Real Estate Investing in Sherman, Texas (75092)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75092 (Sherman, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Sherman, TX (75092)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 75092 Sherman
The 75092 ZIP in Sherman, TX is a local-operator market. Outside capital chasing a $289K entry has to pair deep knowledge with the discount.
The investment case in 75092 is healthy only for operators who understand what they are buying. A $289K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 75092 and stronger Sherman ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Put differently, 27,372 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 75092 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Sherman:
Property Strategy for 75092
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $180,510 | $1,400 | 5.6% | — | $90,255 |
| 3BR | $278,269 | $1,950 | 5.0% | +7.6% | $92,756 |
| 4BR | $360,490 | $2,240 | 4.5% | +6.9% | $90,122 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 75092 Compare?
| Metric | 75092 | Sherman | Sherman-Denison, TX | Texas |
|---|---|---|---|---|
| Home Value | $289,300 | $248,852 | N/A | $297,000 |
| 5-Year CAGR | 3.2% | 2.8% | N/A | 5.4% |
| Avg Rent | $1,236 | $1,373 | N/A | - |
| Cap Rate | 3.3% | 4.5% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 75092 (Sherman, TX). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 75092 (Sherman, TX)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $289,300 |
| Monthly Rent | $1,236 |
| Price-to-Rent | 19.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | -3.0% ▼ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 Rent Trends
| 1-Year | -12.7% ▼ |
| 3-Year CAGR | -6.5% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 75092
Population: 27,372
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 75092
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,277 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Sherman, TX?
Typical homes in Sherman, TX go for around $289K. The 5-year CAGR of 0.0% predictable price movement.
What is the tenant pool like in Sherman, TX?
Working renters make up the core of the Sherman, TX tenant base. The pool is reasonable for investors targeting long-term holds.
Does house hacking make sense in Sherman, TX?
The a challenging house-hack environment in Sherman, TX reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Does Sherman, TX favor landlords or tenants?
Sherman, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Is real estate in Sherman, TX a good investment right now?
Investors tracking Sherman, TX will find a 3.0/5 rating supported by $289K median home values and $1,236/mo rents. That profile suits long-term holders targeting predictable returns.
You know 75092 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 75092 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 75092 ranks in Sherman-Denison, TX
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 75092 (Sherman)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 75092 (Sherman, TX).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.