545 N Wharton St · Sherman, TX 75092

$140,000

3 bd · 1.0 ba · 1,251 sqft · SingleFamily public records · 101 Days on market

Built 1920 9,278 sqft lot $112/sqft · 29% below area Est $198k · 29% under ↓ 18% 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 +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +5.3/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 545 N. Wharton! This charming 3-bedroom, 1-bath home is located on a peaceful street, perfect for families or those seeking a serene environment. Would make great investment property with rental income. Enjoy a spacious backyard — ideal for gardening, entertaining, or simply relaxing. A great opportunity in a quiet neighborhood with mature trees! Roof replaced in 2023. Foundation repaired July 2025. Tenant occupied on month-to-month basis.

Key facts

• Spacious backyard
• Foundation repaired
• Quiet neighborhood

Tags

• SPACIOUS BACKYARD
• QUIET NEIGHBORHOOD
• MATURE TREES
• ROOF REPLACED
• FOUNDATION REPAIRED

🏷️ Possibly a rental listed for sale. The $140,000 price doesn't fit this home's estimated sale value (~$198,130) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 (-2.4%/yr); 636 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); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 101 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1920 — 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. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 7.9

CMA / ARV

• ARV (median comp): $198,130
• List price: $140,000
• Delta: -29.34%
• 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
646 Denton Dr	0.12mi	3/1.5	1,191 (-5%)	4mo	$199,900	$168	81
902 N Woods St	0.27mi	3/1.5	1,262 (+1%)	8mo	$225,000	$178	77
1402 Hillcrest Dr	0.40mi	3/1.5	1,216 (-3%)	8mo	$177,500	$146	68
900 W Sycamore St	0.39mi	3/1.0	1,140 (-9%)	2mo	$160,000	$140	65
1318 Kessler Blvd	0.51mi	2/2.0 (-1)	1,224 (-2%)	6mo	$224,800	$184	59
1003 Blanton Dr	0.70mi	3/2.0	1,221 (-2%)	6mo	$209,740	$172	54
318 N Mckown Ave	0.38mi	2/1.0 (-1)	1,100 (-12%)	7mo	$200,000	$182	51
1517 N Highland Ave	0.60mi	3/1.0	1,100 (-12%)	5mo	$179,000	$163	48
1409 N Highland Ave	0.50mi	4/3.0 (+1)	1,370 (+10%)	2mo	$189,900	$139	46
1518 N Ricketts St	0.60mi	2/1.0 (-1)	1,144 (-9%)	9mo	$189,900	$166	46
1511 N Alexander St	0.69mi	3/2.0	1,414 (+13%)	1mo	$282,500	$200	42
1706 N Ricketts St	0.74mi	3/2.0	1,106 (-12%)	8mo	$129,900	$117	35

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: -15.2%
• Equity multiple: 0.47×
• Total profit: $-20,638
• Equity at exit: $20,874

10-year hold

• IRR: -13.5%
• Equity multiple: 0.33×
• Total profit: $-26,236
• Equity at exit: $12,105

Cash invested: $39,200 (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 75092

• Rents YoY: -2.4%
• Active inventory: 636
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,474 high
• Mortgage (P&I): −$734
• Tax from tax record: −$273 /mo · $3,277/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $99

