901 Sherman St · McKinney, TX 75069

$125,000

1 bd · 1.0 ba · 653 sqft · SingleFamily public records · 186 Days on market

Built 1945 3,746 sqft lot $191/sqft · 54% below area ↓ 29% 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 +16.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom, 1 bath family home in historical area of McKinney. Convenient to services and commute. Family community. Home needs update-repairs. Exterior recently repaired and painted, with new doors and three new windows. Bathroom recently renovated. Past Tenants lived there 20 years. Home is Located in McKinney Historical Preservation district.

Key facts

• 3,746 sq ft lot
• Parking
• Built 1945

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $61 ($731/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 2.5% in McKinney — 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 76/100 on livability (#115 in TX, #3,716 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Mckinney ISD (suburban): math 54% / reading 58% proficiency, ranked #72 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.1%/yr); 298 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).
• This rent is only 18% of the median local income ($85k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $51k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 8.3

CMA / ARV

• ARV (median comp): $270,700
• List price: $125,000
• Delta: -53.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Oak St	0.18mi	2/1.0 (+1)	732 (+12%)	3mo	$225,000	$307	64

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: -16.6%
• Equity multiple: 0.43×
• Total profit: $-19,987
• Equity at exit: $18,638

10-year hold

• IRR: -15.6%
• Equity multiple: 0.25×
• Total profit: $-26,354
• Equity at exit: $10,808

Cash invested: $35,000 (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 75069

• Rents YoY: -2.1%
• Active inventory: 298
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$656
• Tax from tax record: −$221 /mo · $2,650/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $61

Break-even live

Break-even rent $1,175

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $132	-5% $96	+0% $61	+5% $26	+10% $-10
Rent	-10% $-38	-5% $11	+0% $61	+5% $110	+10% $160
Rate	-1.0pp $124	-0.5pp $93	base $61	+0.5pp $29	+1.0pp $-4

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 W Lamar St McKinney, TX	1.0–2.0	1.0	721	$1,300	$1.80	46d	2	0.36mi
601 Pearson Ave Unit B McKinney, TX	1.0	1.0	400	$1,150	$2.88	46d	1	0.41mi
1006 W Lamar St McKinney, TX	1.0	1.0	750	$1,100	$1.47	26d	1	0.45mi
601 Drexel St McKinney, TX	1.0–2.0	1.0	694	$1,000	$1.44	46d	7	0.65mi
603 Drexel St McKinney, TX	1.0–2.0	1.0	668	$1,000	$1.50	46d	7	0.67mi
300 N McDonald St McKinney, TX	2.0	1.0–2.0	921	$1,780	$1.93	0d	24	0.70mi
260 W Davis St McKinney, TX	2.0	1.0–2.0	827	$1,988	$2.40	0d	23	0.71mi
1600 Heritage Dr McKinney, TX	1.0–2.0	1.0–2.0	704	$1,037	$1.47	5d	20	0.75mi
1904 W White Ave McKinney, TX	1.0–2.0	1.0–2.0	787	$1,425	$1.81	1d	6	0.77mi
1570 Heritage Dr McKinney, TX	1.0–2.0	1.0–2.0	915	$1,335	$1.46	0d	28	0.78mi
211 E Standifer St Unit B McKinney, TX	1.0	1.0	600	$1,395	$2.33	23d	1	0.94mi
123 Wilson Creek Blvd McKinney, TX	1.0–2.0	1.0–2.0	821	$1,152	$1.40	4d	10	1.04mi
2401 McKinney Ranch Pkwy McKinney, TX	1.0–3.0	1.0–2.0	1136	$972	$0.86	0d	24	1.07mi
1703 Rockhill Rd McKinney, TX	1.0–3.0	1.0–2.0	1068	$1,242	$1.16	1d	25	1.22mi
2301 W White Ave McKinney, TX	1.0–3.0	1.0–2.0	836	$1,091	$1.30	1d	12	1.25mi
901 Wilson Creek Pkwy Unit 922 McKinney, TX	1.0	1.0	747	$1,171	$1.57	14d	1	1.29mi
901 Wilson Creek Pkwy Unit 922 McKinney, TX	1.0	1.0	747	$1,125	$1.51	1d	1	1.29mi
901 Wilson Creek Pkwy Unit 952 McKinney, TX	1.0	1.0	747	$1,166	$1.56	46d	1	1.29mi
600 S Graves St McKinney, TX	1.0–2.0	1.0–2.0	900	$792	$0.88	0d	15	1.32mi
901 Wilson Creek Pkwy McKinney, TX	1.0	1.0	747	$1,125	$1.51	14d	1	1.41mi
1212 Community Ave McKinney, TX	1.0–3.0	1.0–2.0	949	$1,694	$1.79	0d	1	1.46mi

Listing history 23 events

1. 2026-06-17
   status $125,000 Pending 186 DOM
2. 2026-06-16
   days on market $125,000 Active 186 DOM
3. 2026-06-15
   days on market $125,000 Active 185 DOM
4. 2026-06-13
   days on market $125,000 Active 183 DOM
5. 2026-06-09
   days on market $125,000 Active 179 DOM
6. 2026-06-08
   days on market $125,000 Active 178 DOM
7. 2026-06-07
   days on market $125,000 Active 177 DOM
8. 2026-06-04
   days on market $125,000 Active 174 DOM
9. 2026-06-03
   days on market $125,000 Active 173 DOM
10. 2026-06-02
    days on market $125,000 Active 172 DOM
11. 2026-06-01
    days on market $125,000 Active 171 DOM
12. 2026-05-31
    days on market $125,000 Active 170 DOM
13. 2026-05-19
    price $125,000 348-char remark

    Show marketing remark (348 chars)

    2 bedroom, 1 bath family home in historical area of McKinney. Convenient to services and commute. Family community. Home needs update-repairs. Exterior recently repaired and painted, with new doors and three new windows. Bathroom recently renovated. Past Tenants lived there 20 years. Home is Located in McKinney Historical Preservation district.

