509 Sherman St · Winnsboro, TX 75494

$139,900

2 bd · 2.0 ba · 824 sqft · SingleFamily public records · 47 Days on market

Built 1955 9,148 sqft lot Est $140k · at est. ↓ 7% since listing

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +7.6/15.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming, newly updated cottage in the heart of Winnsboro perfectly blends modern reliability with classic comfort. You can relax on the front porch or backyard, enjoying peace of mind with a built-in Generac generator. Inside, rich wood laminate floors flow through the living and dining spaces, leading to a sleek kitchen equipped with stainless steel appliances and durable ceramic tile. An updated full bathroom comes with marble countertops and walk-in shower. The primary bedroom offers ample storage with a generous walk-in closet. Park your car under the 1-car carport or in the driveway. From the cozy interior to the warm glow from the street-side lamp post, this home is designed for easy, stylish living that is move-in ready!

Key facts

• Durable ceramic tile
• Front porch
• Backyard

Tags

• FRONT PORCH
• BACKYARD
• BUILT-IN GENERAC GENERATOR
• RICH WOOD LAMINATE FLOORS
• STAINLESS STEEL APPLIANCES
• DURABLE CERAMIC TILE

Property features AI

Finance

• Other: Deed restrictions; Possession negotiable; Special listing conditions: Standard
• Financial info: Treat as clear loan type; No second mortgage; Listing terms include Cash, Conventional, Other
• HOA & community: No association

Exterior

• Parking: Detached carport; Driveway; 1 covered space; 1 carport space
• Utilities: City water; City sewer; All-weather road access; No municipal utility district
• Home design: Single-family residence; Attached property; Built in 1955; One story; Located in City of Winnsboro subdivision
• Construction: Wood construction; Preowned
• Exterior features: Covered porch(es); Front porch; Deck; Gutters; Partial fencing; Landscaped yard; Large backyard with grass; Grassed vegetation; Utilities easement

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Granite counters; High-speed internet available; Walk-in closet(s); One living area; One dining area; 4 total rooms; One level
• Laundry & utility: Washer/dryer hookup not specified

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (1.4% below list).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.8% in Winnsboro — 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 69/100 on livability (#416 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Winnsboro ISD (town): math 46% / reading 40% proficiency, ranked #330 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winnsboro El (355 students, 71% FRL) — zoned schools average 71% FRL vs 49% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 217 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wood 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 47 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.99% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $140,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Sherman St	0.00mi	2/1.5	824 (0%)	1mo	$139,900	$170	97
200 W Coke Rd	0.45mi	2/1.0	923 (+12%)	10mo	$134,500	$146	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-12,385
• Equity at exit: $20,860

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,452
• Equity at exit: $12,096

Cash invested: $39,172 (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 75494

• Home prices YoY: -10.9%
• Active inventory: 217
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$137 /mo · $1,642/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $162

Break-even live

Break-even rent $1,176

Max offer price $139,900

Occupancy floor 83%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-05
   status Pending
2. 2026-04-23
   status Pending 743-char remark

   Show marketing remark (743 chars)

   This charming, newly updated cottage in the heart of Winnsboro perfectly blends modern reliability with classic comfort. You can relax on the front porch or backyard, enjoying peace of mind with a built-in Generac generator. Inside, rich wood laminate floors flow through the living and dining spaces, leading to a sleek kitchen equipped with stainless steel appliances and durable ceramic tile. An updated full bathroom comes with marble countertops and walk-in shower. The primary bedroom offers ample storage with a generous walk-in closet. Park your car under the 1-car carport or in the driveway. From the cozy interior to the warm glow from the street-side lamp post, this home is designed for easy, stylish living that is move-in ready!

3. 2026-04-23
   historical Active Option Contract

   Show marketing remark (743 chars)

   This charming, newly updated cottage in the heart of Winnsboro perfectly blends modern reliability with classic comfort. You can relax on the front porch or backyard, enjoying peace of mind with a built-in Generac generator. Inside, rich wood laminate floors flow through the living and dining spaces, leading to a sleek kitchen equipped with stainless steel appliances and durable ceramic tile. An updated full bathroom comes with marble countertops and walk-in shower. The primary bedroom offers ample storage with a generous walk-in closet. Park your car under the 1-car carport or in the driveway. From the cozy interior to the warm glow from the street-side lamp post, this home is designed for easy, stylish living that is move-in ready!

