2028 E Jones St · Sherman, TX 75090

$174,900

3 bd · 1.0 ba · 1,024 sqft · SingleFamily · 38 Days on market

Built 1958 8,320 sqft lot $171/sqft · at area comps Est $171k · at est.

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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 +16.4/30.0
• ARV discount +6.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.7/10.0
• 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

Perfect rental property for an investor or new home for a first-time homebuyer! This fully remodeled 3 bedrooms, 1 has a brand-new plumbing system and a large backyard and deck for family gatherings.

Key facts

• Open floor plan
• Extra storage
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• ORIGINAL HARDWOOD FLOORS
• LARGE BACKYARD
• SPACIOUS LINEN CLOSET
• EXTRA STORAGE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Survey available; Washer and dryer excluded from sale
• Financial info: Listing accepts Cash, Conventional, FHA
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; Carport with one covered space and one carport space; On-site storage
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Cable available; Phone available
• Home design: Single family residence; One story; Property facing information not specified; Not attached to other units
• Construction: Built in 1958; Frame construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Front porch; Side porch; Covered patio/deck; Large backyard with grass; Few trees; Interior lot; Subdivision setting; Backyard with chain link and wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Plumbed for gas in kitchen; Built-in cabinets; Eat-in kitchen; Solid surface/non-natural countertops
• Bedrooms: Primary bedroom (level 1) with walk-in closet; Two additional bedrooms (level 1)
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: One full bathroom (level 1) with linen closet, medicine cabinet and solid surface countertops
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling components
• Interior features: Open floorplan; Decorative lighting; Eat-in kitchen; Cable TV available; High speed internet available; Window coverings; Built-in cabinets (kitchen and bathroom); Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Full-size washer/dryer area located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $152k (12.8% below list).
• Recommended offer: $152k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Crutchfield El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 408 students, 89% FRL); Piner Middle (math 31% / reading 41%, grade F, #805 of 1,662 statewide, top 50%, 818 students, 75% FRL); Sherman H S (math 28% / reading 44%, grade F, #930 of 1,632 statewide, top 57%, 2,155 students, 70% FRL) — zoned schools average 78% FRL vs 60% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.7%/yr); 479 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 38 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $152,443 (12.8% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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. 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?
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: 0.87% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (median comp): $170,915
• List price: $174,900
• Delta: 2.33%
• 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
118 N Harrison Ave	0.35mi	3/1.5	1,086 (+6%)	0mo	$179,900	$166	71
709 S Burdette Ave	0.33mi	2/1.5 (-1)	1,067 (+4%)	2mo	$119,499	$112	69
315 1/2 N Carr Ave	0.35mi	3/2.0	1,073 (+5%)	5mo	$174,000	$162	67
605 Patricia Dr	0.22mi	3/1.0	1,096 (+7%)	16mo	$150,000	$137	65
131 N Colbert Ave	0.19mi	3/2.0	1,124 (+10%)	16mo	$199,900	$178	57
302 N Colbert Ave	0.28mi	2/1.0 (-1)	916 (-10%)	13mo	$109,990	$120	53
1113 E Jones St	0.68mi	3/2.0	1,056 (+3%)	9mo	$199,000	$188	52
512 N Lee Ave	0.71mi	2/1.0 (-1)	988 (-4%)	9mo	$72,500	$73	48
1618 E Chaffin St	0.37mi	3/1.0	1,176 (+15%)	13mo	$190,000	$162	47
1038 Patricia Dr	0.68mi	3/1.5	1,145 (+12%)	1mo	$185,000	$162	46
517 S Vaden St	0.72mi	3/2.0	1,107 (+8%)	6mo	$213,000	$192	44
1208 E Houston St	0.63mi	2/1.0 (-1)	1,164 (+14%)	13mo	$155,000	$133	32

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: -15.7%
• Equity multiple: 0.46×
• Total profit: $-26,615
• Equity at exit: $26,078

10-year hold

• IRR: -13.0%
• Equity multiple: 0.33×
• Total profit: $-32,576
• Equity at exit: $15,122

Cash invested: $48,972 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$917
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $98

