902 N Ross Ave · Sherman, TX 75090

$149,000

3 bd · 1.0 ba · 728 sqft · SingleFamily public records · 121 Days on market

Built 1942 7,492 sqft lot $205/sqft · 11% above area Est $173k · 14% under ↓ 25% 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).

• ARV discount +13.7/15.0
• Cash flow +10.6/30.0
• 1% rule +4.0/10.0
• DSCR +3.1/10.0
• 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

tep into this completely renovated 3-bedroom, 1-bath home where 1940s character blends seamlessly with modern upgrades. Situated on a spacious 0.17-acre corner lot with mature trees, this 926 sq. ft. residence has been thoughtfully updated from top to bottom. The interior features brand-new laminate flooring, fresh sheetrock, and designer fixtures throughout. Peace of mind comes standard with major system updates including new plumbing, electric, HVAC, water heater, and insulation. The chef’s kitchen shines with exquisite granite countertops, stainless steel appliances, and new custom cabinetry. Natural light floods the home through energy-efficient vinyl double-pane windows, highlighting the open feel and sophisticated finishes. Outside, enjoy the large backyard and raised deck—perfect for relaxing or entertaining. With a seamless blend of contemporary elegance and traditional style, this move-in-ready gem is waiting for you.

Key facts

• New plumbing
• Completely renovated
• Designer fixtures

Tags

• COMPLETELY RENOVATED
• CORNER LOT
• MATURE TREES
• BRAND-NEW LAMINATE FLOORING
• DESIGNER FIXTURES
• NEW PLUMBING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-73 ($-877/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (10.4% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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-, schools D-.
• 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.
• Market conditions: Rents soft (-2.7%/yr); 473 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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

• It's been on market 121 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $131,120 (12.0% 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. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.90% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 9.3

CMA / ARV

• ARV (median comp): $172,918
• List price: $149,000
• Delta: -13.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 N Brents Ave	0.30mi	2/1.0 (-1)	750 (+3%)	8mo	$125,000	$167	69
1915 E Cole Ave	0.63mi	2/1.0 (-1)	704 (-3%)	5mo	$145,000	$206	55
1306 N Brents Ave	0.30mi	2/1.0 (-1)	820 (+13%)	17mo	$159,000	$194	46

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: -23.5%
• Equity multiple: 0.22×
• Total profit: $-32,632
• Equity at exit: $22,216

10-year hold

• IRR: -31.0%
• Equity multiple: -0.18×
• Total profit: $-49,208
• Equity at exit: $12,883

Cash invested: $41,720 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$285 /mo · $3,418/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-73

Break-even live

Break-even rent $1,428

Max offer price $136,091

Occupancy floor —

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 N Colbert Ave Sherman, TX	2.0	1.0	707	$1,250	$1.77	21d	1	0.41mi
704 Frisco Rd Sherman, TX	2.0	1.0	682	$795	$1.17	43d	1	0.84mi
1600 La Salle Dr Sherman, TX	2.0	1.0–2.0	687	$1,014	$1.47	21d	15	1.44mi
1006 S Throckmorton St Sherman, TX	2.0	1.0	705	$1,026	$1.46	43d	1	1.44mi

Listing history 26 events

1. 2026-06-17
   status $149,000 Pending 121 DOM
2. 2026-06-17
   days on market $149,000 Active Option Contract 121 DOM
3. 2026-06-16
   days on market $149,000 Active Option Contract 120 DOM
4. 2026-06-15
   days on market $149,000 Active Option Contract 119 DOM
5. 2026-06-14
   days on market $149,000 Active Option Contract 117 DOM
6. 2026-06-13
   days on market $149,000 Active Option Contract 116 DOM
7. 2026-06-10
   days on market $149,000 Active Option Contract 114 DOM
8. 2026-06-09
   days on market $149,000 Active Option Contract 113 DOM
9. 2026-06-08
   days on market $149,000 Active Option Contract 112 DOM
10. 2026-06-07
    days on market $149,000 Active Option Contract 111 DOM
11. 2026-06-03
    days on market $149,000 Active Option Contract 107 DOM
12. 2026-06-03
    status $149,000 Active Option Contract 106 DOM
13. 2026-06-02
    days on market $149,000 Active 106 DOM
14. 2026-06-01
    days on market $149,000 Active 105 DOM
15. 2026-05-31
    days on market $149,000 Active 104 DOM
16. 2026-05-30
    days on market $149,000 Active 103 DOM
17. 2026-04-20
    price $149,000 958-char remark

