1529 E King St · Sherman, TX 75090

$169,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 99 Days on market

Built 1955 8,712 sqft lot $148/sqft · at area comps Est $174k · at est. ↓ 17% 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 +14.3/30.0
• ARV discount +8.9/15.0
• DSCR +4.4/10.0
• 1% rule +4.1/10.0
• 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 MLS

This charming 3 bedroom, 1 bathroom home is nestled in the heart of Sherman. This home features a great floorplan, sizable kitchen, and is situated on a large lot with a spacious backyard. Recently updated bathroom with new tile, fixtures, and flooring. Hardwood flooring throughout the living room and bedrooms, and LVP in the kitchen and dining area.

Key facts

• Hardwood flooring
• Lvp in kitchen
• Spacious backyard

Tags

• LARGE LOT
• SPACIOUS BACKYARD
• UPDATED BATHROOM
• HARDWOOD FLOORING
• LVP IN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $31 ($376/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 $154k (8.9% below list).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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-, schools D-.
• 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.
• Market conditions: Rents soft (-2.7%/yr); 473 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 33% 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 $1k of loan paydown is wiped out by about $5k 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 99 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 11555% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. 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 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?
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: 0.91% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (median comp): $174,418
• List price: $169,000
• Delta: -3.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1038 Patricia Dr	0.53mi	3/1.5	1,145 (+0%)	1mo	$185,000	$162	72
520 Hillside Dr	0.36mi	3/2.0	1,186 (+4%)	1mo	$179,000	$151	72
709 S Burdette Ave	0.22mi	2/1.5 (-1)	1,067 (-7%)	2mo	$119,499	$112	70
527 S Gribble St	0.23mi	3/2.0	1,240 (+8%)	7mo	$180,000	$145	66
805 S Hazelwood St	0.46mi	3/2.0	1,100 (-4%)	7mo	$165,000	$150	62
315 1/2 N Carr Ave	0.51mi	3/2.0	1,073 (-6%)	5mo	$174,000	$162	58
701 Hillside Dr	0.39mi	3/2.0	1,272 (+11%)	2mo	$210,000	$165	57
1509 S Vaden St	0.74mi	3/2.0	1,140 (-0%)	5mo	$179,000	$157	57
1113 E Jones St	0.41mi	3/2.0	1,056 (-8%)	9mo	$199,000	$188	57
702 Hillside Dr	0.37mi	3/2.0	1,308 (+14%)	2mo	$170,000	$130	54
116 N Willow St	0.65mi	2/2.0 (-1)	1,088 (-5%)	4mo	$155,000	$142	49
512 N Lee Ave	0.68mi	2/1.0 (-1)	988 (-14%)	9mo	$72,500	$73	33

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-29,869
• Equity at exit: $25,198

10-year hold

• IRR: -18.5%
• Equity multiple: 0.14×
• Total profit: $-40,741
• Equity at exit: $14,612

Cash invested: $47,320 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$886
• Tax from tax record: −$228 /mo · $2,738/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $31