14. 2026-05-11
    status Active 348-char remark

    Show marketing remark (348 chars)

    2 bedroom, 1 bath family home in historical area of McKinney. Convenient to services and commute. Family community. Home needs update-repairs. Exterior recently repaired and painted, with new doors and three new windows. Bathroom recently renovated. Past Tenants lived there 20 years. Home is Located in McKinney Historical Preservation district.

15. 2026-05-05
    historical Active Option Contract 348-char remark

    Show marketing remark (348 chars)

    2 bedroom, 1 bath family home in historical area of McKinney. Convenient to services and commute. Family community. Home needs update-repairs. Exterior recently repaired and painted, with new doors and three new windows. Bathroom recently renovated. Past Tenants lived there 20 years. Home is Located in McKinney Historical Preservation district.

16. 2026-03-14
    price $145,000 348-char remark

    Show marketing remark (348 chars)

    2 bedroom, 1 bath family home in historical area of McKinney. Convenient to services and commute. Family community. Home needs update-repairs. Exterior recently repaired and painted, with new doors and three new windows. Bathroom recently renovated. Past Tenants lived there 20 years. Home is Located in McKinney Historical Preservation district.

17. 2026-03-13
    status Active 348-char remark

    Show marketing remark (348 chars)

    2 bedroom, 1 bath family home in historical area of McKinney. Convenient to services and commute. Family community. Home needs update-repairs. Exterior recently repaired and painted, with new doors and three new windows. Bathroom recently renovated. Past Tenants lived there 20 years. Home is Located in McKinney Historical Preservation district.

18. 2026-03-09
    historical Active Option Contract 348-char remark

    Show marketing remark (348 chars)

    2 bedroom, 1 bath family home in historical area of McKinney. Convenient to services and commute. Family community. Home needs update-repairs. Exterior recently repaired and painted, with new doors and three new windows. Bathroom recently renovated. Past Tenants lived there 20 years. Home is Located in McKinney Historical Preservation district.

19. 2026-02-23
    status Active 348-char remark

    Show marketing remark (348 chars)

    2 bedroom, 1 bath family home in historical area of McKinney. Convenient to services and commute. Family community. Home needs update-repairs. Exterior recently repaired and painted, with new doors and three new windows. Bathroom recently renovated. Past Tenants lived there 20 years. Home is Located in McKinney Historical Preservation district.

20. 2026-02-14
    historical Active Option Contract 348-char remark

    Show marketing remark (348 chars)

    2 bedroom, 1 bath family home in historical area of McKinney. Convenient to services and commute. Family community. Home needs update-repairs. Exterior recently repaired and painted, with new doors and three new windows. Bathroom recently renovated. Past Tenants lived there 20 years. Home is Located in McKinney Historical Preservation district.

21. 2025-12-12
    listed $176,000 Active 348-char remark

    Show marketing remark (348 chars)

    2 bedroom, 1 bath family home in historical area of McKinney. Convenient to services and commute. Family community. Home needs update-repairs. Exterior recently repaired and painted, with new doors and three new windows. Bathroom recently renovated. Past Tenants lived there 20 years. Home is Located in McKinney Historical Preservation district.

22. 2002-11-26
    soldstatus
23. 1995-09-29
    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: $2,650 · $221/mo
• Projected year-2 tax: $2,650 · $221/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,028
• − Mortgage interest: −$7,002
• − Property taxes: −$2,650
• − Insurance: −$625
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$3,636
• Taxable loss: −$1,290
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $1,040/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: Mckinney ISD
• NCES district ID: 4829850
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $78,283
• Composite: 50.46/100
• National rank: #1862
• State rank: #72 of 826 in TX

Livability — McKinney

• Score: 76/100
• State rank: #115
• US rank: #3716

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A+ Housing A+ Health & safety C+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McKinney, TX
• County: Collin County · 1,159,394 people
• City population: 232,161
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 40,032
• Household income: $85,327
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1898.0

Population outlook (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 55% Hispanic / Latino 29% Two or more races 11% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 16% · Canada, China
• Languages at home: 72% English-only · Spanish 24% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.98%
• Current HPI: 280.2534
• Rent YoY: ▼ -2.14%
• Metro: Dallas-Fort Worth-Arlington, 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

-29.0% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $125,000 NTREIS
• 2026-05-11 Relisted — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-03-14 Price Changed $145,000 NTREIS
• 2026-03-13 Relisted — NTREIS
• 2026-03-09 Contingent — NTREIS
• 2026-02-23 Relisted — NTREIS
• 2026-02-14 Contingent — NTREIS
• 2025-12-12 Listed $176,000 NTREIS
• 2002-11-26 Sold (Public Records) — Public Records
• 1995-09-29 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,650 · +18.4% YoY. Source: county tax records.