1808 W College St · Sherman, TX 75092

$125,000

3 bd · 1.0 ba · 1,121 sqft · SingleFamily public records · 19 Days on market

Built 1958 8,059 sqft lot Est $183k · 32% under

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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 +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +6.2/10.0
• 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

LOCATION! LOCATION! Three spacious bedrooms. Bath updated, large living room and dining room have wood flooring, laminate. Newer dishwasher, extra large open kitchen with lots of cabinets. Wonderful neighborhood. Sunroom has additional square footage to total. Full sprinkler system, large fenced in yard. Mature trees, many flowers and colors. Storage building is another bonus. Owner is selling As Is.

Key facts

• 8,059 sq ft lot
• Garage
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Fairview El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 294 students, 75% FRL) — zoned schools average 75% FRL vs 60% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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); 55% 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 $864 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 19 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $182,723
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1808 W College St	0.00mi	3/2.0	1,121 (0%)	2mo	$125,000	$112	95
1809 W Birge St	0.09mi	3/1.5	1,248 (+11%)	2mo	$199,500	$160	73
1711 W Birge St	0.10mi	3/2.0	1,219 (+9%)	7mo	$209,900	$172	71
1003 Blanton Dr	0.15mi	3/2.0	1,221 (+9%)	6mo	$209,740	$172	69
1709 W Birge St	0.11mi	3/2.0	1,230 (+10%)	8mo	$199,999	$163	68
1822 Glenway Dr	0.46mi	3/2.0	1,076 (-4%)	4mo	$150,000	$139	64
900 W Sycamore St	0.68mi	3/1.0	1,140 (+2%)	2mo	$160,000	$140	64
1517 N Highland Ave	0.66mi	3/1.0	1,100 (-2%)	5mo	$179,000	$163	62
646 Denton Dr	0.72mi	3/1.5	1,191 (+6%)	4mo	$199,900	$168	50
1318 Kessler Blvd	0.49mi	2/2.0 (-1)	1,224 (+9%)	6mo	$224,800	$184	48
1402 Hillcrest Dr	0.66mi	3/1.5	1,216 (+8%)	8mo	$177,500	$146	46
702 Kessler Blvd	0.63mi	3/1.0	1,289 (+15%)	11mo	$235,000	$182	36

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: -12.5%
• Equity multiple: 0.56×
• Total profit: $-15,315
• Equity at exit: $18,638

10-year hold

• IRR: -9.8%
• Equity multiple: 0.49×
• Total profit: $-17,713
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,464 high
• Mortgage (P&I): −$656
• Tax from tax record: −$306 /mo · $3,670/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $143

Break-even live

Break-even rent $1,283

Max offer price $125,000

Occupancy floor 85%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1811 W College St Sherman, TX	3.0	1.0	1150	$1,395	$1.21	43d	1	0.07mi
1712 W Birge St Sherman, TX	3.0	2.0	1260	$1,695	$1.35	43d	1	0.09mi
1800 W Washington St Sherman, TX	1.0–3.0	1.0–2.0	918	$1,100	$1.20	21d	77	0.16mi
1500 N Grant Dr Unit B Sherman, TX	2.0	2.0	1256	$1,250	$1.00	43d	1	0.40mi
1500 N Grant Dr Unit A Sherman, TX	3.0	2.0	1256	$1,500	$1.19	43d	1	0.40mi
1509 N Grant Dr Sherman, TX	2.0	1.0	839	$1,250	$1.49	43d	1	0.42mi
2111 Wyldewood Way Sherman, TX	3.0	2.0	1433	$1,950	$1.36	43d	1	0.51mi
1900 W Taylor St Sherman, TX	1.0–2.0	1.5	963	$1,495	$1.55	21d	1	0.51mi
1404 Park Pl Sherman, TX	3.0	2.0	1150	$1,400	$1.22	43d	1	0.56mi
1200 W Taylor St Sherman, TX	1.0–2.0	1.0–2.0	814	$849	$1.04	21d	42	0.60mi
1420 Park Pl Unit 001 Sherman, TX	2.0	1.0	800	$1,050	$1.31	21d	1	0.60mi
1420 Park Pl Sherman, TX	2.0	1.0	800	$1,000	$1.25	43d	1	0.60mi
1925 W Taylor St Sherman, TX	1.0–2.0	1.0–2.0	779	$999	$1.28	21d	9	0.61mi
1350 W Taylor St Sherman, TX	1.0–3.0	1.0–2.0	1153	$2,250	$1.95	21d	129	0.61mi
1402 Hillcrest Dr Sherman, TX	3.0	1.5	1216	$1,595	$1.31	43d	1	0.63mi
1811 Park Pl Sherman, TX	3.0	2.0	1326	$1,425	$1.07	21d	1	0.69mi
1809 Park Pl Sherman, TX	3.0	2.0	1326	$1,425	$1.07	21d	1	0.69mi
2300 W Taylor St Sherman, TX	1.0–2.0	1.0–2.0	767	$1,299	$1.69	21d	26	0.70mi
1920 W Shields Dr Sherman, TX	1.0–2.0	1.0–2.0	800	$1,150	$1.44	21d	2	0.75mi
221 Archer Dr Sherman, TX	1.0–3.0	1.0–2.0	1000	$1,399	$1.40	21d	9	0.76mi
930 W Freeman St Sherman, TX	3.0	2.0	1222	$1,499	$1.23	21d	1	0.87mi
1706 N Ricketts St Sherman, TX	3.0	2.0	1106	$1,600	$1.45	21d	1	0.88mi
914 W Washington St Unit F Sherman, TX	2.0	1.5	1287	$1,165	$0.91	43d	1	0.89mi
907 W Birge St Sherman, TX	2.0	2.0	952	$1,100	$1.16	43d	1	0.89mi
822 W Fischer St Sherman, TX	3.0	1.0	1256	$1,350	$1.07	21d	1	0.92mi
106 N McKown Ave Sherman, TX	2.0	1.0	1066	$1,050	$0.98	21d	1	0.92mi
207 N Highland Ave Sherman, TX	2.0	1.0	1175	$1,300	$1.11	43d	1	0.94mi
114 S Holly Ave Sherman, TX	3.0	1.5	1440	$1,195	$0.83	43d	1	0.94mi
814 W College St Sherman, TX	2.0	2.0	1100	$1,150	$1.05	43d	1	0.94mi
524-526 N Woods St Sherman, TX	3.0	2.0	1454	$1,445	$0.99	43d	1	0.99mi
214 N Ricketts St Sherman, TX	3.0	2.0	1211	$1,550	$1.28	43d	1	1.02mi
301 N Heritage Pkwy Sherman, TX	1.0–2.0	1.0–2.0	820	$1,134	$1.38	43d	24	1.03mi
301 N Heritage Pkwy Sherman, TX	1.0–2.0	1.0–2.0	820	$1,160	$1.41	21d	27	1.03mi
820 N Sam Rayburn Fwy Unit 204 Sherman, TX	2.0	1.5	1027	$1,350	$1.31	43d	1	1.05mi
1615 N Alexander St Sherman, TX	2.0	1.0	826	$950	$1.15	21d	1	1.10mi
906 W Houston St Sherman, TX	2.0	1.0	989	$1,175	$1.19	43d	1	1.10mi
908 W Houston St Sherman, TX	2.0	1.0	989	$1,299	$1.31	21d	1	1.10mi
1916 N Alexander St Sherman, TX	3.0	2.0	1240	$1,575	$1.27	43d	1	1.15mi
817 W Lamar St Sherman, TX	3.0	2.0	1074	$1,495	$1.39	43d	1	1.18mi
302 W Pelton St Sherman, TX	2.0	2.0	958	$1,450	$1.51	43d	1	1.19mi

