342 VZ County Road 2101 · Canton, TX 75103

$285,000

4 bd · 2.0 ba · 1,525 sqft · SingleFamily public records · 131 Days on market

Built 1965 0.50 ac lot $187/sqft · 26% above area Est $311k · 8% under

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Why this score? — see what drove the F 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).

• ARV discount +11.3/15.0
• Cash flow +5.4/30.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located just minutes from downtown Canton, this property offers the perfect blend of convenience and country living. Enjoy the peace and privacy of a rural setting while still being close to shopping, dining, and the famous First Monday grounds. Whether you’re looking for a primary residence, weekend escape, or investment opportunity, this property provides room to spread out and make it your own. With easy access to major highways and all that Canton has to offer, the location makes commuting simple while preserving the charm of East Texas.

Key facts

• Close to dining
• Rural setting
• Close to shopping

Tags

• MINUTES FROM DOWNTOWN CANTON
• RURAL SETTING
• CLOSE TO SHOPPING
• CLOSE TO DINING
• EASY ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-620 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (38.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (38.8% below list).
• Recommended offer: $174k (38.8% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 3.0% in Canton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Canton J H (math 47% / reading 52%, grade C, #356 of 1,662 statewide, top 23%, 550 students, 47% FRL); Canton H S (math 67% / reading 72%, grade B, #119 of 1,632 statewide, top 9%, 653 students, 41% FRL).
• Market conditions: 261 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $2k of loan paydown is wiped out by about $9k 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 131 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% 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 $174,448 (38.8% 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. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.33%
• DSCR: 0.59
• GRM: 13.6

CMA / ARV

• ARV (median comp): $311,292
• List price: $285,000
• Delta: -8.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2031 Lisa Cir	0.37mi	3/2.0 (-1)	1,520 (-0%)	22mo	$235,000	$155	59
2072 Lisa Cir	0.32mi	3/2.0 (-1)	1,431 (-6%)	17mo	$245,000	$171	55
2120 Lisa Cir	0.38mi	3/2.0 (-1)	1,356 (-11%)	8mo	$225,500	$166	52
2012 Lisa Cir	0.39mi	3/2.0 (-1)	1,602 (+5%)	22mo	$275,000	$172	50
351 River Oaks Ln	0.74mi	3/2.0 (-1)	1,604 (+5%)	4mo	$245,000	$153	48
305 Vz County Road 2120	0.68mi	3/2.0 (-1)	1,560 (+2%)	24mo	$264,900	$170	40
318 River Oaks Ln	0.73mi	3/2.0 (-1)	1,416 (-7%)	15mo	$220,000	$155	37

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: -32.9%
• Equity multiple: -0.07×
• Total profit: $-85,635
• Equity at exit: $42,494

10-year hold

• IRR: -39.2%
• Equity multiple: -0.57×
• Total profit: $-125,250
• Equity at exit: $24,642

Cash invested: $79,800 (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: 261
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$385 /mo · $4,619/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-620

Break-even live

Break-even rent $2,529

Max offer price $175,450

Occupancy floor —

Sensitivity live

Price	-10% $-459	-5% $-539	+0% $-620	+5% $-701	+10% $-781
Rent	-10% $-758	-5% $-689	+0% $-620	+5% $-551	+10% $-482
Rate	-1.0pp $-477	-0.5pp $-548	base $-620	+0.5pp $-694	+1.0pp $-769

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0d	1	0.45mi
908 Texas 243 Canton, TX	3.0	2.0	1148	$1,750	$1.52	0d	1	0.83mi
900 W State Highway 243 Canton, TX	3.0	2.0	1087	$1,750	$1.61	0d	1	0.85mi
1361 Shady Ln Canton, TX	3.0	2.0	1262	$1,600	$1.27	0d	1	1.07mi
1107 Tower St Canton, TX	3.0	1.5	1210	$1,525	$1.26	20d	1	1.21mi
405 Beard St Canton, TX	3.0	2.0	1147	$1,675	$1.46	9d	1	1.32mi
108 Granada Sq Canton, TX	3.0	2.0	2022	$2,400	$1.19	18d	1	1.35mi

