1417 E Chaffin St · Sherman, TX 75090

$112,000

3 bd · 2.0 ba · 1,324 sqft · SingleFamily public records · 19 Days on market

Built 1930 4,800 sqft lot $85/sqft · 31% below area Est $161k · 31% under ↓ 43% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Stop scrolling---this is the one. 1417 E Chaffin delivers with major upgrades already done: new roof, fresh paint inside and out, and a bright, open layout filled with natural light. This 3-bedroom, 2-bath home features spacious living areas, an updated kitchen, and a loarge primary suite with direct access to a screened, covered patio overlooking a private fenced backyard. Whether you are buying your first home or downsizing into comfort, this property checks the boxes. Located near Austin College with quick access to dining and entertainment--- this one won't last. Schedule your showing today!

Key facts

• 4,800 sq ft lot
• Parking
• Built 1930

Property features AI

Finance

• Other: Municipal utility district: No; Possession at closing/funding
• Financial info: Accepts Cash and Conventional financing; No second mortgage reported; Listing is Active Under Contract
• HOA & community: No association

Exterior

• Parking: Covered parking (1 covered space); 1 carport space; Driveway parking on site
• Security: Audio and video surveillance consent noted
• Utilities: City water; City sewer; Individual gas meter; Individual water meter
• Home design: Single-family residence; One story; Residential property; Preowned (built in 1930); Subdivision: COLLEGE PARK ADDN
• Construction: Composition roof; Pillar/post/pier foundation; Built in 1930
• Exterior features: Less than 0.5 acre lot; All-weather road

Interior

• Kitchen: Appliances: Other
• Bedrooms: Primary bedroom on level 1 (10 x 9); Bedroom on level 1 (8 x 8); Bedroom on level 1 (8 x 8)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Pantry; Other interior features
• Laundry & utility: Other equipment

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $110k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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); 473 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• This rent runs 34% 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 $774 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Watch-outs: 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 $110,320 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.11%
• DSCR: 1.72
• GRM: 5.9

CMA / ARV

• ARV (median comp): $161,176
• List price: $112,000
• Delta: -30.51%
• 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
1108 E Jones St	0.30mi	3/2.0	1,336 (+1%)	9mo	$199,900	$150	77
315 N Carr Ave	0.30mi	3/2.0	1,377 (+4%)	6mo	$175,000	$127	74
415 S Charles St	0.34mi	3/2.0	1,351 (+2%)	9mo	$180,000	$133	73
1821 E Pecan St	0.34mi	2/1.5 (-1)	1,350 (+2%)	6mo	$160,000	$119	69
1524 E Magnolia St	0.40mi	2/1.5 (-1)	1,330 (+0%)	9mo	$149,000	$112	66
527 S Gribble St	0.42mi	3/2.0	1,240 (-6%)	7mo	$180,000	$145	64
702 Hillside Dr	0.71mi	3/2.0	1,308 (-1%)	2mo	$170,000	$130	63
508 N Elliott St	0.59mi	3/2.0	1,372 (+4%)	5mo	$259,999	$190	62
701 Hillside Dr	0.74mi	3/2.0	1,272 (-4%)	2mo	$210,000	$165	58
520 Hillside Dr	0.63mi	3/2.0	1,186 (-10%)	1mo	$179,000	$151	52
906 S Willow St	0.74mi	3/2.0	1,433 (+8%)	8mo	$197,900	$138	45
1215 N Grand Ave	0.70mi	2/1.0 (-1)	1,208 (-9%)	6mo	$169,500	$140	39

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: 3.5%
• Equity multiple: 1.13×
• Total profit: $4,106
• Equity at exit: $16,700

10-year hold

• IRR: 9.8%
• Equity multiple: 1.65×
• Total profit: $20,471
• Equity at exit: $9,684

Cash invested: $31,360 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$587
• Tax from tax record: −$191 /mo · $2,294/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $421

