1055 VZ County Road 2106 · Canton, TX 75103

$120,000

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 535 Days on market

Built 1972 1.00 ac lot $105/sqft · 41% below area Est $204k · 41% under ↓ 24% 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.9/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The home sits on one acre in Canton ISD with 2 bedrooms, 1 full bath, and a large kitchen. The shop is 864 square feet with spray foam insulation, 2 separate bays, remote garage doors and an 8x36 foot overhang. The right garage bay was used as a gameroom and has tongue and groove pine on the walls. There is a well and an aerobic sewer system. The property is in the county.

Key facts

• Remote garage doors
• Two separate bays
• Large kitchen

Tags

• ONE ACRE
• LARGE KITCHEN
• SPRAY FOAM INSULATION
• TWO SEPARATE BAYS
• REMOTE GARAGE DOORS
• GAMEROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.0% in Canton — 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 72/100 on livability (#239 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D+, amenities F.
• Canton ISD (town): math 49% / reading 55% proficiency, ranked #151 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 259 active listings in the ZIP; 54 units permitted in Van Zandt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Van Zandt County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 535 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $45k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 535 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.09% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

• ARV (median comp): $203,957
• List price: $120,000
• Delta: -41.16%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-8,448
• Equity at exit: $17,892

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $6,909
• Equity at exit: $10,375

Cash invested: $33,600 (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 75103

• Home prices YoY: -14.3%
• Active inventory: 259
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$179 /mo · $2,150/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $172

Break-even live

Break-even rent $1,087

Max offer price $120,000

Occupancy floor 82%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $120,000 Active 535 DOM
2. 2026-06-17
   days on market $120,000 Active 534 DOM
3. 2026-06-16
   days on market $120,000 Active 533 DOM
4. 2026-06-15
   days on market $120,000 Active 532 DOM
5. 2026-06-13
   days on market $120,000 Active 530 DOM
6. 2026-06-13
   days on market $120,000 Active 529 DOM
7. 2026-06-09
   days on market $120,000 Active 526 DOM
8. 2026-06-08
   days on market $120,000 Active 525 DOM
9. 2026-06-07
   days on market $120,000 Active 524 DOM
10. 2026-06-04
    days on market $120,000 Active 521 DOM
11. 2026-06-03
    days on market $120,000 Active 520 DOM
12. 2026-06-02
    days on market $120,000 Active 519 DOM
13. 2026-06-01
    days on market $120,000 Active 518 DOM
14. 2026-05-31
    days on market $120,000 Active 517 DOM
15. 2026-05-11
    status Pending 375-char remark

    Show marketing remark (375 chars)

    The home sits on one acre in Canton ISD with 2 bedrooms, 1 full bath, and a large kitchen. The shop is 864 square feet with spray foam insulation, 2 separate bays, remote garage doors and an 8x36 foot overhang. The right garage bay was used as a gameroom and has tongue and groove pine on the walls. There is a well and an aerobic sewer system. The property is in the county.

16. 2026-02-13
    price $125,000 375-char remark

    Show marketing remark (375 chars)

    The home sits on one acre in Canton ISD with 2 bedrooms, 1 full bath, and a large kitchen. The shop is 864 square feet with spray foam insulation, 2 separate bays, remote garage doors and an 8x36 foot overhang. The right garage bay was used as a gameroom and has tongue and groove pine on the walls. There is a well and an aerobic sewer system. The property is in the county.

17. 2026-01-02
    price $129,000 375-char remark

    Show marketing remark (375 chars)

    The home sits on one acre in Canton ISD with 2 bedrooms, 1 full bath, and a large kitchen. The shop is 864 square feet with spray foam insulation, 2 separate bays, remote garage doors and an 8x36 foot overhang. The right garage bay was used as a gameroom and has tongue and groove pine on the walls. There is a well and an aerobic sewer system. The property is in the county.

18. 2026-01-02
    status Active 375-char remark

    Show marketing remark (375 chars)

    The home sits on one acre in Canton ISD with 2 bedrooms, 1 full bath, and a large kitchen. The shop is 864 square feet with spray foam insulation, 2 separate bays, remote garage doors and an 8x36 foot overhang. The right garage bay was used as a gameroom and has tongue and groove pine on the walls. There is a well and an aerobic sewer system. The property is in the county.