Listing history 34 events

1. 2026-06-21
   days on market $285,000 Active 131 DOM
2. 2026-06-18
   days on market $285,000 Active 128 DOM
3. 2026-06-17
   days on market $285,000 Active 127 DOM
4. 2026-06-16
   days on market $285,000 Active 126 DOM
5. 2026-06-15
   days on market $285,000 Active 125 DOM
6. 2026-06-13
   days on market $285,000 Active 123 DOM
7. 2026-06-13
   days on market $285,000 Active 122 DOM
8. 2026-06-09
   days on market $285,000 Active 119 DOM
9. 2026-06-08
   days on market $285,000 Active 118 DOM
10. 2026-06-07
    days on market $285,000 Active 117 DOM
11. 2026-06-04
    days on market $285,000 Active 114 DOM
12. 2026-06-03
    days on market $285,000 Active 113 DOM
13. 2026-06-02
    days on market $285,000 Active 112 DOM
14. 2026-06-01
    days on market $285,000 Active 111 DOM
15. 2026-05-31
    days on market $285,000 Active 110 DOM
16. 2026-05-15
    price $285,000 553-char remark

    Show marketing remark (553 chars)

    Located just minutes from downtown Canton, this property offers the perfect blend of convenience and country living. Enjoy the peace and privacy of a rural setting while still being close to shopping, dining, and the famous First Monday grounds. Whether you’re looking for a primary residence, weekend escape, or investment opportunity, this property provides room to spread out and make it your own. With easy access to major highways and all that Canton has to offer, the location makes commuting simple while preserving the charm of East Texas.

17. 2026-04-08
    price $300,000 553-char remark

    Show marketing remark (553 chars)

    Located just minutes from downtown Canton, this property offers the perfect blend of convenience and country living. Enjoy the peace and privacy of a rural setting while still being close to shopping, dining, and the famous First Monday grounds. Whether you’re looking for a primary residence, weekend escape, or investment opportunity, this property provides room to spread out and make it your own. With easy access to major highways and all that Canton has to offer, the location makes commuting simple while preserving the charm of East Texas.

18. 2026-02-07
    listed $315,000 Active 553-char remark

    Show marketing remark (553 chars)

    Located just minutes from downtown Canton, this property offers the perfect blend of convenience and country living. Enjoy the peace and privacy of a rural setting while still being close to shopping, dining, and the famous First Monday grounds. Whether you’re looking for a primary residence, weekend escape, or investment opportunity, this property provides room to spread out and make it your own. With easy access to major highways and all that Canton has to offer, the location makes commuting simple while preserving the charm of East Texas.

19. 2025-10-03
    historical
20. 2025-09-11
    price $315,000
21. 2025-07-22
    price $299,000
22. 2025-05-08
    price $305,000
23. 2025-04-21
    price $315,000
24. 2025-04-02
    listed $325,000 Active
25. 2024-06-25
    soldstatus
26. 2023-04-17
    soldstatus
27. 2023-04-14
    soldstatus Closed
28. 2023-04-14
    soldstatus
29. 2023-04-14
    soldstatus Closed
30. 2023-03-24
    status Pending
31. 2023-03-24
    historical
32. 2023-03-23
    listed $100,000 Active
33. 2023-03-23
    listed $100,000
34. 2023-03-23
    listed $100,000

ⓘ 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: $4,619 · $385/mo
• Projected year-2 tax: $5,216 · $435/mo
• Expected delta: +$596/yr (+$50/mo · 12.9%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $20,934
• − Mortgage interest: −$15,964
• − Property taxes: −$4,619
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$8,291
• Taxable loss: −$12,715
• Est. tax savings @ 24.0%: +$3,052
• After-tax cash flow: $-4,390/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

+185.0% since first listed

19 events — show timeline

• 2026-05-15 Price Changed $285,000 NTREIS
• 2026-04-08 Price Changed $300,000 NTREIS
• 2026-02-07 Listed $315,000 NTREIS
• 2025-10-03 Listing Removed — NTREIS
• 2025-09-11 Price Changed $315,000 NTREIS
• 2025-07-22 Price Changed $299,000 NTREIS
• 2025-05-08 Price Changed $305,000 NTREIS
• 2025-04-21 Price Changed $315,000 NTREIS
• 2025-04-02 Listed $325,000 NTREIS
• 2024-06-25 Sold (Public Records) — Public Records
• 2023-04-17 Sold (Public Records) — Public Records
• 2023-04-14 Sold (MLS) — LAAR
• 2023-04-14 Sold (MLS) — GTAR
• 2023-04-14 Sold (MLS) — NTREIS
• 2023-03-24 Pending — NTREIS
• 2023-03-24 Delisted — LAAR
• 2023-03-23 Listed $100,000 LAAR
• 2023-03-23 Listed $100,000 GTAR
• 2023-03-23 Listed $100,000 NTREIS

Property tax history

+10.5%/yr

Latest (2025): $4,619 · +192.5% YoY. Source: county tax records.