802 E Jones St · Sherman, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 6/10 · Moderate
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 6/10 · Moderate
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 22 days/yr
Wind risk 4/10 · Minor
- Chance of severe wind over 30 yrs
- 19.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B- 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 +30.0/30.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- ARV discount +7.5/15.0
- 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
$74,750
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
INVESTOR SPECIAL! AGENTS PLEASE READ THIS BEFORE CALLING. THE LISTING AGENT DOES NOT HAVE INFORMATION ON THIS LISTING AS IT'S A FLAT FEE LISTING. YOUR BEST POINT OF CONTACT IS JENNA TOLAND AT NINE ZERO THREE FOUR THREE SIX THREE NINE FIVE EIGHT. Check private remarks for more details. Original hardwood floors, wood-burning fireplace, great bones, and located in a thriving up and coming economy of Sherman Texas! You are a short drive to Downtown Sherman, Hwy 75 for your commute, approximately 10 minutes away from Lake Texoma, 15 minutes from the upcoming Margaritaville Resort project, 20 minutes away from Choctaw Casino and an hour North of Dallas! In 5 years, you may wish you would have bought 5 of these, so let's make a deal! Selling AS-IS.
Key facts
- Commute to hwy 75
- Hardwood floors
- 6,447 sq ft lot
Tags
Neighborhood map
What this means for you Summary
Snapshot
- This is a 2-bed/1.0-bath single-family listed at $75k.
Deal economics
- At list price, monthly cash flow is $462 ($6k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $75k).
- Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
- Cap rate 13.7% 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-, 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); 479 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 30% 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 $516 of loan paydown is wiped out by about $2k 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.
- At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.
Negotiation context
- It's been on market 31 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
- 9 sale attempts since 12y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Risks & watch-outs
- Watch-outs: property tax is 3.6% of price; built in 1930 — 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.
Questions for the listing agent
- It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.88% ✓
- Cap rate
- 13.70%
- Cash-on-cash
- 26.46%
- DSCR
- 2.18
- GRM
- 4.4
CMA / ARV
- ARV (median comp)
- $160,064
- List price
- $74,750
- Delta
- -53.30%
- 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 |
|---|---|---|---|---|---|---|---|
| 802 E Jones St | 0.00mi | 2/1.0 | 1,092 (0%) | 0mo | $74,750 | $68 | 100 |
| 116 N Willow St | 0.19mi | 2/2.0 | 1,088 (-0%) | 4mo | $155,000 | $142 | 83 |
| 517 S Vaden St | 0.26mi | 3/2.0 (+1) | 1,107 (+1%) | 6mo | $213,000 | $192 | 72 |
| 1113 E Jones St | 0.22mi | 3/2.0 (+1) | 1,056 (-3%) | 9mo | $199,000 | $188 | 68 |
| 805 S Hazelwood St | 0.38mi | 3/2.0 (+1) | 1,100 (+1%) | 7mo | $165,000 | $150 | 66 |
| 118 N Harrison Ave | 0.62mi | 3/1.5 (+1) | 1,086 (-0%) | 0mo | $179,900 | $166 | 63 |
| 620 S First | 0.28mi | 2/2.0 | 1,002 (-8%) | 10mo | $186,999 | $187 | 61 |
