22229 State Highway 64 · Canton, TX 75103

$150,000

2 bd · 1.0 ba · 1,189 sqft · SingleFamily public records · 2 Days on market

Built 1967 0.51 ac lot

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy country living with this inviting 2-bedroom, 1-bath home situated on approximately 0.515 acres in desirable Van Zandt County and Canton ISD. The property features a covered front porch, perfect for enjoying your morning coffee or relaxing at the end of the day, along with a fenced yard offering space for pets, gardening, or outdoor activities. Additional features include a 1-car attached carport and an outbuilding with electricity, ideal for a workshop, hobby space, storage, or a variety of other uses. Whether you're a first-time homebuyer, looking to downsize, or seeking an investment opportunity, this property offers both functionality and potential. Conveniently located with easy access to Tyler, Dallas, and surrounding areas, you'll enjoy the benefits of country living while remaining within an easy commute to work, shopping, dining, and entertainment.

Key facts

• Covered front porch
• Fenced yard
• Easy access to tyler

Tags

• COVERED FRONT PORCH
• FENCED YARD
• OUTBUILDING WITH ELECTRICITY
• EASY ACCESS TO TYLER
• EASY ACCESS TO DALLAS

Property features AI

Finance

• Other: Property listed for sale (active); Possession negotiable; Photos available (39)
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport (1 covered space); Driveway; One carport space
• Security: Smoke detector(s)
• Utilities: Co-op water; Septic system; Propane; Outside city limits service
• Home design: Single-family residence (residential); Accessory unit present; Attached to accessory unit; One story; No known restrictions; Year built 1967
• Construction: Siding construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered front porch and patio; Large backyard with grass; Few trees; Outbuilding and workshop with electric; Fenced front and back yard (chain link, wood, other)

Interior

• Kitchen: Built-in cabinets; Gas range; Plumbed for gas in kitchen
• Bedrooms: Primary bedroom on main level; Additional bedroom on main level
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: One full bathroom on main level with built-in cabinets and solid-surface counters
• Heating & cooling: Central heating (propane); Central electric air conditioning; Gas water heater
• Interior features: Cable TV available; Decorative lighting; High-speed internet available; Window coverings; Seven total rooms; One living area; One dining area; One level (single-story)
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Separate utility room (utility in garage) with built-in cabinets

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-38 ($-452/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (12.7% below list).
• Recommended offer: $131k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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-, amenities F, commute 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.
• Zoned schools: Canton El (571 students, 57% FRL) — zoned schools average 57% FRL vs 40% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $1k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $130,958 (12.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1967 — 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: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-26,662
• Equity at exit: $22,365

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-26,135
• Equity at exit: $12,969

Cash invested: $42,000 (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 75103

• Home prices YoY: -14.3%
• Active inventory: 259
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$223 /mo · $2,677/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-38

Break-even live

Break-even rent $1,357

Max offer price $143,350

Occupancy floor 98%

Sensitivity live

Price	-10% $47	-5% $5	+0% $-38	+5% $-80	+10% $-123
Rent	-10% $-141	-5% $-89	+0% $-38	+5% $14	+10% $66
Rate	-1.0pp $38	-0.5pp $1	base $-38	+0.5pp $-77	+1.0pp $-116

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $150,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $150,000 Active 1 DOM

ⓘ 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: $2,677 · $223/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$68/yr (+$6/mo · 2.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $15,715
• − Mortgage interest: −$8,402
• − Property taxes: −$2,677
• − Insurance: −$750
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$4,364
• Taxable loss: −$2,993
• Est. tax savings @ 24.0%: +$718
• After-tax cash flow: $266/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

• 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

+0.0% since first listed

7 events — show timeline

• 2026-06-16 Listed $150,000 HCBOR
• 2026-06-16 Listed $150,000 LAAR
• 2026-06-16 Listed $150,000 GTAR
• 2026-06-16 Listed $150,000 HARMLS
• 2026-06-16 Listed $150,000 NTREIS
• 2019-11-15 Sold (Public Records) — Public Records
• 2006-03-20 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,677 · +3.6% YoY. Source: county tax records.