Listing history 13 events

1. 2026-04-29
   soldstatus
2. 2026-04-15
   status Pending
3. 2026-04-11
   price $125,000
4. 2026-04-10
   status Active
5. 2026-03-25
   status Pending
6. 2026-03-19
   status Active
7. 2026-03-16
   status Pending
8. 2026-03-09
   listed $165,000 Active
9. 2011-06-03
   soldstatus Closed 404-char remark

   Show marketing remark (404 chars)

   LOCATION! LOCATION! Three spacious bedrooms. Bath updated, large living room and dining room have wood flooring, laminate. Newer dishwasher, extra large open kitchen with lots of cabinets. Wonderful neighborhood. Sunroom has additional square footage to total. Full sprinkler system, large fenced in yard. Mature trees, many flowers and colors. Storage building is another bonus. Owner is selling As Is.

10. 2011-06-03
    soldstatus

    Show marketing remark (404 chars)

    LOCATION! LOCATION! Three spacious bedrooms. Bath updated, large living room and dining room have wood flooring, laminate. Newer dishwasher, extra large open kitchen with lots of cabinets. Wonderful neighborhood. Sunroom has additional square footage to total. Full sprinkler system, large fenced in yard. Mature trees, many flowers and colors. Storage building is another bonus. Owner is selling As Is.

11. 2011-05-27
    status Pending 404-char remark

    Show marketing remark (404 chars)

    LOCATION! LOCATION! Three spacious bedrooms. Bath updated, large living room and dining room have wood flooring, laminate. Newer dishwasher, extra large open kitchen with lots of cabinets. Wonderful neighborhood. Sunroom has additional square footage to total. Full sprinkler system, large fenced in yard. Mature trees, many flowers and colors. Storage building is another bonus. Owner is selling As Is.

12. 2011-05-16
    listed $74,900 Active 404-char remark

    Show marketing remark (404 chars)

    LOCATION! LOCATION! Three spacious bedrooms. Bath updated, large living room and dining room have wood flooring, laminate. Newer dishwasher, extra large open kitchen with lots of cabinets. Wonderful neighborhood. Sunroom has additional square footage to total. Full sprinkler system, large fenced in yard. Mature trees, many flowers and colors. Storage building is another bonus. Owner is selling As Is.

13. 2007-06-01
    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: $3,670 · $306/mo
• Projected year-2 tax: $3,670 · $306/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 4/10 Moderate
• 🌡 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: $17,568
• − Mortgage interest: −$7,002
• − Property taxes: −$3,670
• − Insurance: −$625
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$3,636
• Taxable loss: −$176
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $1,760/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

+66.9% since first listed

13 events — show timeline

• 2026-04-29 Sold (Public Records) — Public Records
• 2026-04-15 Pending — NTREIS
• 2026-04-11 Price Changed $125,000 NTREIS
• 2026-04-10 Relisted — NTREIS
• 2026-03-25 Pending — NTREIS
• 2026-03-19 Relisted — NTREIS
• 2026-03-16 Pending — NTREIS
• 2026-03-09 Listed $165,000 NTREIS
• 2011-06-03 Sold (Public Records) — Public Records
• 2011-06-03 Sold (MLS) — NTREIS
• 2011-05-27 Pending — NTREIS
• 2011-05-16 Listed $74,900 NTREIS
• 2007-06-01 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,670 · +10.0% YoY. Source: county tax records.