| 424 S Maxey St | 0.11mi | 3/2.0 (+1) | 1,247 (+14%) | 10mo | $160,000 | $128 | 54 |
| 512 N Lee Ave | 0.58mi | 2/1.0 | 988 (-10%) | 9mo | $72,500 | $73 | 50 |
| 1016 S 1st St | 0.56mi | 2/2.0 | 946 (-13%) | 1mo | $206,000 | $218 | 46 |
| 527 S Gribble St | 0.39mi | 3/2.0 (+1) | 1,240 (+14%) | 7mo | $180,000 | $145 | 44 |
| 110 W Moore St | 0.73mi | 2/2.0 | 1,028 (-6%) | 10mo | $165,000 | $161 | 44 |
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
- IRR
- 16.4%
- Equity multiple
- 1.63×
- Total profit
- $13,261
- Equity at exit
- $11,145
- IRR
- 22.4%
- Equity multiple
- 2.62×
- Total profit
- $33,878
- Equity at exit
- $6,463
Cash invested: $20,930 (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
ZIP-level market 75090
- Home prices YoY
- -20.0%
- Rents YoY
- -2.7%
- Active inventory
- 479
- Price-to-rent
- 4.4×
Monthly cashflow live
- Estimated rent
- $1,407 high interval (Pro) →
- Mortgage (P&I)
- −$392
- Tax from tax record
- −$227 /mo · $2,726/yr
- Insurance
- −$31
- HOA
- −$0
- Vacancy / Maint / Mgmt
- −$296
- Net cashflow
- $462
Break-even live
Sensitivity live
| Price | -10% $504 | -5% $483 | +0% $462 | +5% $440 | +10% $419 |
|---|---|---|---|---|---|
| Rent | -10% $350 | -5% $406 | +0% $462 | +5% $517 | +10% $573 |
| Rate | -1.0pp $499 | -0.5pp $481 | base $462 | +0.5pp $442 | +1.0pp $422 |
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
- $18,688
- Closing costs
- $2,242
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 410 S Vaden St Unit A Sherman, TX | 1.0 | 1.0 | 700 | $850 | $1.21 | 45d | 1 | 0.20mi |
| 1014 E Pecan St Sherman, TX | 3.0 | 2.0 | 1340 | $1,900 | $1.42 | 45d | 1 | 0.34mi |
| 822 S Throckmorton St Sherman, TX | 3.0 | 2.0 | 1288 | $1,350 | $1.05 | 45d | 1 | 0.38mi |
| 304 E King St Sherman, TX | 2.0 | 1.0 | 876 | $1,250 | $1.43 | 45d | 1 | 0.38mi |
| 1313 E Lamar St Sherman, TX | 2.0 | 1.0 | 1308 | $1,425 | $1.09 | 22d | 1 | 0.40mi |
| 923 S First St Sherman, TX | 2.0 | 1.0 | 891 | $1,125 | $1.26 | 22d | 1 | 0.45mi |
| 1006 S Throckmorton St Sherman, TX | 2.0 | 1.0 | 705 | $1,026 | $1.46 | 45d | 1 | 0.50mi |
| 108 N Cleveland Ave Sherman, TX | 3.0 | 1.5 | 1060 | $1,200 | $1.13 | 45d | 1 | 0.57mi |
| 1429 E Odneal St Sherman, TX | 3.0 | 2.0 | 1218 | $1,700 | $1.40 | 45d | 1 | 0.58mi |
| 1124 S Hazelwood St Sherman, TX | 3.0 | 2.0 | 1347 | $1,650 | $1.22 | 45d | 1 | 0.61mi |
| 609 E Carter St Sherman, TX | 3.0 | 2.0 | 1230 | $1,450 | $1.18 | 22d | 1 | 0.65mi |
| 607 E Carter St Unit 609 Sherman, TX | 3.0 | 2.0 | 1230 | $1,450 | $1.18 | 22d | 1 | 0.66mi |
| 408 N Cleveland Ave Sherman, TX | 2.0 | 2.5 | 1132 | $1,300 | $1.15 | 45d | 1 | 0.67mi |
| 608 E College St Unit 608 Sherman, TX | 3.0 | 2.0 | 1230 | $1,325 | $1.08 | 22d | 1 | 0.69mi |
| 600 E Rosedale St Sherman, TX | 2.0 | 1.0 | 925 | $995 | $1.08 | 45d | 1 | 0.69mi |
| 614 E College St Sherman, TX | 3.0 | 2.0 | 1238 | $1,400 | $1.13 | 22d | 1 | 0.70mi |
| 620 N Walnut St Sherman, TX | 2.0 | 1.0 | 1100 | $1,050 | $0.95 | 45d | 1 | 0.72mi |
| 823 N Branch St Sherman, TX | 3.0 | 2.0 | 1357 | $1,650 | $1.22 | 22d | 1 | 0.74mi |
| 916 N Throckmorton St Sherman, TX | 3.0 | 2.0 | 1259 | $1,400 | $1.11 | 22d | 1 | 0.76mi |
| 1338 McCall St Sherman, TX | 3.0 | 2.0 | 1248 | $1,525 | $1.22 | 45d | 1 | 0.76mi |
| 615 N Cleveland Ave #617 Sherman, TX | 3.0 | 2.0 | 1316 | $1,600 | $1.22 | 45d | 1 | 0.80mi |