19. 2025-12-31
    historical 375-char remark

    Show marketing remark (375 chars)

    The home sits on one acre in Canton ISD with 2 bedrooms, 1 full bath, and a large kitchen. The shop is 864 square feet with spray foam insulation, 2 separate bays, remote garage doors and an 8x36 foot overhang. The right garage bay was used as a gameroom and has tongue and groove pine on the walls. There is a well and an aerobic sewer system. The property is in the county.

20. 2025-09-17
    price $135,000 375-char remark

    Show marketing remark (375 chars)

    The home sits on one acre in Canton ISD with 2 bedrooms, 1 full bath, and a large kitchen. The shop is 864 square feet with spray foam insulation, 2 separate bays, remote garage doors and an 8x36 foot overhang. The right garage bay was used as a gameroom and has tongue and groove pine on the walls. There is a well and an aerobic sewer system. The property is in the county.

21. 2025-07-30
    price $140,000 375-char remark

    Show marketing remark (375 chars)

    The home sits on one acre in Canton ISD with 2 bedrooms, 1 full bath, and a large kitchen. The shop is 864 square feet with spray foam insulation, 2 separate bays, remote garage doors and an 8x36 foot overhang. The right garage bay was used as a gameroom and has tongue and groove pine on the walls. There is a well and an aerobic sewer system. The property is in the county.

22. 2025-05-07
    price $150,000 375-char remark

    Show marketing remark (375 chars)

    The home sits on one acre in Canton ISD with 2 bedrooms, 1 full bath, and a large kitchen. The shop is 864 square feet with spray foam insulation, 2 separate bays, remote garage doors and an 8x36 foot overhang. The right garage bay was used as a gameroom and has tongue and groove pine on the walls. There is a well and an aerobic sewer system. The property is in the county.

23. 2025-03-03
    price $160,000 375-char remark

    Show marketing remark (375 chars)

    The home sits on one acre in Canton ISD with 2 bedrooms, 1 full bath, and a large kitchen. The shop is 864 square feet with spray foam insulation, 2 separate bays, remote garage doors and an 8x36 foot overhang. The right garage bay was used as a gameroom and has tongue and groove pine on the walls. There is a well and an aerobic sewer system. The property is in the county.

24. 2025-01-03
    soldstatus
25. 2024-12-16
    listed $165,000 Active 375-char remark

    Show marketing remark (375 chars)

    The home sits on one acre in Canton ISD with 2 bedrooms, 1 full bath, and a large kitchen. The shop is 864 square feet with spray foam insulation, 2 separate bays, remote garage doors and an 8x36 foot overhang. The right garage bay was used as a gameroom and has tongue and groove pine on the walls. There is a well and an aerobic sewer system. The property is in the county.

26. 1996-01-08
    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: $2,150 · $179/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$46/yr (+$4/mo · 2.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,654
• − Mortgage interest: −$6,722
• − Property taxes: −$2,150
• − Insurance: −$600
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,491
• Taxable income: $186
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $2,020/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: Canton ISD
• NCES district ID: 4812750
• Math proficiency: 49% ▼ -12.00%
• Reading proficiency: 55% ▼ -1.00%
• Median HH income: $46,385
• Composite: 44.08/100
• National rank: #2877
• State rank: #151 of 826 in TX

Livability — Canton

• Score: 72/100
• State rank: #239
• US rank: #5787

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C- Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canton, TX
• Population (ZIP): 16,222

Population outlook (Van Zandt County) Hauer SSP2

• Today (2025): 55,634 people
• By 2030: 56,479 · +1.5%
• By 2040: 57,672 · +3.7%
• By 2050: 57,913 · +4.1%
• By 2075: 57,544 · +3.4%
• By 2100: 52,659 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Van Zandt

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.2%
• 2008→2024 swing: -19.8pp toward R · 2008: -55.1pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+72.1 2016: R+72.1 2012: R+66.6 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.07%
• Current HPI: 227.6156
• Rent YoY: —
• Metro: —
• 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

-24.2% since first listed

12 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-02-13 Price Changed $125,000 NTREIS
• 2026-01-02 Price Changed $129,000 NTREIS
• 2026-01-02 Relisted — NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-09-17 Price Changed $135,000 NTREIS
• 2025-07-30 Price Changed $140,000 NTREIS
• 2025-05-07 Price Changed $150,000 NTREIS
• 2025-03-03 Price Changed $160,000 NTREIS
• 2025-01-03 Sold (Public Records) — Public Records
• 2024-12-16 Listed $165,000 NTREIS
• 1996-01-08 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,150 · +4.2% YoY. Source: county tax records.