229 Bois D Arc St · Canton, TX 75103

$166,500

3 bd · 2.0 ba · 1,178 sqft · SingleFamily public records · 156 Days on market

Built 1961 0.26 ac lot $141/sqft · 23% below area Est $217k · 23% under

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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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +5.0/10.0
• 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

This is a great investment opportunity 3 bedrooms and 2 full baths with 2 carport and storage area nice big back yard with chain llink fence located close to the town square and First Monday Grounds

Key facts

• Big back yard
• Close to town square
• Chain link fence

Tags

• BIG BACK YARD
• CHAIN LINK FENCE
• CLOSE TO TOWN SQUARE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/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 $166k (0.0% below list).
• Recommended offer: $147k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $5k 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 156 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1961 — 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: 1.00% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 8.3

CMA / ARV

• ARV (median comp): $216,575
• List price: $166,500
• Delta: -23.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Bois D Arc St	0.04mi	3/1.5	1,232 (+5%)	2mo	$150,000	$122	87
711 Water Crest Cir	0.48mi	2/1.0 (-1)	1,184 (+0%)	9mo	$219,900	$186	60
201 Dodson	0.24mi	3/1.5	1,016 (-14%)	5mo	$195,000	$192	60
512 W College St	0.72mi	3/2.0	1,120 (-5%)	22mo	$170,000	$152	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-18,648
• Equity at exit: $24,826

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-5,382
• Equity at exit: $14,396

Cash invested: $46,620 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$873
• Tax from tax record: −$242 /mo · $2,909/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $130

Break-even live

Break-even rent $1,500

Max offer price $166,500

Occupancy floor 87%

Sensitivity live

Price	-10% $224	-5% $177	+0% $130	+5% $83	+10% $36
Rent	-10% $-1	-5% $64	+0% $130	+5% $196	+10% $262
Rate	-1.0pp $214	-0.5pp $172	base $130	+0.5pp $87	+1.0pp $43

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: $41,625
• Closing costs: $4,995
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
680 Cherry Creek Ln Canton, TX	3.0	2.0	1244	$1,700	$1.37	1d	1	0.63mi
405 Beard St Canton, TX	3.0	2.0	1147	$1,675	$1.46	7d	1	0.92mi
1107 Tower St Canton, TX	3.0	1.5	1210	$1,525	$1.26	19d	1	1.00mi
1361 Shady Ln Canton, TX	3.0	2.0	1262	$1,600	$1.27	1d	1	1.10mi
900 W State Highway 243 Canton, TX	3.0	2.0	1087	$1,750	$1.61	1d	1	1.27mi
908 Texas 243 Canton, TX	3.0	2.0	1148	$1,750	$1.52	1d	1	1.28mi

Listing history 17 events

1. 2026-06-18
   days on market $166,500 Active 156 DOM
2. 2026-06-17
   days on market $166,500 Active 155 DOM
3. 2026-06-16
   days on market $166,500 Active 154 DOM
4. 2026-06-15
   days on market $166,500 Active 153 DOM
5. 2026-06-13
   days on market $166,500 Active 151 DOM
6. 2026-06-13
   pricedays on market $166,500 Active 150 DOM
7. 2026-06-09
   days on market $167,500 Active 147 DOM
8. 2026-06-08
   days on market $167,500 Active 146 DOM
9. 2026-06-07
   days on market $167,500 Active 145 DOM
10. 2026-06-04
    days on market $167,500 Active 142 DOM
11. 2026-06-03
    days on market $167,500 Active 141 DOM
12. 2026-06-02
    days on market $167,500 Active 140 DOM
13. 2026-06-01
    days on market $167,500 Active 139 DOM
14. 2026-05-31
    days on market $167,500 Active 138 DOM
15. 2026-04-22
    price $168,000 200-char remark

    Show marketing remark (200 chars)

    This is a great investment opportunity 3 bedrooms and 2 full baths with 2 carport and storage area nice big back yard with chain llink fence located close to the town square and First Monday Grounds

16. 2026-01-13
    listed $169,000 Active 200-char remark

    Show marketing remark (200 chars)

    This is a great investment opportunity 3 bedrooms and 2 full baths with 2 carport and storage area nice big back yard with chain llink fence located close to the town square and First Monday Grounds

17. 1985-02-28
    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: $2,909 · $242/mo
• Projected year-2 tax: $3,047 · $254/mo
• Expected delta: +$138/yr (+$12/mo · 4.7%)

ⓘ 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 ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $19,975
• − Mortgage interest: −$9,327
• − Property taxes: −$2,909
• − Insurance: −$832
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$4,844
• Taxable loss: −$1,133
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $1,833/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

-0.6% since first listed

3 events — show timeline

• 2026-04-22 Price Changed $168,000 NTREIS
• 2026-01-13 Listed $169,000 NTREIS
• 1985-02-28 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,909 · +0.9% YoY. Source: county tax records.