3235 Catamount Dr · Sherman, TX 75090

$251,490

4 bd · 2.5 ba · 1,876 sqft · SingleFamily · 86 Days on market

Built 2026 Excellent condition 4,704 sqft lot $134/sqft · 11% below area Est $283k · 11% under $35/mo HOA · 2% of rent ↓ 11% 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 +12.5/15.0
• Cash flow +10.1/30.0
• Condition / age +5.0/5.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• Schools +2.9/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction by DR Horton. This beautiful 1 story home offers 4 Bedrooms, 2.5 Bathrooms, 2 Car Garage, and Covered Patio. Energy efficient and smart home features included.

Key facts

• New construction
• Covered patio
• Energy efficient

Tags

• NEW CONSTRUCTION
• COVERED PATIO
• ENERGY EFFICIENT
• SMART HOME FEATURES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $251k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (18.1% below list).
• Recommended offer: $206k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).
• This rent runs 44% 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 $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 86 days — a 6% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $205,971 (18.1% 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 86 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.82% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (median comp): $282,740
• List price: $251,490
• Delta: -11.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4600 Carnation Dr	0.00mi	4/2.5	1,875 (-0%)	3mo	$287,990	$154	97
4400 Carnation Dr	0.00mi	4/2.5	1,876 (0%)	4mo	$281,990	$150	97
1124 El Sol Blvd	0.05mi	4/2.0	1,955 (+4%)	3mo	$259,900	$133	86
4412 Carnation Dr	0.00mi	4/2.0	1,727 (-8%)	3mo	$279,990	$162	82
3423 Spur Run	0.00mi	4/2.0	1,727 (-8%)	3mo	$276,490	$160	82
4255 Zayan Dr	0.35mi	3/2.5 (-1)	1,841 (-2%)	3mo	$273,990	$149	73
3409 Tomahawk Dr	0.00mi	3/2.0 (-1)	1,641 (-12%)	1mo	$265,490	$162	71
3906 Coco Ln	0.11mi	4/2.5	2,139 (+14%)	2mo	$309,990	$145	70
1241 Newport St	0.27mi	3/3.0 (-1)	2,001 (+7%)	1mo	$324,995	$162	69
3933 Pontchartrain Pkwy	0.34mi	4/2.0	1,600 (-15%)	2mo	$228,149	$143	56
3812 Ontario Way	0.38mi	4/2.0	1,600 (-15%)	1mo	$226,999	$142	55
3905 Pontchartrain Pkwy	0.35mi	4/2.0	1,600 (-15%)	3mo	$228,199	$143	55

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: -23.9%
• Equity multiple: 0.20×
• Total profit: $-56,023
• Equity at exit: $37,498

10-year hold

• IRR: -30.8%
• Equity multiple: -0.19×
• Total profit: $-83,857
• Equity at exit: $21,744

Cash invested: $70,417 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$1,319
• Tax est. 1.5%: −$314 /mo · $3,772/yr
• Insurance: −$105
• HOA: −$35
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-146

Break-even live

Break-even rent $2,244

Max offer price $230,390

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: $62,872
• Closing costs: $7,545
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3825 Cherry Hills Dr Sherman, TX	3.0	2.0	1585	$2,100	$1.32	44d	1	0.07mi
1108 El Sol Blvd Sherman, TX	3.0	2.0	1717	$1,999	$1.16	44d	1	0.07mi
3804 Malibu Dr Sherman, TX	4.0	3.0	2216	$2,300	$1.04	44d	1	0.12mi
3902 Talisker Blvd Sherman, TX	3.0	2.0	1740	$2,100	$1.21	21d	1	0.12mi
1127 Mesa St Sherman, TX	3.0	2.5	1736	$2,250	$1.30	21d	1	0.15mi
1205 Morgan Dr Sherman, TX	3.0	2.5	1775	$1,850	$1.04	21d	1	0.19mi
3740 Paradise Way Sherman, TX	3.0	2.5	1755	$1,750	$1.00	21d	1	0.20mi
3740 Paradise Way Sherman, TX	3.0	2.5	1755	$1,899	$1.08	44d	1	0.20mi
3730 Malibu Dr Sherman, TX	3.0	2.5	1672	$2,300	$1.38	21d	1	0.22mi
3717 Malibu Dr Sherman, TX	3.0	2.5	1794	$1,900	$1.06	21d	1	0.23mi
3716 Paradise Way Sherman, TX	3.0	2.5	1756	$1,900	$1.08	44d	1	0.23mi
3807 Pontchartrain Pkwy Sherman, TX	3.0	2.0	1411	$1,650	$1.17	21d	1	0.34mi
3914 Ontario Way Sherman, TX	4.0	2.0	1617	$1,695	$1.05	21d	1	0.35mi
3809 Ontario Way Sherman, TX	3.0	2.0	1402	$1,650	$1.18	21d	1	0.39mi
1601 FM1417 Sherman, TX	3.0	2.0	1448	$1,449	$1.00	21d	1	0.48mi
2306 San Jacinto Way Sherman, TX	3.0	2.0	1680	$1,795	$1.07	21d	1	1.40mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 26 events

