARGE BACK YARD
• PLENTY OF PARKING
• ROOF REPLACED RECENTLY

Property features AI

Finance

• Other: Property is in College Park 2nd Add subdivision; Lot less than 0.5 acre (approximately 0.172 acre)
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (no garage or carport)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Attached property; One story
• Construction: Built in 1930; Composition roof; Pillar/post/pier foundation
• Exterior features: Back yard fencing

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Two total rooms (living and dining areas); Other interior features
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.3% vs local median 3.7% in Sherman — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#1,027 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, 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) — zoned schools average 91% FRL vs 60% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.7%/yr); 473 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 35% 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $219,643
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 N Brents Ave	0.28mi	3/1.5	1,325 (-5%)	0mo	$225,000	$170	76
2239 E Tuck St	0.48mi	3/2.0	1,358 (-3%)	4mo	$279,000	$205	66
508 N Elliott St	0.58mi	3/2.0	1,372 (-2%)	5mo	$259,999	$190	62
1215 N Grand Ave	0.16mi	2/1.0 (-1)	1,208 (-14%)	6mo	$169,500	$140	60
315 N Carr Ave	0.62mi	3/2.0	1,377 (-2%)	6mo	$175,000	$127	60
514 N Lee Ave	0.54mi	3/1.0	1,532 (+10%)	1mo	$67,500	$44	58
1705 E Hilton St	0.53mi	3/1.5	1,248 (-11%)	4mo	$198,000	$159	52
1821 E Pecan St	0.65mi	2/1.5 (-1)	1,350 (-4%)	6mo	$160,000	$119	52
703 N Cleveland Ave	0.37mi	3/3.0	1,566 (+12%)	5mo	$180,000	$115	51
2001 Alma	0.52mi	3/2.0	1,575 (+13%)	10mo	$225,000	$143	43
1909 E Alma Ave	0.50mi	3/2.0	1,221 (-13%)	12mo	$195,000	$160	41
1609 E Ann Ave	0.71mi	3/2.0	1,250 (-11%)	11mo	$196,000	$157	36

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: -9.1%
• Equity multiple: 0.68×
• Total profit: $-12,611
• Equity at exit: $20,874

10-year hold

• IRR: -4.5%
• Equity multiple: 0.74×
• Total profit: $-10,011
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$734
• Tax from tax record: −$253 /mo · $3,032/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $231

Break-even live

Break-even rent $1,323

Max offer price $140,000

Occupancy floor 81%

Sensitivity live

Price	-10% $311	-5% $271	+0% $231	+5% $192	+10% $152
Rent	-10% $104	-5% $168	+0% $231	+5% $295	+10% $359
Rate	-1.0pp $302	-0.5pp $267	base $231	+0.5pp $195	+1.0pp $158