Break-even live

Break-even rent $1,349

Max offer price $140,000

Occupancy floor 88%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 W Freeman St Sherman, TX	3.0	2.0	1222	$1,499	$1.23	21d	1	0.09mi
914 W Washington St Unit F Sherman, TX	2.0	1.5	1287	$1,165	$0.91	44d	1	0.13mi
524-526 N Woods St Sherman, TX	3.0	2.0	1454	$1,445	$0.99	44d	1	0.21mi
814 W College St Sherman, TX	2.0	2.0	1100	$1,150	$1.05	44d	1	0.27mi
214 N Ricketts St Sherman, TX	3.0	2.0	1211	$1,550	$1.28	44d	1	0.30mi
822 W Fischer St Sherman, TX	3.0	1.0	1256	$1,350	$1.07	21d	1	0.31mi
207 N Highland Ave Sherman, TX	2.0	1.0	1175	$1,300	$1.11	44d	1	0.32mi
820 N Sam Rayburn Fwy Unit 204 Sherman, TX	2.0	1.5	1027	$1,350	$1.31	44d	1	0.37mi
1402 Hillcrest Dr Sherman, TX	3.0	1.5	1216	$1,595	$1.31	44d	1	0.37mi
907 W Birge St Sherman, TX	2.0	2.0	952	$1,100	$1.16	44d	1	0.38mi
906 W Houston St Sherman, TX	2.0	1.0	989	$1,175	$1.19	44d	1	0.41mi
908 W Houston St Sherman, TX	2.0	1.0	989	$1,299	$1.31	21d	1	0.42mi
103 S Highland Ave Sherman, TX	3.0	3.0	1766	$1,950	$1.10	44d	1	0.43mi
106 N McKown Ave Sherman, TX	2.0	1.0	1066	$1,050	$0.98	21d	1	0.46mi
817 W Lamar St Sherman, TX	3.0	2.0	1074	$1,495	$1.39	44d	1	0.46mi
324 Tolbert Ave Sherman, TX	3.0	2.5	1700	$1,650	$0.97	44d	1	0.46mi
1014 W Belden St Sherman, TX	3.0	2.0	1573	$1,599	$1.02	21d	1	0.48mi
114 S Holly Ave Sherman, TX	3.0	1.5	1440	$1,195	$0.83	44d	1	0.54mi
1404 Park Pl Sherman, TX	3.0	2.0	1150	$1,400	$1.22	44d	1	0.67mi
815 N Travis St Sherman, TX	3.0	2.0	1536	$1,550	$1.01	21d	1	0.67mi
1505 Park Pl Sherman, TX	3.0	2.0	1645	$1,675	$1.02	44d	1	0.69mi
221 Archer Dr Sherman, TX	1.0–3.0	1.0–2.0	1000	$1,399	$1.40	21d	9	0.70mi
620 N Walnut St Sherman, TX	2.0	1.0	1100	$1,050	$0.95	44d	1	0.71mi
1800 W Washington St Sherman, TX	1.0–3.0	1.0–2.0	918	$1,100	$1.20	21d	77	0.72mi
1920 W Shields Dr Sherman, TX	1.0–2.0	1.0–2.0	800	$1,150	$1.44	21d	2	0.72mi
1312 N Travis St Sherman, TX	3.0	1.5	1086	$1,325	$1.22	44d	1	0.74mi
1706 N Ricketts St Sherman, TX	3.0	2.0	1106	$1,600	$1.45	21d	1	0.77mi
1200 W Taylor St Sherman, TX	1.0–2.0	1.0–2.0	814	$849	$1.04	21d	42	0.79mi
301 E Brockett St Unit 100 Sherman, TX	4.0	4.0	1169	$1,400	$1.20	44d	1	0.80mi
1712 W Birge St Sherman, TX	3.0	2.0	1260	$1,695	$1.35	44d	1	0.80mi
1809 Park Pl Sherman, TX	3.0	2.0	1326	$1,425	$1.07	21d	1	0.82mi
1811 Park Pl Sherman, TX	3.0	2.0	1326	$1,425	$1.07	21d	1	0.83mi
1811 W College St Sherman, TX	3.0	1.0	1150	$1,395	$1.21	44d	1	0.85mi
823 N Branch St Sherman, TX	3.0	2.0	1357	$1,650	$1.22	21d	1	0.88mi
1350 W Taylor St Sherman, TX	1.0–3.0	1.0–2.0	1153	$2,250	$1.95	21d	129	0.91mi
514 E Brockett St Unit 514 Sherman, TX	4.0	4.5	1800	$1,800	$1.00	44d	1	0.97mi
110-112 W Fairview St Sherman, TX	2.0	1.5	1200	$1,200	$1.00	44d	1	1.00mi
1916 N Alexander St Sherman, TX	3.0	2.0	1240	$1,575	$1.27	44d	1	1.02mi
221 W Taylor St Sherman, TX	3.0	2.0	917	$1,425	$1.55	21d	1	1.04mi
2111 Wyldewood Way Sherman, TX	3.0	2.0	1433	$1,950	$1.36	44d	1	1.05mi