1. 2026-06-19
   days on market $251,490 Active 86 DOM
2. 2026-06-18
   days on market $251,490 Active 85 DOM
3. 2026-06-17
   days on market $251,490 Active 84 DOM
4. 2026-06-16
   days on market $251,490 Active 83 DOM
5. 2026-06-15
   days on market $251,490 Active 82 DOM
6. 2026-06-14
   days on market $251,490 Active 80 DOM
7. 2026-06-13
   days on market $251,490 Active 79 DOM
8. 2026-06-10
   days on market $251,490 Active 77 DOM
9. 2026-06-09
   days on market $251,490 Active 76 DOM
10. 2026-06-08
    days on market $251,490 Active 75 DOM
11. 2026-06-07
    days on market $251,490 Active 74 DOM
12. 2026-06-03
    days on market $251,490 Active 70 DOM
13. 2026-06-02
    days on market $251,490 Active 69 DOM
14. 2026-06-01
    days on market $251,490 Active 68 DOM
15. 2026-05-31
    days on market $251,490 Active 67 DOM
16. 2026-05-30
    days on market $251,490 Active 66 DOM
17. 2026-05-17
    price $251,490 176-char remark

    Show marketing remark (176 chars)

    New Construction by DR Horton. This beautiful 1 story home offers 4 Bedrooms, 2.5 Bathrooms, 2 Car Garage, and Covered Patio. Energy efficient and smart home features included.

18. 2026-05-16
    price $251,490 1324-char remark

    Show marketing remark (1324 chars)

    The Harrison is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. This 1 story home features 1,875 sf. of living space, with 4 well-proportioned bedrooms provide ample space for family members or guests. 2-1/2 bathrooms offer convenience and privacy. An open concept living area creates a seamless flow between the island kitchen, dining, and living spaces, perfect for family activities and entertaining. The Modern well-equipped kitchen includes an electric range, ample counter space, and storage. The primary bedroom features an en-suite bathroom with an extended shower, providing a private retreat. In every bedroom you'll have carpeted floors and a closet. Laminate wood plan flooring in the remainder of the home makes cleaning a breeze. Enjoy outdoor living with a covered patio, ideal for relaxing or entertaining guests. Full two car garage spaces for ample parking and storage. The energy efficiencies included in this new construction home will keep you comfortable in the heat of summer and warm in the winter months. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

19. 2026-05-13
    price $261,490 1324-char remark

    Show marketing remark (1324 chars)

    The Harrison is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. This 1 story home features 1,875 sf. of living space, with 4 well-proportioned bedrooms provide ample space for family members or guests. 2-1/2 bathrooms offer convenience and privacy. An open concept living area creates a seamless flow between the island kitchen, dining, and living spaces, perfect for family activities and entertaining. The Modern well-equipped kitchen includes an electric range, ample counter space, and storage. The primary bedroom features an en-suite bathroom with an extended shower, providing a private retreat. In every bedroom you'll have carpeted floors and a closet. Laminate wood plan flooring in the remainder of the home makes cleaning a breeze. Enjoy outdoor living with a covered patio, ideal for relaxing or entertaining guests. Full two car garage spaces for ample parking and storage. The energy efficiencies included in this new construction home will keep you comfortable in the heat of summer and warm in the winter months. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

20. 2026-05-07
    price $261,490 176-char remark

    Show marketing remark (176 chars)

    New Construction by DR Horton. This beautiful 1 story home offers 4 Bedrooms, 2.5 Bathrooms, 2 Car Garage, and Covered Patio. Energy efficient and smart home features included.