Break-even live

Break-even rent $1,500

Max offer price $169,000

Occupancy floor 93%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1429 E Odneal St Sherman, TX	3.0	2.0	1218	$1,700	$1.40	43d	1	0.18mi
108 N Cleveland Ave Sherman, TX	3.0	1.5	1060	$1,200	$1.13	43d	1	0.35mi
1313 E Lamar St Sherman, TX	2.0	1.0	1308	$1,425	$1.09	21d	1	0.36mi
1338 McCall St Sherman, TX	3.0	2.0	1248	$1,525	$1.22	43d	1	0.45mi
217 N Burdette Ave Sherman, TX	3.0	1.0	1288	$1,400	$1.09	43d	1	0.48mi
408 N Cleveland Ave Sherman, TX	2.0	2.5	1132	$1,300	$1.15	43d	1	0.56mi
1121 Patricia Dr Sherman, TX	3.0	2.0	1472	$1,450	$0.99	21d	1	0.57mi
1014 E Pecan St Sherman, TX	3.0	2.0	1340	$1,900	$1.42	43d	1	0.61mi
1124 S Hazelwood St Sherman, TX	3.0	2.0	1347	$1,650	$1.22	43d	1	0.66mi
822 S Throckmorton St Sherman, TX	3.0	2.0	1288	$1,350	$1.05	43d	1	0.70mi
615 N Cleveland Ave #617 Sherman, TX	3.0	2.0	1316	$1,600	$1.22	43d	1	0.70mi
515 N Colbert Ave Sherman, TX	2.0	1.0	707	$1,250	$1.77	21d	1	0.71mi
422 N Elliott St Sherman, TX	3.0	2.5	1500	$1,650	$1.10	21d	1	0.72mi
1006 S Throckmorton St Sherman, TX	2.0	1.0	705	$1,026	$1.46	43d	1	0.75mi
1610 Linda Dr Sherman, TX	3.0	2.0	1500	$1,714	$1.14	21d	1	0.76mi
706 N Harrison Ave Ste 100 Sherman, TX	3.0	2.5	1350	$1,395	$1.03	21d	1	0.76mi
923 S First St Sherman, TX	2.0	1.0	891	$1,125	$1.26	21d	1	0.76mi
600 E Rosedale St Sherman, TX	2.0	1.0	925	$995	$1.08	43d	1	0.88mi
913 N Brents Ave Sherman, TX	3.0	2.5	1419	$1,500	$1.06	43d	1	0.93mi
304 E King St Sherman, TX	2.0	1.0	876	$1,250	$1.43	43d	1	0.95mi
1014 N Brents Ave #1012 Sherman, TX	3.0	2.0	1208	$1,350	$1.12	43d	1	0.99mi
1110 N Ross Ave Sherman, TX	3.0	2.0	1377	$1,750	$1.27	21d	1	1.04mi
609 E Carter St Sherman, TX	3.0	2.0	1230	$1,450	$1.18	21d	1	1.07mi
607 E Carter St Unit 609 Sherman, TX	3.0	2.0	1230	$1,450	$1.18	21d	1	1.08mi
608 E College St Unit 608 Sherman, TX	3.0	2.0	1230	$1,325	$1.08	21d	1	1.10mi
614 E College St Sherman, TX	3.0	2.0	1238	$1,400	$1.13	21d	1	1.11mi
916 N Throckmorton St Sherman, TX	3.0	2.0	1259	$1,400	$1.11	21d	1	1.13mi
1402 S Montgomery St Sherman, TX	3.0	2.0	1160	$1,399	$1.21	43d	1	1.21mi
823 N Branch St Sherman, TX	3.0	2.0	1357	$1,650	$1.22	21d	1	1.23mi
301 E Brockett St Unit 100 Sherman, TX	4.0	4.0	1169	$1,400	$1.20	43d	1	1.23mi
620 N Walnut St Sherman, TX	2.0	1.0	1100	$1,050	$0.95	43d	1	1.29mi
224 E Lake St Sherman, TX	2.0	1.0	889	$1,125	$1.27	43d	1	1.38mi
224 E Lake St Unit 224 Sherman, TX	2.0	1.0	889	$1,125	$1.27	43d	1	1.38mi
208 E Lake Ave Sherman, TX	3.0	2.5	1238	$1,445	$1.17	43d	1	1.42mi
1710 S Travis St Sherman, TX	2.0	1.5	1200	$1,200	$1.00	43d	1	1.49mi
2017 S Branch St Sherman, TX	3.0	2.0	1341	$1,700	$1.27	43d	1	1.50mi

Listing history 24 events

1. 2026-06-19
   days on market $169,000 Active 99 DOM
2. 2026-06-18
   days on market $169,000 Active 98 DOM
3. 2026-06-17
   days on market $169,000 Active 97 DOM
4. 2026-06-16
   days on market $169,000 Active 96 DOM
5. 2026-06-15
   days on market $169,000 Active 95 DOM
6. 2026-06-14
   days on market $169,000 Active 93 DOM
7. 2026-06-13
   days on market $169,000 Active 92 DOM
8. 2026-06-10
   days on market $169,000 Active 90 DOM
9. 2026-06-09
   days on market $169,000 Active 89 DOM
10. 2026-06-08
    days on market $169,000 Active 88 DOM
11. 2026-06-07
    days on market $169,000 Active 87 DOM
12. 2026-06-03
    days on market $169,000 Active 83 DOM
13. 2026-06-02
    days on market $169,000 Active 82 DOM
14. 2026-06-01
    days on market $169,000 Active 81 DOM
15. 2026-05-31
    days on market $169,000 Active 80 DOM
16. 2026-05-30
    days on market $169,000 Active 79 DOM
17. 2026-04-08
    listed $1,450
18. 2026-03-12
    listed $169,000 Active 352-char remark

    Show marketing remark (352 chars)

    This charming 3 bedroom, 1 bathroom home is nestled in the heart of Sherman. This home features a great floorplan, sizable kitchen, and is situated on a large lot with a spacious backyard. Recently updated bathroom with new tile, fixtures, and flooring. Hardwood flooring throughout the living room and bedrooms, and LVP in the kitchen and dining area.

19. 2024-03-17
    historical $1,750
20. 2024-03-01
    listed $1,750
21. 2022-07-06
    soldstatus
22. 2013-07-16
    soldstatus
23. 2013-07-16
    soldstatus
24. 1957-01-02
    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: $2,738 · $228/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$355/yr (+$30/mo · 12.9%)

ⓘ 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 22% 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: $18,473
• − Mortgage interest: −$9,467
• − Property taxes: −$2,738
• − Insurance: −$845
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$4,916
• Taxable loss: −$2,449
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $963/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

-17.1% since first listed

8 events — show timeline

• 2026-04-08 Listed for Rent $1,450 NTREIS
• 2026-03-12 Listed $169,000 NTREIS
• 2024-03-17 Rental Removed $1,750 NTREIS
• 2024-03-01 Listed for Rent $1,750 NTREIS
• 2022-07-06 Sold (Public Records) — Public Records
• 2013-07-16 Sold (Public Records) — Public Records
• 2013-07-16 Sold (Public Records) — Public Records
• 1957-01-02 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,738 · -7.5% YoY. Source: county tax records.