| 217 N Burdette Ave Sherman, TX | 3.0 | 1.0 | 1288 | $1,400 | $1.09 | 45d | 1 | 0.86mi |
| 706 N Harrison Ave Ste 100 Sherman, TX | 3.0 | 2.5 | 1350 | $1,395 | $1.03 | 22d | 1 | 0.87mi |
| 1402 S Montgomery St Sherman, TX | 3.0 | 2.0 | 1160 | $1,399 | $1.21 | 45d | 1 | 0.92mi |
| 1121 Patricia Dr Sherman, TX | 3.0 | 2.0 | 1472 | $1,450 | $0.99 | 22d | 1 | 1.03mi |
| 830 S Lyon St Sherman, TX | 2.0 | 1.0 | 784 | $1,095 | $1.40 | 45d | 1 | 1.03mi |
| 515 N Colbert Ave Sherman, TX | 2.0 | 1.0 | 707 | $1,250 | $1.77 | 22d | 1 | 1.06mi |
| 1219 S Austin St Unit 1219 Sherman, TX | 2.0 | 2.0 | 1297 | $1,650 | $1.27 | 45d | 1 | 1.07mi |
| 1223 S Austin St Unit 1223 Sherman, TX | 2.0 | 2.0 | 1297 | $1,650 | $1.27 | 45d | 1 | 1.07mi |
| 817 W Lamar St Sherman, TX | 3.0 | 2.0 | 1074 | $1,495 | $1.39 | 45d | 1 | 1.07mi |
| 417 W Dulin St Unit 417 Sherman, TX | 3.0 | 2.0 | 1386 | $1,850 | $1.33 | 45d | 1 | 1.09mi |
| 419 W Dulin St Unit 419 Sherman, TX | 3.0 | 2.0 | 1386 | $1,850 | $1.33 | 45d | 1 | 1.09mi |
| 422 N Elliott St Sherman, TX | 3.0 | 2.5 | 1500 | $1,650 | $1.10 | 22d | 1 | 1.09mi |
| 820 N Sam Rayburn Fwy Unit 204 Sherman, TX | 2.0 | 1.5 | 1027 | $1,350 | $1.31 | 45d | 1 | 1.09mi |
| 524-526 N Woods St Sherman, TX | 3.0 | 2.0 | 1454 | $1,445 | $0.99 | 45d | 1 | 1.10mi |
| 913 N Brents Ave Sherman, TX | 3.0 | 2.5 | 1419 | $1,500 | $1.06 | 45d | 1 | 1.10mi |
| 1110 N Ross Ave Sherman, TX | 3.0 | 2.0 | 1377 | $1,750 | $1.27 | 22d | 1 | 1.13mi |
| 1014 N Brents Ave #1012 Sherman, TX | 3.0 | 2.0 | 1208 | $1,350 | $1.12 | 45d | 1 | 1.13mi |
| 906 W Houston St Sherman, TX | 2.0 | 1.0 | 989 | $1,175 | $1.19 | 45d | 1 | 1.14mi |
| 908 W Houston St Sherman, TX | 2.0 | 1.0 | 989 | $1,299 | $1.31 | 22d | 1 | 1.15mi |
Listing history 27 events
-
2026-05-14price $74,750 751-char remark
Show marketing remark (751 chars)
INVESTOR SPECIAL! AGENTS PLEASE READ THIS BEFORE CALLING. THE LISTING AGENT DOES NOT HAVE INFORMATION ON THIS LISTING AS IT'S A FLAT FEE LISTING. YOUR BEST POINT OF CONTACT IS JENNA TOLAND AT NINE ZERO THREE FOUR THREE SIX THREE NINE FIVE EIGHT. Check private remarks for more details. Original hardwood floors, wood-burning fireplace, great bones, and located in a thriving up and coming economy of Sherman Texas! You are a short drive to Downtown Sherman, Hwy 75 for your commute, approximately 10 minutes away from Lake Texoma, 15 minutes from the upcoming Margaritaville Resort project, 20 minutes away from Choctaw Casino and an hour North of Dallas! In 5 years, you may wish you would have bought 5 of these, so let's make a deal! Selling AS-IS.
-
2026-05-06status Active 751-char remark
Show marketing remark (751 chars)
INVESTOR SPECIAL! AGENTS PLEASE READ THIS BEFORE CALLING. THE LISTING AGENT DOES NOT HAVE INFORMATION ON THIS LISTING AS IT'S A FLAT FEE LISTING. YOUR BEST POINT OF CONTACT IS JENNA TOLAND AT NINE ZERO THREE FOUR THREE SIX THREE NINE FIVE EIGHT. Check private remarks for more details. Original hardwood floors, wood-burning fireplace, great bones, and located in a thriving up and coming economy of Sherman Texas! You are a short drive to Downtown Sherman, Hwy 75 for your commute, approximately 10 minutes away from Lake Texoma, 15 minutes from the upcoming Margaritaville Resort project, 20 minutes away from Choctaw Casino and an hour North of Dallas! In 5 years, you may wish you would have bought 5 of these, so let's make a deal! Selling AS-IS.
