817 E Scott St · Sherman, TX 75090

$74,900

2 bd · 1.0 ba · 778 sqft · SingleFamily public records · 30 Days on market

Built 1930

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

* * * * * Huge Investment Opportunity * * * * This beautiful property consists of 2 lots totaling 12,630 SQFT that sits on a Cul-de-Sac . The house is 778 SQFT & workshop is about 550 SQFT and both needs renovations . The house has 2 bedroom & 1 full bath . Has a storage shed . There are many trees that makes the views amazing . Great location in Sherman with wonderful school districts . This property is sold - AS IS . No survey available . No sellers disclosure . Seller will not pay for closing costs , buyer to pay . Not on flood zone . Lots dimension : 87 Ft x 144 Ft. All offers must have proof of funds to be submitted . * * * * * DO NOT MISS OUT * * *

Key facts

• Storage shed
• Not on flood zone
• Cul-de-sac

Tags

• CUL-DE-SAC
• STORAGE SHED
• MANY TREES
• NOT ON FLOOD ZONE

Property features AI

Finance

• Other: Multi-parcel property; Subdivision: Jones & Summitt Add
• HOA & community: No association

Exterior

• Parking: Carport (2 carport spaces)
• Utilities: Electricity connected; City water; City sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1930
• Exterior features: All-weather road access; City water and city sewer

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; One living area; Two total rooms listed; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% 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); 479 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; 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 $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.68%
• DSCR: 1.83
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $150,932
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 N Brents Ave	0.74mi	2/1.0	750 (-4%)	8mo	$125,000	$167	53
1306 N Brents Ave	0.74mi	2/1.0	820 (+5%)	17mo	$159,000	$194	42

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: 6.7%
• Equity multiple: 1.25×
• Total profit: $5,253
• Equity at exit: $11,168

10-year hold

• IRR: 12.9%
• Equity multiple: 1.87×
• Total profit: $18,220
• Equity at exit: $6,476

Cash invested: $20,972 (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 →

ZIP-level market 75090

• Home prices YoY: -20.0%
• Rents YoY: -2.7%
• Active inventory: 479
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$393
• Tax from tax record: −$186 /mo · $2,236/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $326

Break-even live

Break-even rent $773

Max offer price $74,900

Occupancy floor 67%

Sensitivity live

Price	-10% $369	-5% $348	+0% $326	+5% $305	+10% $284
Rent	-10% $233	-5% $280	+0% $326	+5% $373	+10% $420
Rate	-1.0pp $364	-0.5pp $345	base $326	+0.5pp $307	+1.0pp $287

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Frisco Rd Sherman, TX	2.0	1.0	682	$795	$1.17	45d	1	0.12mi
1312 N Travis St Sherman, TX	3.0	1.5	1086	$1,325	$1.22	45d	1	0.62mi
620 N Walnut St Sherman, TX	2.0	1.0	1100	$1,050	$0.95	45d	1	0.75mi
221 W Taylor St Sherman, TX	3.0	2.0	917	$1,425	$1.55	22d	1	0.78mi
1615 N Alexander St Sherman, TX	2.0	1.0	826	$950	$1.15	22d	1	0.82mi
2222 N Hickory St Sherman, TX	2.0	1.0	968	$1,350	$1.39	45d	1	0.93mi
2309 N Hickory St Sherman, TX	2.0	2.0	951	$1,250	$1.31	45d	1	0.95mi
820 N Sam Rayburn Fwy Unit 204 Sherman, TX	2.0	1.5	1027	$1,350	$1.31	45d	1	0.96mi
2409 Hickory St Sherman, TX	3.0	2.0	1095	$1,500	$1.37	45d	1	1.00mi
2407 N Shannon St Sherman, TX	3.0	2.0	1027	$1,495	$1.46	22d	1	1.01mi
907 W Birge St Sherman, TX	2.0	2.0	952	$1,100	$1.16	45d	1	1.02mi
411 W Pelton St Unit B Sherman, TX	2.0	1.0	1014	$1,025	$1.01	22d	1	1.02mi
814 W College St Sherman, TX	2.0	2.0	1100	$1,150	$1.05	45d	1	1.06mi
1706 N Ricketts St Sherman, TX	3.0	2.0	1106	$1,600	$1.45	22d	1	1.06mi
108 N Cleveland Ave Sherman, TX	3.0	1.5	1060	$1,200	$1.13	45d	1	1.07mi
302 W Pelton St Sherman, TX	2.0	2.0	958	$1,450	$1.51	45d	1	1.10mi
515 N Colbert Ave Sherman, TX	2.0	1.0	707	$1,250	$1.77	22d	1	1.13mi
410 S Vaden St Unit A Sherman, TX	1.0	1.0	700	$850	$1.21	45d	1	1.18mi
1600 La Salle Dr Sherman, TX	2.0	1.0–2.0	687	$1,014	$1.47	22d	15	1.23mi
1420 Park Pl Sherman, TX	2.0	1.0	800	$1,000	$1.25	45d	1	1.31mi
1420 Park Pl Unit 001 Sherman, TX	2.0	1.0	800	$1,050	$1.31	22d	1	1.31mi
304 E King St Sherman, TX	2.0	1.0	876	$1,250	$1.43	45d	1	1.37mi
1200 W Taylor St Sherman, TX	1.0–2.0	1.0–2.0	814	$849	$1.04	22d	42	1.38mi
1350 W Taylor St Sherman, TX	1.0–3.0	1.0–2.0	1153	$1,700	$1.47	22d	129	1.47mi
817 W Lamar St Sherman, TX	3.0	2.0	1074	$1,495	$1.39	45d	1	1.50mi

Listing history 19 events

1. 2026-06-21
   days on market $74,900 Active 30 DOM
2. 2026-06-19
   days on market $74,900 Active 28 DOM
3. 2026-06-18
   days on market $74,900 Active 27 DOM
4. 2026-06-17
   days on market $74,900 Active 26 DOM
5. 2026-06-16
   days on market $74,900 Active 25 DOM
6. 2026-06-15
   days on market $74,900 Active 24 DOM
7. 2026-06-14
   days on market $74,900 Active 22 DOM
8. 2026-06-13
   days on market $74,900 Active 21 DOM
9. 2026-06-10
   days on market $74,900 Active 19 DOM
10. 2026-06-09
    days on market $74,900 Active 18 DOM
11. 2026-06-08
    days on market $74,900 Active 17 DOM
12. 2026-06-07
    days on market $74,900 Active 16 DOM
13. 2026-06-03
    days on market $74,900 Active 12 DOM
14. 2026-06-02
    days on market $74,900 Active 11 DOM
15. 2026-06-01
    days on market $74,900 Active 10 DOM
16. 2026-05-31
    days on market $74,900 Active 9 DOM
17. 2026-05-30
    days on market $74,900 Active 8 DOM
18. 2026-05-21
    listed $74,900 Active
19. 1983-04-07
    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: $2,236 · $186/mo
• Projected year-2 tax: $2,236 · $186/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 20% 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: $14,229
• − Mortgage interest: −$4,196
• − Property taxes: −$2,236
• − Insurance: −$374
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$2,179
• Taxable income: $2,968
• Est. tax owed @ 24.0%: −$712
• After-tax cash flow: $3,205/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

2 events — show timeline

• 2026-05-21 Listed $74,900 NTREIS
• 1983-04-07 Sold (Public Records) — Public Records

Property tax history

+11.5%/yr

Latest (2025): $2,236 · +379.2% YoY. Source: county tax records.