410 County Road 2122 · Canton, TX 75103

$179,900

4 bd · 2.0 ba · 2,040 sqft · Manufactured public records · 11 Days on market

Built 2025 0.41 ac lot ↓ 20% since listing

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

This 2025 4 bedroom, 2 bath home features a split floor plan and an open, inviting layout that feels like new, with all kitchen appliances included for easy move-in. The kitchen flows seamlessly into the dining and living areas--perfect for family gatherings or entertaining. The guest bathroom with a shower-tub combo, three guest-kids' bedrooms, and a welcoming master suite with its own bath. Large laundry room. Luxury vinyl flooring in main area of the home. Nice shade trees on the lot and a patio in the back yard to enjoy nature.

Key facts

• Master suite
• Split floor plan
• Open layout

Tags

• SPLIT FLOOR PLAN
• OPEN LAYOUT
• KITCHEN APPLIANCES INCLUDED
• DINING AND LIVING AREAS
• GUEST BATHROOM
• MASTER SUITE

Property features AI

Finance

• Other: Possession at closing/funding
• Financial info: Treat as clear loan type; No second mortgage; Listing accepts Cash, Conventional, FHA, and VA financing; Special listing condition: Bankruptcy property
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Utilities: Aerobic septic
• Home design: Single family residence; One story; New construction (built in 2025); Not attached to other properties
• Construction: Composition roof; Built in 2025
• Exterior features: Deck; Less than 0.5 acre lot

Interior

• Kitchen: Kitchen island; Built-in cabinets; Water line to refrigerator; Dishwasher; Electric range
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom with walk-in closet, dual sinks, separate shower, and built-in cabinets; At least one bedroom with walk-in closet
• Bathrooms: 2 full bathrooms; Primary bath includes separate shower and dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Open floorplan; Kitchen island; Pantry; Double vanity; Cable TV available; Built-in cabinets
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 10.6% 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); 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; 2 comparable units currently listed for rent nearby; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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, 53% 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 $179,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.26%
• DSCR: 1.68
• GRM: 6.6

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $11,628
• Equity at exit: $26,824

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $62,577
• Equity at exit: $15,554

Cash invested: $50,372 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,271 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $641

Break-even live

Break-even rent $1,460

Max offer price $179,900

Occupancy floor 67%

Sensitivity live

Price	-10% $742	-5% $692	+0% $641	+5% $590	+10% $539
Rent	-10% $461	-5% $551	+0% $641	+5% $730	+10% $820
Rate	-1.0pp $731	-0.5pp $686	base $641	+0.5pp $594	+1.0pp $547

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Granada Sq Canton, TX	3.0	2.0	2022	$2,400	$1.19	18d	1	1.04mi
175 E Elm St Canton, TX	3.0	2.0	1904	$2,100	$1.10	0d	1	1.30mi

Listing history 14 events

1. 2026-05-04
   status Pending 539-char remark
2. 2026-04-23
   listed $179,900 Active 539-char remark
3. 2025-12-10
   price $178,000
4. 2025-11-21
   price $180,000
5. 2025-10-29
   price $195,000
6. 2025-10-22
   price $210,000
7. 2025-09-09
   listed $225,000 Active
8. 2010-05-03
   soldstatus
9. 2009-04-17
   soldstatus
10. 2003-12-11
    soldstatus
11. 2003-01-29
    soldstatus
12. 1997-04-17
    soldstatus
13. 1997-03-12
    soldstatus
14. 1993-10-18
    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: $1,621 · $135/mo
• Projected year-2 tax: $3,292 · $274/mo
• Expected delta: +$1,671/yr (+$139/mo · 103.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $27,251
• − Mortgage interest: −$10,077
• − Property taxes: −$1,621
• − Insurance: −$900
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$5,233
• Taxable income: $5,060
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $6,473/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

-20.0% since first listed

15 events — show timeline

• 2026-06-05 Sold (MLS) — NTREIS
• 2026-05-04 Pending — NTREIS
• 2026-04-23 Listed $179,900 NTREIS
• 2025-12-10 Price Changed $178,000 NTREIS
• 2025-11-21 Price Changed $180,000 NTREIS
• 2025-10-29 Price Changed $195,000 NTREIS
• 2025-10-22 Price Changed $210,000 NTREIS
• 2025-09-09 Listed $225,000 NTREIS
• 2010-05-03 Sold (Public Records) — Public Records
• 2009-04-17 Sold (Public Records) — Public Records
• 2003-12-11 Sold (Public Records) — Public Records
• 2003-01-29 Sold (Public Records) — Public Records
• 1997-04-17 Sold (Public Records) — Public Records
• 1997-03-12 Sold (Public Records) — Public Records
• 1993-10-18 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,621 · +333.8% YoY. Source: county tax records.