-
2026-05-02status Pending 751-char remark
Show marketing remark (751 chars)
INVESTOR SPECIAL! AGENTS PLEASE READ THIS BEFORE CALLING. THE LISTING AGENT DOES NOT HAVE INFORMATION ON THIS LISTING AS IT'S A FLAT FEE LISTING. YOUR BEST POINT OF CONTACT IS JENNA TOLAND AT NINE ZERO THREE FOUR THREE SIX THREE NINE FIVE EIGHT. Check private remarks for more details. Original hardwood floors, wood-burning fireplace, great bones, and located in a thriving up and coming economy of Sherman Texas! You are a short drive to Downtown Sherman, Hwy 75 for your commute, approximately 10 minutes away from Lake Texoma, 15 minutes from the upcoming Margaritaville Resort project, 20 minutes away from Choctaw Casino and an hour North of Dallas! In 5 years, you may wish you would have bought 5 of these, so let's make a deal! Selling AS-IS.
-
2026-04-15$90,000 Active 751-char remark
Show marketing remark (751 chars)
INVESTOR SPECIAL! AGENTS PLEASE READ THIS BEFORE CALLING. THE LISTING AGENT DOES NOT HAVE INFORMATION ON THIS LISTING AS IT'S A FLAT FEE LISTING. YOUR BEST POINT OF CONTACT IS JENNA TOLAND AT NINE ZERO THREE FOUR THREE SIX THREE NINE FIVE EIGHT. Check private remarks for more details. Original hardwood floors, wood-burning fireplace, great bones, and located in a thriving up and coming economy of Sherman Texas! You are a short drive to Downtown Sherman, Hwy 75 for your commute, approximately 10 minutes away from Lake Texoma, 15 minutes from the upcoming Margaritaville Resort project, 20 minutes away from Choctaw Casino and an hour North of Dallas! In 5 years, you may wish you would have bought 5 of these, so let's make a deal! Selling AS-IS.
-
2024-09-14historical
-
2024-06-19status Active
-
2024-06-18historical Active Option Contract
-
2024-05-28status Active
-
2024-03-25historical Active Option Contract
-
2024-03-19price $110,000
-
2024-03-13$129,000 Active
-
2024-03-06soldstatus
-
2015-12-23soldstatus Sold
-
2015-11-10status Pending
-
2015-10-22historical Active Option Contract
-
2015-10-19price $39,999
-
2015-09-04price $51,000
-
2015-07-21$52,000 Active
-
2015-07-21historical
-
2015-07-21status Active
-
2015-05-19historical
-
2015-05-19$46,000
-
2015-05-01historical
-
2015-02-15price $48,000
-
2014-10-16price $54,000
-
2014-09-23$59,000 Active
-
1957-12-14soldstatus
ⓘ 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
- $2,726 · $227/mo
- Projected year-2 tax
- $2,726 · $227/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 6/10 Major
- Heat 6/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
- Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
- Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $16,888
- − Mortgage interest
- −$4,187
- − Property taxes
- −$2,726
- − Insurance
- −$374
- − Repairs & maintenance
- −$1,351
- − Management
- −$1,351
- − Depreciation
- −$2,175
- Taxable income
- $4,725
- Est. tax owed @ 24.0%
- −$1,134
- After-tax cash flow
- $4,404/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
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
- 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
+26.7% since first listed27 events — show timeline
- 2026-05-14 Price Changed $74,750 NTREIS
- 2026-05-06 Relisted — NTREIS
- 2026-05-02 Pending — NTREIS
- 2026-04-15 Listed $90,000 NTREIS
- 2024-09-14 Listing Removed — NTREIS
- 2024-06-19 Relisted — NTREIS
- 2024-06-18 Contingent — NTREIS
- 2024-05-28 Relisted — NTREIS
- 2024-03-25 Contingent — NTREIS
- 2024-03-19 Price Changed $110,000 NTREIS
- 2024-03-13 Listed $129,000 NTREIS
- 2024-03-06 Sold (Public Records) — Public Records
- 2015-12-23 Sold (MLS) — NTREIS
- 2015-11-10 Pending — NTREIS
- 2015-10-22 Contingent — NTREIS
- 2015-10-19 Price Changed $39,999 NTREIS
- 2015-09-04 Price Changed $51,000 NTREIS
- 2015-07-21 Listed $52,000 NTREIS
- 2015-07-21 Listing Removed — NTREIS
- 2015-07-21 Relisted — NTREIS
- 2015-05-19 Listed $46,000 NTREIS
- 2015-05-19 Listing Removed — NTREIS
- 2015-05-01 Listing Removed — NTREIS
- 2015-02-15 Price Changed $48,000 NTREIS
- 2014-10-16 Price Changed $54,000 NTREIS
- 2014-09-23 Listed $59,000 NTREIS
- 1957-12-14 Sold (Public Records) — Public Records
Property tax history
+10.6%/yrLatest (2025): $2,726 · -9.2% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…