1223 Old Ida Rd St · Tom Bean, TX 75090

$244,900

4 bd · 2.0 ba · 1,791 sqft · Land · 48 Days on market

Built 2025 1.00 ac lot $137/sqft · 8% below area Est $265k · 8% under ↓ 9% 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 +13.3/30.0
• ARV discount +10.9/15.0
• DSCR +4.0/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Wide open spaces just a short drive from booming Sherman's amenities, this expansive BRAND NEW country home boasts 4 bedrooms, 2 full baths and beautiful back deck. Kitchen offers island for meal prep and casual dining, with open concept living, kitchen and dining areas. Large master bedroom has plenty of natural light and a huge walk-in closet. Home offers plenty of space with large closets, two living spaces and a huge beautiful lot.

Key facts

• Huge walk-in closet
• Two living spaces
• Open concept living

Tags

• BACK DECK
• ISLAND FOR MEAL PREP
• OPEN CONCEPT LIVING
• HUGE WALK-IN CLOSET
• TWO LIVING SPACES
• HUGE LOT

Property features AI

Finance

• Other: Property listed by builder (special listing condition: Builder)
• Financial info: Second mortgage: none; Loan type listed as: Treat As Clear
• HOA & community: No association

Exterior

• Parking: Driveway (no garage or carport)
• Utilities: Aerobic septic system; No municipal utility district
• Home design: Single-family residence; Residential property; New construction completed in 2025; One story
• Construction: Vinyl siding; Siding exterior; Composition roof; Concrete perimeter and pillar/post/pier foundation
• Exterior features: Covered deck; Covered porch(es); Acreage lot (approximately 1 acre)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Pantry (kitchen storage)
• Bedrooms: 4 bedrooms; Primary bedroom on main level with ensuite bath, linen closet and walk-in closet
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Attic fan; Electric cooling
• Interior features: Open floorplan; Decorative lighting; Pantry; Two living areas; One dining area; One-level home
• Laundry & utility: No smart-home features listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $245k.

Deal economics

• At list price, monthly cash flow is $0 ($4/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 $186k (24.0% below list).
• Recommended offer: $186k (24.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#496 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Tom Bean ISD (rural): math 46% / reading 46% proficiency, ranked #230 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tom Bean El (math 62% / reading 52%, grade C+, #505 of 4,322 statewide, top 13%, 319 students, 49% FRL); Tom Bean Middle (math 37% / reading 42%, grade F, #660 of 1,662 statewide, top 41%, 136 students, 46% FRL); Tom Bean H S (math 27% / reading 47%, grade F, #897 of 1,632 statewide, top 57%, 211 students, 39% FRL).
• Market conditions: Rents soft (-2.7%/yr); 479 active listings in the ZIP; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).
• This rent runs 40% 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 $7k 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 48 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $186,139 (24.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.76% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (median comp): $264,995
• List price: $244,900
• Delta: -7.58%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-45,228
• Equity at exit: $36,515

10-year hold

• IRR: -18.7%
• Equity multiple: 0.11×
• Total profit: $-60,881
• Equity at exit: $21,174

Cash invested: $68,572 (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: 479
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,861 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $0

Break-even live

Break-even rent $1,861

Max offer price $244,900

Occupancy floor 95%

Sensitivity live

Price	-10% $139	-5% $70	+0% $0	+5% $-69	+10% $-138
Rent	-10% $-147	-5% $-73	+0% $0	+5% $74	+10% $147
Rate	-1.0pp $124	-0.5pp $63	base $0	+0.5pp $-63	+1.0pp $-128

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $244,900 Active 48 DOM
2. 2026-06-19
   days on market $244,900 Active 46 DOM
3. 2026-06-18
   days on market $244,900 Active 45 DOM
4. 2026-06-17
   days on market $244,900 Active 44 DOM
5. 2026-06-16
   days on market $244,900 Active 43 DOM
6. 2026-06-15
   days on market $244,900 Active 42 DOM
7. 2026-06-14
   days on market $244,900 Active 40 DOM
8. 2026-06-13
   days on market $244,900 Active 39 DOM
9. 2026-06-10
   days on market $244,900 Active 37 DOM
10. 2026-06-09
    days on market $244,900 Active 36 DOM
11. 2026-06-08
    days on market $244,900 Active 35 DOM
12. 2026-06-07
    pricedays on market $244,900 Active 34 DOM
13. 2026-06-05
    days on market $249,900 Active 31 DOM
14. 2026-06-03
    days on market $249,900 Active 30 DOM
15. 2026-06-02
    days on market $249,900 Active 29 DOM
16. 2026-06-01
    days on market $249,900 Active 28 DOM
17. 2026-05-31
    days on market $249,900 Active 27 DOM
18. 2026-05-30
    days on market $249,900 Active 26 DOM
19. 2026-05-04
    listed $249,900 Active 439-char remark
20. 2026-04-30
    historical
21. 2025-10-10
    price $254,999
22. 2025-09-20
    price $264,999
23. 2025-07-24
    listed $269,999 Active

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $4,482 · $373/mo
• Expected delta: +$3,475/yr (+$290/mo · 345.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,337
• − Mortgage interest: −$13,718
• − Property taxes: −$1,006
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$7,124
• Taxable loss: −$4,311
• Est. tax savings @ 24.0%: +$1,035
• After-tax cash flow: $1,038/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: Tom Bean ISD
• NCES district ID: 4842930
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $57,734
• Composite: 40.21/100
• National rank: #3782
• State rank: #230 of 826 in TX

Livability — Tom Bean

• Score: 68/100
• State rank: #496
• US rank: #9913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Grayson County · 108,053 people
• City population: 716
• 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

-9.3% since first listed

6 events — show timeline

• 2026-06-06 Price Changed $244,900 NTREIS
• 2026-05-04 Listed $249,900 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2025-10-10 Price Changed $254,999 NTREIS
• 2025-09-20 Price Changed $264,999 NTREIS
• 2025-07-24 Listed $269,999 NTREIS