Break-even live

Break-even rent $1,044

Max offer price $112,000

Occupancy floor 68%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1313 E Lamar St Sherman, TX	2.0	1.0	1308	$1,425	$1.09	21d	1	0.13mi
108 N Cleveland Ave Sherman, TX	3.0	1.5	1060	$1,200	$1.13	43d	1	0.14mi
1201 E Lamar St Sherman, TX	3.0	2.0	1726	$1,995	$1.16	43d	1	0.18mi
408 N Cleveland Ave Sherman, TX	2.0	2.5	1132	$1,300	$1.15	43d	1	0.19mi
1014 E Pecan St Sherman, TX	3.0	2.0	1340	$1,900	$1.42	43d	1	0.23mi
615 N Cleveland Ave #617 Sherman, TX	3.0	2.0	1316	$1,600	$1.22	43d	1	0.34mi
217 N Burdette Ave Sherman, TX	3.0	1.0	1288	$1,400	$1.09	43d	1	0.39mi
706 N Harrison Ave Ste 100 Sherman, TX	3.0	2.5	1350	$1,395	$1.03	21d	1	0.41mi
902 E Cherry St Sherman, TX	3.0	1.0	1530	$1,400	$0.92	43d	1	0.43mi
1429 E Odneal St Sherman, TX	3.0	2.0	1218	$1,700	$1.40	43d	1	0.55mi
422 N Elliott St Sherman, TX	3.0	2.5	1500	$1,650	$1.10	21d	1	0.61mi
913 N Brents Ave Sherman, TX	3.0	2.5	1419	$1,500	$1.06	43d	1	0.64mi
609 E Carter St Sherman, TX	3.0	2.0	1230	$1,450	$1.18	21d	1	0.65mi
607 E Carter St Unit 609 Sherman, TX	3.0	2.0	1230	$1,450	$1.18	21d	1	0.66mi
608 E College St Unit 608 Sherman, TX	3.0	2.0	1230	$1,325	$1.08	21d	1	0.67mi
1014 N Brents Ave #1012 Sherman, TX	3.0	2.0	1208	$1,350	$1.12	43d	1	0.67mi
614 E College St Sherman, TX	3.0	2.0	1238	$1,400	$1.13	21d	1	0.68mi
815 S Willow St Sherman, TX	4.0	2.0	1670	$1,495	$0.90	43d	1	0.69mi
514 E Brockett St Unit 514 Sherman, TX	4.0	4.5	1800	$1,800	$1.00	43d	1	0.69mi
1110 N Ross Ave Sherman, TX	3.0	2.0	1377	$1,750	$1.27	21d	1	0.69mi
916 N Throckmorton St Sherman, TX	3.0	2.0	1259	$1,400	$1.11	21d	1	0.69mi
924 S Lee Ave Sherman, TX	2.0	1.0	1525	$1,250	$0.82	43d	1	0.70mi
822 S Throckmorton St Sherman, TX	3.0	2.0	1288	$1,350	$1.05	43d	1	0.78mi
823 N Branch St Sherman, TX	3.0	2.0	1357	$1,650	$1.22	21d	1	0.83mi
1338 McCall St Sherman, TX	3.0	2.0	1248	$1,525	$1.22	43d	1	0.84mi
923 S First St Sherman, TX	2.0	1.0	891	$1,125	$1.26	21d	1	0.86mi
301 E Brockett St Unit 100 Sherman, TX	4.0	4.0	1169	$1,400	$1.20	43d	1	0.86mi
304 E King St Sherman, TX	2.0	1.0	876	$1,250	$1.43	43d	1	0.87mi
1124 S Hazelwood St Sherman, TX	3.0	2.0	1347	$1,650	$1.22	43d	1	0.90mi
620 N Walnut St Sherman, TX	2.0	1.0	1100	$1,050	$0.95	43d	1	0.93mi
620 S Walnut St Unit 622 Sherman, TX	2.0	1.0	1783	$1,025	$0.57	43d	1	1.00mi
815 N Travis St Sherman, TX	3.0	2.0	1536	$1,550	$1.01	21d	1	1.00mi
1121 Patricia Dr Sherman, TX	3.0	2.0	1472	$1,450	$0.99	21d	1	1.01mi
600 E Rosedale St Sherman, TX	2.0	1.0	925	$995	$1.08	43d	1	1.06mi
609 E McGee St Unit 609 Sherman, TX	4.0	2.5	1600	$1,800	$1.12	43d	1	1.07mi
1509 Fairway Dr Sherman, TX	3.0	2.0	1510	$1,664	$1.10	21d	1	1.18mi
1610 Linda Dr Sherman, TX	3.0	2.0	1500	$1,714	$1.14	21d	1	1.20mi
1312 N Travis St Sherman, TX	3.0	1.5	1086	$1,325	$1.22	43d	1	1.24mi
2001 E Alma Ave Sherman, TX	3.0	2.0	1575	$1,800	$1.14	43d	1	1.26mi
820 N Sam Rayburn Fwy Unit 204 Sherman, TX	2.0	1.5	1027	$1,350	$1.31	43d	1	1.33mi

Listing history 9 events

1. 2026-05-08
   historical Active Option Contract 604-char remark
2. 2026-04-30
   listed $112,000 Active 604-char remark
3. 2026-01-19
   historical
4. 2025-10-20
   price $145,000
5. 2025-05-06
   price $135,000
6. 2025-05-06
   status Active
7. 2024-11-12
   listed $195,000 Active
8. 2016-07-18
   soldstatus
9. 1999-04-09
   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: $2,294 · $191/mo
• Projected year-2 tax: $2,294 · $191/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,931
• − Mortgage interest: −$6,274
• − Property taxes: −$2,294
• − Insurance: −$560
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$3,258
• Taxable income: $3,516
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $4,210/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

-42.6% since first listed

10 events — show timeline

• 2026-05-19 Pending — NTREIS
• 2026-05-08 Contingent — NTREIS
• 2026-04-30 Listed $112,000 NTREIS
• 2026-01-19 Listing Removed — NTREIS
• 2025-10-20 Price Changed $145,000 NTREIS
• 2025-05-06 Price Changed $135,000 NTREIS
• 2025-05-06 Relisted — NTREIS
• 2024-11-12 Listed $195,000 NTREIS
• 2016-07-18 Sold (Public Records) — Public Records
• 1999-04-09 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,294 · -9.8% YoY. Source: county tax records.