Break-even live

Break-even rent $1,401

Max offer price $174,900

Occupancy floor 89%

Sensitivity live

Price	-10% $197	-5% $147	+0% $98	+5% $48	+10% $-1
Rent	-10% $-23	-5% $38	+0% $98	+5% $158	+10% $218
Rate	-1.0pp $186	-0.5pp $142	base $98	+0.5pp $53	+1.0pp $6

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 N Burdette Ave Sherman, TX	3.0	1.0	1288	$1,400	$1.09	45d	1	0.24mi
108 N Cleveland Ave Sherman, TX	3.0	1.5	1060	$1,200	$1.13	45d	1	0.38mi
422 N Elliott St Sherman, TX	3.0	2.5	1500	$1,650	$1.10	22d	1	0.41mi
515 N Colbert Ave Sherman, TX	2.0	1.0	707	$1,250	$1.77	22d	1	0.41mi
408 N Cleveland Ave Sherman, TX	2.0	2.5	1132	$1,300	$1.15	45d	1	0.50mi
1313 E Lamar St Sherman, TX	2.0	1.0	1308	$1,425	$1.09	22d	1	0.53mi
1429 E Odneal St Sherman, TX	3.0	2.0	1218	$1,700	$1.40	45d	1	0.54mi
615 N Cleveland Ave #617 Sherman, TX	3.0	2.0	1316	$1,600	$1.22	45d	1	0.59mi
706 N Harrison Ave Ste 100 Sherman, TX	3.0	2.5	1350	$1,395	$1.03	22d	1	0.62mi
913 N Brents Ave Sherman, TX	3.0	2.5	1419	$1,500	$1.06	45d	1	0.71mi
1014 E Pecan St Sherman, TX	3.0	2.0	1340	$1,900	$1.42	45d	1	0.75mi
1338 McCall St Sherman, TX	3.0	2.0	1248	$1,525	$1.22	45d	1	0.77mi
1014 N Brents Ave #1012 Sherman, TX	3.0	2.0	1208	$1,350	$1.12	45d	1	0.77mi
1121 Patricia Dr Sherman, TX	3.0	2.0	1472	$1,450	$0.99	22d	1	0.78mi
1110 N Ross Ave Sherman, TX	3.0	2.0	1377	$1,750	$1.27	22d	1	0.85mi
1610 Linda Dr Sherman, TX	3.0	2.0	1500	$1,714	$1.14	22d	1	0.93mi
1124 S Hazelwood St Sherman, TX	3.0	2.0	1347	$1,650	$1.22	45d	1	1.02mi
822 S Throckmorton St Sherman, TX	3.0	2.0	1288	$1,350	$1.05	45d	1	1.05mi
1006 S Throckmorton St Sherman, TX	2.0	1.0	705	$1,026	$1.46	45d	1	1.10mi
923 S First St Sherman, TX	2.0	1.0	891	$1,125	$1.26	22d	1	1.11mi
609 E Carter St Sherman, TX	3.0	2.0	1230	$1,450	$1.18	22d	1	1.16mi
607 E Carter St Unit 609 Sherman, TX	3.0	2.0	1230	$1,450	$1.18	22d	1	1.17mi
608 E College St Unit 608 Sherman, TX	3.0	2.0	1230	$1,325	$1.08	22d	1	1.18mi
916 N Throckmorton St Sherman, TX	3.0	2.0	1259	$1,400	$1.11	22d	1	1.19mi
614 E College St Sherman, TX	3.0	2.0	1238	$1,400	$1.13	22d	1	1.19mi
600 E Rosedale St Sherman, TX	2.0	1.0	925	$995	$1.08	45d	1	1.24mi
304 E King St Sherman, TX	2.0	1.0	876	$1,250	$1.43	45d	1	1.26mi
823 N Branch St Sherman, TX	3.0	2.0	1357	$1,650	$1.22	22d	1	1.35mi
301 E Brockett St Unit 100 Sherman, TX	4.0	4.0	1169	$1,400	$1.20	45d	1	1.38mi
620 N Walnut St Sherman, TX	2.0	1.0	1100	$1,050	$0.95	45d	1	1.45mi