21. 2026-05-02
    price $256,490 1324-char remark

    Show marketing remark (1324 chars)

    The Harrison is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. This 1 story home features 1,875 sf. of living space, with 4 well-proportioned bedrooms provide ample space for family members or guests. 2-1/2 bathrooms offer convenience and privacy. An open concept living area creates a seamless flow between the island kitchen, dining, and living spaces, perfect for family activities and entertaining. The Modern well-equipped kitchen includes an electric range, ample counter space, and storage. The primary bedroom features an en-suite bathroom with an extended shower, providing a private retreat. In every bedroom you'll have carpeted floors and a closet. Laminate wood plan flooring in the remainder of the home makes cleaning a breeze. Enjoy outdoor living with a covered patio, ideal for relaxing or entertaining guests. Full two car garage spaces for ample parking and storage. The energy efficiencies included in this new construction home will keep you comfortable in the heat of summer and warm in the winter months. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

22. 2026-04-24
    price $276,490 176-char remark

    Show marketing remark (176 chars)

    New Construction by DR Horton. This beautiful 1 story home offers 4 Bedrooms, 2.5 Bathrooms, 2 Car Garage, and Covered Patio. Energy efficient and smart home features included.

23. 2026-04-15
    price $271,490 1324-char remark

    Show marketing remark (1324 chars)

    The Harrison is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. This 1 story home features 1,875 sf. of living space, with 4 well-proportioned bedrooms provide ample space for family members or guests. 2-1/2 bathrooms offer convenience and privacy. An open concept living area creates a seamless flow between the island kitchen, dining, and living spaces, perfect for family activities and entertaining. The Modern well-equipped kitchen includes an electric range, ample counter space, and storage. The primary bedroom features an en-suite bathroom with an extended shower, providing a private retreat. In every bedroom you'll have carpeted floors and a closet. Laminate wood plan flooring in the remainder of the home makes cleaning a breeze. Enjoy outdoor living with a covered patio, ideal for relaxing or entertaining guests. Full two car garage spaces for ample parking and storage. The energy efficiencies included in this new construction home will keep you comfortable in the heat of summer and warm in the winter months. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

24. 2026-04-04
    price $276,490 1324-char remark

    Show marketing remark (1324 chars)

    The Harrison is a one-story floorplan featured at Sweetwater Springs in Sherman, Texas. This 1 story home features 1,875 sf. of living space, with 4 well-proportioned bedrooms provide ample space for family members or guests. 2-1/2 bathrooms offer convenience and privacy. An open concept living area creates a seamless flow between the island kitchen, dining, and living spaces, perfect for family activities and entertaining. The Modern well-equipped kitchen includes an electric range, ample counter space, and storage. The primary bedroom features an en-suite bathroom with an extended shower, providing a private retreat. In every bedroom you'll have carpeted floors and a closet. Laminate wood plan flooring in the remainder of the home makes cleaning a breeze. Enjoy outdoor living with a covered patio, ideal for relaxing or entertaining guests. Full two car garage spaces for ample parking and storage. The energy efficiencies included in this new construction home will keep you comfortable in the heat of summer and warm in the winter months. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

25. 2026-03-25
    listed $281,490 Active 1324-char remark

    Show marketing remark (176 chars)

    New Construction by DR Horton. This beautiful 1 story home offers 4 Bedrooms, 2.5 Bathrooms, 2 Car Garage, and Covered Patio. Energy efficient and smart home features included.

26. 2026-03-25
    listed $281,490 Active 176-char remark

    Show marketing remark (176 chars)

    New Construction by DR Horton. This beautiful 1 story home offers 4 Bedrooms, 2.5 Bathrooms, 2 Car Garage, and Covered Patio. Energy efficient and smart home features included.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,717
• − Mortgage interest: −$14,087
• − Property taxes: −$3,772
• − Insurance: −$1,257
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − HOA: −$420
• − Depreciation: −$7,316
• Taxable loss: −$6,091
• Est. tax savings @ 24.0%: +$1,462
• After-tax cash flow: $-288/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 · 2 photos

Excellent 100/100 None rehab

This new construction home by DR Horton is move-in ready with no visible signs of wear or damage. It offers 4 bedrooms, 2.5 bathrooms, and a 2-car garage, making it ideal for families or investors looking for a turnkey property.

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

-10.7% since first listed

10 events — show timeline

• 2026-05-17 Price Changed $251,490 NTREIS
• 2026-05-16 Price Changed $251,490 Zillow
• 2026-05-13 Price Changed $261,490 Zillow
• 2026-05-07 Price Changed $261,490 NTREIS
• 2026-05-02 Price Changed $256,490 Zillow
• 2026-04-24 Price Changed $276,490 NTREIS
• 2026-04-15 Price Changed $271,490 Zillow
• 2026-04-04 Price Changed $276,490 Zillow
• 2026-03-25 Listed $281,490 Zillow
• 2026-03-25 Listed $281,490 NTREIS