1130 S Buffalo St · Canton, TX 75103

$129,000

3 bd · 1.0 ba · 1,178 sqft · SingleFamily public records · 18 Days on market

Built 1939 0.31 ac lot Est $179k · 28% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.4/10.0
• 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

Opportunity awaits in the heart of town! Ideally located within walking distance of the elementary and junior high schools and just minutes from shopping, dining, and everyday conveniences. Inside, you'll find original hardwood floors and charming 1965 character throughout, along with a decorative fireplace. Whether you're looking for a place to make your own or searching for your next investment property, this home offers plenty of potential. With solid bones and room for updates, it's a great fixer upper for buyers wanting to add their personal touch. Investors will also appreciate the central location and rental potential.

Key facts

• Rental potential
• Decorative fireplace
• Central location

Tags

• WALKING DISTANCE SCHOOLS
• ORIGINAL HARDWOOD FLOORS
• DECORATIVE FIREPLACE
• CENTRAL LOCATION
• RENTAL POTENTIAL

Property features AI

Finance

• Other: Property is not attached; Not in a municipal utility district
• Financial info: Listing terms include Cash and Conventional
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; All-weather road access
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1965; Composition roof; Pillar/post/pier foundation
• Exterior features: Few trees on the lot; No fencing

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (Primary bedroom on level 1)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Cable TV available; One living area; One dining area; Two total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 260 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $892 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 18 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $179,056
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1361 Shady Ln	0.44mi	3/2.0	1,262 (+7%)	8mo	$140,000	$111	57
1200/1190 Big Rock St	0.26mi	4/2.5 (+1)	1,036 (-12%)	0mo	$199,900	$193	56
1031 Tower St	0.30mi	3/2.0	1,248 (+6%)	20mo	$140,000	$112	55
542 Little Rock St	0.28mi	3/2.0	1,258 (+7%)	23mo	$200,000	$159	53
1321 Big Rock St	0.41mi	3/2.0	1,248 (+6%)	23mo	$199,900	$160	48
761 S Pacific St	0.33mi	2/2.0 (-1)	1,326 (+13%)	9mo	$189,900	$143	47
1324 Forrest Dr	0.36mi	3/2.0	1,309 (+11%)	21mo	$179,900	$137	43
512 W College St	0.58mi	3/2.0	1,120 (-5%)	22mo	$170,000	$152	42
558 E Elm St	0.35mi	2/1.0 (-1)	1,034 (-12%)	21mo	$139,000	$134	41
1470 Forrest Dr	0.65mi	2/1.5 (-1)	1,130 (-4%)	18mo	$195,000	$173	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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,978
• Equity at exit: $19,234

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $22,838
• Equity at exit: $11,154

Cash invested: $36,120 (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: 260
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$676
• Tax from tax record: −$234 /mo · $2,814/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $296

Break-even live

Break-even rent $1,221

Max offer price $129,000

Occupancy floor 76%

Sensitivity live

Price	-10% $369	-5% $333	+0% $296	+5% $260	+10% $223
Rent	-10% $170	-5% $233	+0% $296	+5% $359	+10% $422
Rate	-1.0pp $361	-0.5pp $329	base $296	+0.5pp $263	+1.0pp $229

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 Tower St Canton, TX	3.0	1.5	1210	$1,525	$1.26	19d	1	0.29mi
405 Beard St Canton, TX	3.0	2.0	1147	$1,675	$1.46	8d	1	0.34mi
1361 Shady Ln Canton, TX	3.0	2.0	1262	$1,600	$1.27	0d	1	0.43mi
351 Mill Creek Rd Canton, TX	2.0	1.0	875	$1,200	$1.37	0d	1	0.65mi
351 Mill Creek Rd Canton, TX	2.0	1.0	875	$1,200	$1.37	44d	1	0.65mi
900 W State Highway 243 Canton, TX	3.0	2.0	1087	$1,750	$1.61	0d	1	0.84mi
908 Texas 243 Canton, TX	3.0	2.0	1148	$1,750	$1.52	0d	1	0.87mi
341 Dry Creek Ln Canton, TX	3.0	2.0	1412	$1,900	$1.35	25d	1	1.08mi
519 Burnett Trl Canton, TX	3.0	2.0	1294	$1,900	$1.47	23d	1	1.10mi
680 Cherry Creek Ln Canton, TX	3.0	2.0	1244	$1,700	$1.37	0d	1	1.14mi

Listing history 12 events

1. 2026-06-21
   days on market $129,000 Active 18 DOM
2. 2026-06-18
   days on market $129,000 Active 15 DOM
3. 2026-06-17
   days on market $129,000 Active 14 DOM
4. 2026-06-16
   days on market $129,000 Active 13 DOM
5. 2026-06-15
   days on market $129,000 Active 12 DOM
6. 2026-06-13
   days on market $129,000 Active 10 DOM
7. 2026-06-13
   days on market $129,000 Active 9 DOM
8. 2026-06-09
   days on market $129,000 Active 6 DOM
9. 2026-06-08
   days on market $129,000 Active 5 DOM
10. 2026-06-07
    days on market $129,000 Active 4 DOM
11. 2026-06-04
    remarks 633-char remark
12. 2026-06-04
    listed $129,000 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: $2,814 · $234/mo
• Projected year-2 tax: $2,814 · $234/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,151
• − Mortgage interest: −$7,226
• − Property taxes: −$2,814
• − Insurance: −$645
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$3,753
• Taxable income: $1,649
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $3,157/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

3 events — show timeline

• 2026-06-03 Listed $129,000 NTREIS
• 2025-04-28 Sold (Public Records) — Public Records
• 1995-09-28 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,814 · -0.3% YoY. Source: county tax records.