    Show marketing remark (958 chars)

    tep into this completely renovated 3-bedroom, 1-bath home where 1940s character blends seamlessly with modern upgrades. Situated on a spacious 0.17-acre corner lot with mature trees, this 926 sq. ft. residence has been thoughtfully updated from top to bottom. The interior features brand-new laminate flooring, fresh sheetrock, and designer fixtures throughout. Peace of mind comes standard with major system updates including new plumbing, electric, HVAC, water heater, and insulation. The chef’s kitchen shines with exquisite granite countertops, stainless steel appliances, and new custom cabinetry. Natural light floods the home through energy-efficient vinyl double-pane windows, highlighting the open feel and sophisticated finishes. Outside, enjoy the large backyard and raised deck—perfect for relaxing or entertaining. With a seamless blend of contemporary elegance and traditional style, this move-in-ready gem is waiting for you.

18. 2026-03-12
    price $154,000 958-char remark

    Show marketing remark (958 chars)

    tep into this completely renovated 3-bedroom, 1-bath home where 1940s character blends seamlessly with modern upgrades. Situated on a spacious 0.17-acre corner lot with mature trees, this 926 sq. ft. residence has been thoughtfully updated from top to bottom. The interior features brand-new laminate flooring, fresh sheetrock, and designer fixtures throughout. Peace of mind comes standard with major system updates including new plumbing, electric, HVAC, water heater, and insulation. The chef’s kitchen shines with exquisite granite countertops, stainless steel appliances, and new custom cabinetry. Natural light floods the home through energy-efficient vinyl double-pane windows, highlighting the open feel and sophisticated finishes. Outside, enjoy the large backyard and raised deck—perfect for relaxing or entertaining. With a seamless blend of contemporary elegance and traditional style, this move-in-ready gem is waiting for you.

19. 2026-02-10
    listed $159,000 Active 958-char remark

    Show marketing remark (958 chars)

    tep into this completely renovated 3-bedroom, 1-bath home where 1940s character blends seamlessly with modern upgrades. Situated on a spacious 0.17-acre corner lot with mature trees, this 926 sq. ft. residence has been thoughtfully updated from top to bottom. The interior features brand-new laminate flooring, fresh sheetrock, and designer fixtures throughout. Peace of mind comes standard with major system updates including new plumbing, electric, HVAC, water heater, and insulation. The chef’s kitchen shines with exquisite granite countertops, stainless steel appliances, and new custom cabinetry. Natural light floods the home through energy-efficient vinyl double-pane windows, highlighting the open feel and sophisticated finishes. Outside, enjoy the large backyard and raised deck—perfect for relaxing or entertaining. With a seamless blend of contemporary elegance and traditional style, this move-in-ready gem is waiting for you.

20. 2024-02-22
    soldstatus Closed 860-char remark

    Show marketing remark (860 chars)

    Step into modern luxury with this completely renovated 3-bed, 1-bath residence. Every inch of this home has been upgraded, featuring new laminate flooring, sheetrock, insulation, plumbing, electric, HVAC, and a water heater, designer colors, and fixtures and hardware. Revel in natural light streaming through vinyl double pane windows, highlighting the large backyard with mature trees and a raised deck, perfect for relaxation. The kitchen is a chef's dream, featuring exquisite granite countertops, stainless steel appliances, and new cabinets that combine functionality with style. The designer bathroom is adorned with new fixtures and hardware, showcasing sophistication and modernity. This property offers a seamless blend of contemporary elegance and timeless charm. Don't miss the chance to make this tranquil haven yours and schedule a showing today!