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 N Ross Ave Sherman, TX	3.0	2.0	1377	$1,750	$1.27	21d	1	0.10mi
1014 N Brents Ave #1012 Sherman, TX	3.0	2.0	1208	$1,350	$1.12	44d	1	0.19mi
913 N Brents Ave Sherman, TX	3.0	2.5	1419	$1,500	$1.06	44d	1	0.26mi
706 N Harrison Ave Ste 100 Sherman, TX	3.0	2.5	1350	$1,395	$1.03	21d	1	0.37mi
615 N Cleveland Ave #617 Sherman, TX	3.0	2.0	1316	$1,600	$1.22	44d	1	0.43mi
2001 E Alma Ave Sherman, TX	3.0	2.0	1575	$1,800	$1.14	44d	1	0.50mi
408 N Cleveland Ave Sherman, TX	2.0	2.5	1132	$1,300	$1.15	44d	1	0.59mi
422 N Elliott St Sherman, TX	3.0	2.5	1500	$1,650	$1.10	21d	1	0.61mi
217 N Burdette Ave Sherman, TX	3.0	1.0	1288	$1,400	$1.09	44d	1	0.71mi
916 N Throckmorton St Sherman, TX	3.0	2.0	1259	$1,400	$1.11	21d	1	0.74mi
609 E McGee St Unit 609 Sherman, TX	4.0	2.5	1600	$1,800	$1.12	44d	1	0.78mi
108 N Cleveland Ave Sherman, TX	3.0	1.5	1060	$1,200	$1.13	44d	1	0.80mi
614 E College St Sherman, TX	3.0	2.0	1238	$1,400	$1.13	21d	1	0.80mi
608 E College St Unit 608 Sherman, TX	3.0	2.0	1230	$1,325	$1.08	21d	1	0.81mi
609 E Carter St Sherman, TX	3.0	2.0	1230	$1,450	$1.18	21d	1	0.83mi
607 E Carter St Unit 609 Sherman, TX	3.0	2.0	1230	$1,450	$1.18	21d	1	0.83mi
1014 E Pecan St Sherman, TX	3.0	2.0	1340	$1,900	$1.42	44d	1	0.83mi
1313 E Lamar St Sherman, TX	2.0	1.0	1308	$1,425	$1.09	21d	1	0.89mi
1201 E Lamar St Sherman, TX	3.0	2.0	1726	$1,995	$1.16	44d	1	0.93mi
514 E Brockett St Unit 514 Sherman, TX	4.0	4.5	1800	$1,800	$1.00	44d	1	0.95mi
823 N Branch St Sherman, TX	3.0	2.0	1357	$1,650	$1.22	21d	1	1.00mi
925 Boone Dr Sherman, TX	3.0	3.0	1702	$1,800	$1.06	44d	1	1.07mi
301 E Brockett St Unit 100 Sherman, TX	4.0	4.0	1169	$1,400	$1.20	44d	1	1.09mi
717 E Lamberth Rd Sherman, TX	3.0	2.0	1216	$1,500	$1.23	44d	1	1.13mi
902 E Cherry St Sherman, TX	3.0	1.0	1530	$1,400	$0.92	44d	1	1.16mi
620 N Walnut St Sherman, TX	2.0	1.0	1100	$1,050	$0.95	44d	1	1.19mi
815 N Travis St Sherman, TX	3.0	2.0	1536	$1,550	$1.01	21d	1	1.19mi
1312 N Travis St Sherman, TX	3.0	1.5	1086	$1,325	$1.22	44d	1	1.22mi
1600 La Salle Dr Sherman, TX	2.0	1.0–2.0	687	$1,014	$1.47	21d	15	1.22mi
1429 E Odneal St Sherman, TX	3.0	2.0	1218	$1,700	$1.40	44d	1	1.28mi
110-112 W Fairview St Sherman, TX	2.0	1.5	1200	$1,200	$1.00	44d	1	1.28mi
221 W Taylor St Sherman, TX	3.0	2.0	917	$1,425	$1.55	21d	1	1.41mi
924 S Lee Ave Sherman, TX	2.0	1.0	1525	$1,250	$0.82	44d	1	1.44mi
815 S Willow St Sherman, TX	4.0	2.0	1670	$1,495	$0.90	44d	1	1.44mi
221 W Burton St Sherman, TX	3.0	1.0	1440	$1,250	$0.87	44d	1	1.45mi

Listing history 7 events

1. 2026-06-19
   days on market $140,000 Active 7 DOM
2. 2026-06-18
   days on market $140,000 Active 6 DOM
3. 2026-06-17
   days on market $140,000 Active 5 DOM
4. 2026-06-16
   days on market $140,000 Active 4 DOM
5. 2026-06-15
   days on market $140,000 Active 3 DOM
6. 2026-06-13
   remarks 500-char remark
7. 2026-06-13
   listed $140,000 Active 1 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: $3,032 · $253/mo
• Projected year-2 tax: $3,032 · $253/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 · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,392
• − Mortgage interest: −$7,842
• − Property taxes: −$3,032
• − Insurance: −$700
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$4,073
• Taxable income: $642
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $2,623/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

+100.3% since first listed

13 events — show timeline

• 2026-06-12 Listed $140,000 NTREIS
• 2018-08-27 Sold (MLS) — NTREIS
• 2018-08-23 Contingent — NTREIS
• 2018-07-03 Price Changed $115,000 NTREIS
• 2018-06-19 Price Changed $122,500 NTREIS
• 2018-05-10 Listed $129,000 NTREIS
• 2018-02-09 Sold (Public Records) — Public Records
• 2017-12-04 Sold (Public Records) — Public Records
• 2006-06-07 Sold (Public Records) — Public Records
• 2006-06-07 Sold (MLS) — NTREIS
• 2006-05-16 Listing Removed — NTREIS
• 2006-04-08 Listed $69,900 NTREIS
• 1995-08-03 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,032 · -5.6% YoY. Source: county tax records.