4507 Marshall St · Sherman, TX 75090

$108,000

3 bd · 2.0 ba · 1,260 sqft · Manufactured public records · 26 Days on market

Built 2002 7,405 sqft lot

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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

House to be sold AS IS condition, 3 bedrooms and 2 baths double wide home sits in a quite neighborhood, close to Hwy and shopping areas. large living room with fireplace, seller offer Lease Purchase and Rent to Own program available with 0 down payment, $950 monthly payment at 30 years term, $1500 attorney fee for closing documents, $2450 upfront to move in.

Key facts

• 7,405 sq ft lot
• Built 2002
• Listed 25 days

Property features AI

Finance

• Other: Possession at closing/funding; Standard listing conditions
• Financial info: No second mortgage; Loan type: Treat As Clear
• HOA & community: No association (no HOA)

Exterior

• Parking: No carport spaces; No covered parking; Other parking features
• Security: No specific security features provided
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Attached property; One story
• Construction: Built in 2002; No additional construction material or foundation details provided; No roof details provided
• Exterior features: Lot under 0.5 acre (approximately 0.17 acre); Subdivision: Midway Estates Ph 1; Deed restrictions

Interior

• Kitchen: Other appliances
• Bedrooms: Primary bedroom (15 x 13) on main level; Bedroom (10 x 10) on main level; Bedroom (11 x 10) on main level
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: One living area; One dining area; Total of 4 rooms; No fireplaces; Other interior features
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: Percy W Neblett El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 559 students, 70% FRL).
• Market conditions: Rents soft (-2.7%/yr); 473 active listings in the ZIP; 3 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 39% 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 $747 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 22y 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

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,380 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.66% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.26%
• DSCR: 2.30
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 1.80×
• Total profit: $24,198
• Equity at exit: $16,103

10-year hold

• IRR: 26.6%
• Equity multiple: 3.02×
• Total profit: $61,183
• Equity at exit: $9,338

Cash invested: $30,240 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $737

Break-even live

Break-even rent $860

Max offer price $108,000

Occupancy floor 54%

Sensitivity live

Price	-10% $799	-5% $768	+0% $737	+5% $707	+10% $676
Rent	-10% $596	-5% $667	+0% $737	+5% $808	+10% $879
Rate	-1.0pp $792	-0.5pp $765	base $737	+0.5pp $709	+1.0pp $681

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
936 Jefferson WAY Knollwood, TX	3.0	2.0	1537	$1,895	$1.23	44d	1	0.21mi
10001 Cedar Rd Tom Bean, TX	1.0–2.0	1.0–2.0	969	$1,560	$1.61	22d	40	0.48mi
5600 Texoma Pkwy Sherman, TX	1.0–3.0	1.0–2.0	928	$1,299	$1.40	22d	1	0.90mi

Listing history 50 events

1. 2026-06-19
   days on market $108,000 Active 26 DOM
2. 2026-06-18
   days on market $108,000 Active 25 DOM
3. 2026-06-17
   days on market $108,000 Active 24 DOM
4. 2026-06-16
   days on market $108,000 Active 23 DOM
5. 2026-06-15
   days on market $108,000 Active 22 DOM
6. 2026-06-14
   days on market $108,000 Active 20 DOM
7. 2026-06-13
   days on market $108,000 Active 19 DOM
8. 2026-06-10
   days on market $108,000 Active 17 DOM
9. 2026-06-09
   days on market $108,000 Active 16 DOM
10. 2026-06-08
    days on market $108,000 Active 15 DOM
11. 2026-06-07
    days on market $108,000 Active 14 DOM
12. 2026-06-03
    days on market $108,000 Active 10 DOM
13. 2026-06-02
    days on market $108,000 Active 9 DOM
14. 2026-06-01
    days on market $108,000 Active 8 DOM
15. 2026-05-31
    days on market $108,000 Active 7 DOM
16. 2026-05-30
    days on market $108,000 Active 6 DOM
17. 2026-05-24
    listed $108,000 Active
18. 2026-01-18
    historical $950
19. 2025-12-19
    price $950
20. 2025-12-18
    price $110,000
21. 2025-12-12
    price $1,000
22. 2025-12-11
    listed $115,000 Active
23. 2025-12-06
    listed $1,100
24. 2020-09-20
    historical
25. 2020-09-10
    listed $108,000 Active
26. 2020-06-03
    historical
27. 2020-05-07
    listed $99,800 Active
28. 2019-05-29
    historical
29. 2019-04-18
    listed $89,900 Active
30. 2018-06-25
    historical
31. 2018-06-20
    price $89,800
32. 2018-06-04
    listed $95,000 Active
33. 2018-01-04
    soldstatus
34. 2016-02-17
    historical
35. 2016-01-28
    price $72,000
36. 2015-12-29
    status Active
37. 2015-09-28
    historical
38. 2015-09-02
    listed $68,000 Active
39. 2015-09-01
    historical
40. 2015-07-18
    listed $68,000 Active
41. 2015-04-02
    historical
42. 2015-03-24
    status Active
43. 2015-03-06
    historical
44. 2015-03-06
    status Active
45. 2015-02-13
    historical
46. 2015-01-28
    listed $69,500 Active
47. 2014-10-02
    historical
48. 2014-09-15
    price $68,000
49. 2014-08-31
    listed $65,000 Active
50. 2014-06-01
    historical