21. 2024-02-22
    soldstatus

    Show marketing remark (860 chars)

    Step into modern luxury with this completely renovated 3-bed, 1-bath residence. Every inch of this home has been upgraded, featuring new laminate flooring, sheetrock, insulation, plumbing, electric, HVAC, and a water heater, designer colors, and fixtures and hardware. Revel in natural light streaming through vinyl double pane windows, highlighting the large backyard with mature trees and a raised deck, perfect for relaxation. The kitchen is a chef's dream, featuring exquisite granite countertops, stainless steel appliances, and new cabinets that combine functionality with style. The designer bathroom is adorned with new fixtures and hardware, showcasing sophistication and modernity. This property offers a seamless blend of contemporary elegance and timeless charm. Don't miss the chance to make this tranquil haven yours and schedule a showing today!

22. 2024-01-24
    historical Active Option Contract 860-char remark

    Show marketing remark (860 chars)

    Step into modern luxury with this completely renovated 3-bed, 1-bath residence. Every inch of this home has been upgraded, featuring new laminate flooring, sheetrock, insulation, plumbing, electric, HVAC, and a water heater, designer colors, and fixtures and hardware. Revel in natural light streaming through vinyl double pane windows, highlighting the large backyard with mature trees and a raised deck, perfect for relaxation. The kitchen is a chef's dream, featuring exquisite granite countertops, stainless steel appliances, and new cabinets that combine functionality with style. The designer bathroom is adorned with new fixtures and hardware, showcasing sophistication and modernity. This property offers a seamless blend of contemporary elegance and timeless charm. Don't miss the chance to make this tranquil haven yours and schedule a showing today!

23. 2024-01-03
    listed $199,000 Active 860-char remark

    Show marketing remark (860 chars)

    Step into modern luxury with this completely renovated 3-bed, 1-bath residence. Every inch of this home has been upgraded, featuring new laminate flooring, sheetrock, insulation, plumbing, electric, HVAC, and a water heater, designer colors, and fixtures and hardware. Revel in natural light streaming through vinyl double pane windows, highlighting the large backyard with mature trees and a raised deck, perfect for relaxation. The kitchen is a chef's dream, featuring exquisite granite countertops, stainless steel appliances, and new cabinets that combine functionality with style. The designer bathroom is adorned with new fixtures and hardware, showcasing sophistication and modernity. This property offers a seamless blend of contemporary elegance and timeless charm. Don't miss the chance to make this tranquil haven yours and schedule a showing today!

24. 2023-01-23
    soldstatus
25. 2022-12-21
    soldstatus
26. 1999-03-04
    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: $3,418 · $285/mo
• Projected year-2 tax: $3,418 · $285/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 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: $16,028
• − Mortgage interest: −$8,346
• − Property taxes: −$3,418
• − Insurance: −$745
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$4,335
• Taxable loss: −$3,380
• Est. tax savings @ 24.0%: +$811
• After-tax cash flow: $-66/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

-25.1% since first listed

10 events — show timeline

• 2026-04-20 Price Changed $149,000 NTREIS
• 2026-03-12 Price Changed $154,000 NTREIS
• 2026-02-10 Listed $159,000 NTREIS
• 2024-02-22 Sold (Public Records) — Public Records
• 2024-02-22 Sold (MLS) — NTREIS
• 2024-01-24 Contingent — NTREIS
• 2024-01-03 Listed $199,000 NTREIS
• 2023-01-23 Sold (Public Records) — Public Records
• 2022-12-21 Sold (Public Records) — Public Records
• 1999-03-04 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $3,418 · -3.4% YoY. Source: county tax records.