Listing history 28 events

1. 2026-06-19
   days on market $140,000 Active 101 DOM
2. 2026-06-18
   days on market $140,000 Active 100 DOM
3. 2026-06-17
   days on market $140,000 Active 99 DOM
4. 2026-06-16
   days on market $140,000 Active 98 DOM
5. 2026-06-15
   days on market $140,000 Active 97 DOM
6. 2026-06-14
   days on market $140,000 Active 95 DOM
7. 2026-06-13
   days on market $140,000 Active 94 DOM
8. 2026-06-10
   days on market $140,000 Active 92 DOM
9. 2026-06-09
   days on market $140,000 Active 91 DOM
10. 2026-06-08
    days on market $140,000 Active 90 DOM
11. 2026-06-07
    days on market $140,000 Active 89 DOM
12. 2026-06-03
    days on market $140,000 Active 85 DOM
13. 2026-06-02
    days on market $140,000 Active 84 DOM
14. 2026-06-01
    days on market $140,000 Active 83 DOM
15. 2026-05-31
    days on market $140,000 Active 82 DOM
16. 2026-05-30
    days on market $140,000 Active 81 DOM
17. 2026-05-19
    price $140,000 463-char remark

    Show marketing remark (463 chars)

    Welcome to 545 N. Wharton! This charming 3-bedroom, 1-bath home is located on a peaceful street, perfect for families or those seeking a serene environment. Would make great investment property with rental income. Enjoy a spacious backyard — ideal for gardening, entertaining, or simply relaxing. A great opportunity in a quiet neighborhood with mature trees! Roof replaced in 2023. Foundation repaired July 2025. Tenant occupied on month-to-month basis.

18. 2026-04-25
    price $145,000 463-char remark

    Show marketing remark (463 chars)

    Welcome to 545 N. Wharton! This charming 3-bedroom, 1-bath home is located on a peaceful street, perfect for families or those seeking a serene environment. Would make great investment property with rental income. Enjoy a spacious backyard — ideal for gardening, entertaining, or simply relaxing. A great opportunity in a quiet neighborhood with mature trees! Roof replaced in 2023. Foundation repaired July 2025. Tenant occupied on month-to-month basis.

19. 2026-04-06
    price $150,000 463-char remark

    Show marketing remark (463 chars)

    Welcome to 545 N. Wharton! This charming 3-bedroom, 1-bath home is located on a peaceful street, perfect for families or those seeking a serene environment. Would make great investment property with rental income. Enjoy a spacious backyard — ideal for gardening, entertaining, or simply relaxing. A great opportunity in a quiet neighborhood with mature trees! Roof replaced in 2023. Foundation repaired July 2025. Tenant occupied on month-to-month basis.

20. 2026-03-10
    listed $160,000 Active 463-char remark

    Show marketing remark (463 chars)

    Welcome to 545 N. Wharton! This charming 3-bedroom, 1-bath home is located on a peaceful street, perfect for families or those seeking a serene environment. Would make great investment property with rental income. Enjoy a spacious backyard — ideal for gardening, entertaining, or simply relaxing. A great opportunity in a quiet neighborhood with mature trees! Roof replaced in 2023. Foundation repaired July 2025. Tenant occupied on month-to-month basis.

21. 2025-11-17
    historical
22. 2025-11-07
    status Active
23. 2025-11-06
    historical
24. 2025-08-07
    listed $180,000 Active
25. 2024-09-13
    historical
26. 2024-06-26
    listed $170,000 Active
27. 2014-12-16
    soldstatus
28. 1988-04-15
    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: $3,277 · $273/mo
• Projected year-2 tax: $3,277 · $273/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 23% 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: $17,686
• − Mortgage interest: −$7,842
• − Property taxes: −$3,277
• − Insurance: −$700
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$4,073
• Taxable loss: −$1,036
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $1,433/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): 28,342
• Household income: $68,036
• Rent vs Own: 41.9% rent · 58.1% own
• Severe rent burden: 1278.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 5% 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: ▼ -201.47%
• Current HPI: 235.984
• Rent YoY: ▼ -2.36%
• 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

-17.6% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $140,000 NTREIS
• 2026-04-25 Price Changed $145,000 NTREIS
• 2026-04-06 Price Changed $150,000 NTREIS
• 2026-03-10 Listed $160,000 NTREIS
• 2025-11-17 Listing Removed — NTREIS
• 2025-11-07 Relisted — NTREIS
• 2025-11-06 Listing Removed — NTREIS
• 2025-08-07 Listed $180,000 NTREIS
• 2024-09-13 Listing Removed — NTREIS
• 2024-06-26 Listed $170,000 NTREIS
• 2014-12-16 Sold (Public Records) — Public Records
• 1988-04-15 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,277 · +2.3% YoY. Source: county tax records.