4. 2026-04-08
   price $139,900

   Show marketing remark (743 chars)

   This charming, newly updated cottage in the heart of Winnsboro perfectly blends modern reliability with classic comfort. You can relax on the front porch or backyard, enjoying peace of mind with a built-in Generac generator. Inside, rich wood laminate floors flow through the living and dining spaces, leading to a sleek kitchen equipped with stainless steel appliances and durable ceramic tile. An updated full bathroom comes with marble countertops and walk-in shower. The primary bedroom offers ample storage with a generous walk-in closet. Park your car under the 1-car carport or in the driveway. From the cozy interior to the warm glow from the street-side lamp post, this home is designed for easy, stylish living that is move-in ready!

5. 2026-04-08
   price $139,900 743-char remark

   Show marketing remark (743 chars)

   This charming, newly updated cottage in the heart of Winnsboro perfectly blends modern reliability with classic comfort. You can relax on the front porch or backyard, enjoying peace of mind with a built-in Generac generator. Inside, rich wood laminate floors flow through the living and dining spaces, leading to a sleek kitchen equipped with stainless steel appliances and durable ceramic tile. An updated full bathroom comes with marble countertops and walk-in shower. The primary bedroom offers ample storage with a generous walk-in closet. Park your car under the 1-car carport or in the driveway. From the cozy interior to the warm glow from the street-side lamp post, this home is designed for easy, stylish living that is move-in ready!

6. 2026-03-19
   listed $149,900 Active

   Show marketing remark (743 chars)

   This charming, newly updated cottage in the heart of Winnsboro perfectly blends modern reliability with classic comfort. You can relax on the front porch or backyard, enjoying peace of mind with a built-in Generac generator. Inside, rich wood laminate floors flow through the living and dining spaces, leading to a sleek kitchen equipped with stainless steel appliances and durable ceramic tile. An updated full bathroom comes with marble countertops and walk-in shower. The primary bedroom offers ample storage with a generous walk-in closet. Park your car under the 1-car carport or in the driveway. From the cozy interior to the warm glow from the street-side lamp post, this home is designed for easy, stylish living that is move-in ready!

7. 2026-03-19
   listed $149,900 Active 743-char remark

   Show marketing remark (743 chars)

   This charming, newly updated cottage in the heart of Winnsboro perfectly blends modern reliability with classic comfort. You can relax on the front porch or backyard, enjoying peace of mind with a built-in Generac generator. Inside, rich wood laminate floors flow through the living and dining spaces, leading to a sleek kitchen equipped with stainless steel appliances and durable ceramic tile. An updated full bathroom comes with marble countertops and walk-in shower. The primary bedroom offers ample storage with a generous walk-in closet. Park your car under the 1-car carport or in the driveway. From the cozy interior to the warm glow from the street-side lamp post, this home is designed for easy, stylish living that is move-in ready!

8. 2015-05-27
   soldstatus
9. 2012-08-30
   soldstatus
10. 2004-11-01
    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: $1,642 · $137/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$919/yr (+$77/mo · 56.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,561
• − Mortgage interest: −$7,837
• − Property taxes: −$1,642
• − Insurance: −$700
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$4,070
• Taxable loss: −$336
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $2,019/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: Winnsboro ISD
• NCES district ID: 4846200
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $40,192
• Composite: 36.07/100
• National rank: #4769
• State rank: #330 of 826 in TX

Livability — Winnsboro

• Score: 69/100
• State rank: #416
• US rank: #8564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro, TX
• Population (ZIP): 11,685

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 10% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Serbian 2% Iranian 2% Slovak 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.64%
• Current HPI: 234.6203
• Rent YoY: —
• Metro: —
• 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

-6.7% since first listed

10 events — show timeline

• 2026-05-05 Pending — NTREIS
• 2026-04-23 Pending — GTAR
• 2026-04-23 Contingent — NTREIS
• 2026-04-08 Price Changed $139,900 NTREIS
• 2026-04-08 Price Changed $139,900 GTAR
• 2026-03-19 Listed $149,900 GTAR
• 2026-03-19 Listed $149,900 NTREIS
• 2015-05-27 Sold (Public Records) — Public Records
• 2012-08-30 Sold (Public Records) — Public Records
• 2004-11-01 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,642 · +7.4% YoY. Source: county tax records.