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $1,976 · $165/mo
• Expected delta: +$1,164/yr (+$97/mo · 143.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $21,517
• − Mortgage interest: −$6,050
• − Property taxes: −$813
• − Insurance: −$540
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$3,142
• Taxable income: $7,530
• Est. tax owed @ 24.0%: −$1,807
• After-tax cash flow: $7,042/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

+195.9% since first listed

44 events — show timeline

• 2026-05-24 Listed $108,000 NTREIS
• 2026-01-18 Rental Removed $950 NTREIS
• 2025-12-19 Price Changed $950 NTREIS
• 2025-12-18 Price Changed $110,000 NTREIS
• 2025-12-12 Price Changed $1,000 NTREIS
• 2025-12-11 Listed $115,000 NTREIS
• 2025-12-06 Listed for Rent $1,100 NTREIS
• 2020-09-20 Listing Removed — NTREIS
• 2020-09-10 Listed $108,000 NTREIS
• 2020-06-03 Listing Removed — NTREIS
• 2020-05-07 Listed $99,800 NTREIS
• 2019-05-29 Listing Removed — NTREIS
• 2019-04-18 Listed $89,900 NTREIS
• 2018-06-25 Listing Removed — NTREIS
• 2018-06-20 Price Changed $89,800 NTREIS
• 2018-06-04 Listed $95,000 NTREIS
• 2018-01-04 Sold (Public Records) — Public Records
• 2016-02-17 Listing Removed — NTREIS
• 2016-01-28 Price Changed $72,000 NTREIS
• 2015-12-29 Relisted — NTREIS
• 2015-09-28 Listing Removed — NTREIS
• 2015-09-02 Listed $68,000 NTREIS
• 2015-09-01 Listing Removed — NTREIS
• 2015-07-18 Listed $68,000 NTREIS
• 2015-04-02 Listing Removed — NTREIS
• 2015-03-24 Relisted — NTREIS
• 2015-03-06 Listing Removed — NTREIS
• 2015-03-06 Relisted — NTREIS
• 2015-02-13 Listing Removed — NTREIS
• 2015-01-28 Listed $69,500 NTREIS
• 2014-10-02 Listing Removed — NTREIS
• 2014-09-15 Price Changed $68,000 NTREIS
• 2014-08-31 Listed $65,000 NTREIS
• 2014-06-01 Listing Removed — NTREIS
• 2014-05-09 Listed $65,000 NTREIS
• 2013-06-10 Listing Removed — NTREIS
• 2013-06-09 Listed $59,800 NTREIS
• 2012-10-18 Sold (MLS) — NTREIS
• 2012-09-04 Pending — NTREIS
• 2012-08-07 Price Changed $19,800 NTREIS
• 2012-06-26 Listed $22,000 NTREIS
• 2005-01-14 Sold (MLS) — NTREIS
• 2004-11-03 Listing Removed — NTREIS
• 2004-09-23 Listed $36,500 NTREIS

Property tax history

-1.2%/yr

Latest (2025): $813 · -11.6% YoY. Source: county tax records.