Listing history 36 events

1. 2026-06-21
   days on market $174,900 Active 38 DOM
2. 2026-06-19
   days on market $174,900 Active 36 DOM
3. 2026-06-18
   price $174,900 Active 35 DOM
4. 2026-06-18
   days on market $179,900 Active 35 DOM
5. 2026-06-17
   days on market $179,900 Active 34 DOM
6. 2026-06-16
   days on market $179,900 Active 33 DOM
7. 2026-06-15
   days on market $179,900 Active 32 DOM
8. 2026-06-14
   days on market $179,900 Active 30 DOM
9. 2026-06-13
   days on market $179,900 Active 29 DOM
10. 2026-06-10
    days on market $179,900 Active 27 DOM
11. 2026-06-09
    days on market $179,900 Active 26 DOM
12. 2026-06-08
    days on market $179,900 Active 25 DOM
13. 2026-06-07
    days on market $179,900 Active 24 DOM
14. 2026-06-03
    days on market $179,900 Active 20 DOM
15. 2026-06-02
    days on market $179,900 Active 19 DOM
16. 2026-06-01
    days on market $179,900 Active 18 DOM
17. 2026-05-31
    days on market $179,900 Active 17 DOM
18. 2026-05-30
    days on market $179,900 Active 16 DOM
19. 2026-05-14
    listed $186,000 Active 1112-char remark
20. 2025-05-07
    historical
21. 2025-03-29
    price $185,000
22. 2025-03-22
    listed $187,000 Active
23. 2021-11-16
    soldstatus
24. 2021-11-15
    soldstatus Sold

    Show marketing remark (199 chars)

    Perfect rental property for an investor or new home for a first-time homebuyer! This fully remodeled 3 bedrooms, 1 has a brand-new plumbing system and a large backyard and deck for family gatherings.

25. 2021-10-21
    status Pending

    Show marketing remark (199 chars)

    Perfect rental property for an investor or new home for a first-time homebuyer! This fully remodeled 3 bedrooms, 1 has a brand-new plumbing system and a large backyard and deck for family gatherings.

26. 2021-10-06
    historical Active Option Contract

    Show marketing remark (199 chars)

    Perfect rental property for an investor or new home for a first-time homebuyer! This fully remodeled 3 bedrooms, 1 has a brand-new plumbing system and a large backyard and deck for family gatherings.

27. 2021-09-03
    listed $160,000 Active

    Show marketing remark (199 chars)

    Perfect rental property for an investor or new home for a first-time homebuyer! This fully remodeled 3 bedrooms, 1 has a brand-new plumbing system and a large backyard and deck for family gatherings.

28. 2020-09-08
    historical
29. 2020-08-31
    price $100,000
30. 2020-08-24
    listed $108,000 Active
31. 2019-11-05
    soldstatus
32. 2007-10-02
    soldstatus
33. 2007-09-28
    soldstatus
34. 2007-09-04
    historical
35. 2007-08-18
    listed $69,900
36. 2002-08-09
    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: $1,396 · $116/mo
• Projected year-2 tax: $3,201 · $267/mo
• Expected delta: +$1,804/yr (+$150/mo · 129.2%)

ⓘ 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 21% 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: $18,293
• − Mortgage interest: −$9,797
• − Property taxes: −$1,396
• − Insurance: −$874
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$5,088
• Taxable loss: −$1,790
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $1,604/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

+157.4% since first listed

19 events — show timeline

• 2026-05-28 Price Changed $179,900 NTREIS
• 2026-05-14 Listed $186,000 NTREIS
• 2025-05-07 Listing Removed — NTREIS
• 2025-03-29 Price Changed $185,000 NTREIS
• 2025-03-22 Listed $187,000 NTREIS
• 2021-11-16 Sold (Public Records) — Public Records
• 2021-11-15 Sold (MLS) — NTREIS
• 2021-10-21 Pending — NTREIS
• 2021-10-06 Contingent — NTREIS
• 2021-09-03 Listed $160,000 NTREIS
• 2020-09-08 Listing Removed — NTREIS
• 2020-08-31 Price Changed $100,000 NTREIS
• 2020-08-24 Listed $108,000 NTREIS
• 2019-11-05 Sold (Public Records) — Public Records
• 2007-10-02 Sold (Public Records) — Public Records
• 2007-09-28 Sold (MLS) — NTREIS
• 2007-09-04 Listing Removed — NTREIS
• 2007-08-18 Listed $69,900 NTREIS
• 2002-08-09 Sold (Public Records) — Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,396 · +5.3% YoY. Source: county tax records.