661 Sides Cir · Canton, TX 75103

$189,000

3 bd · 2.0 ba · 1,503 sqft · SingleFamily public records · 56 Days on market

Built 1973 0.38 ac lot $126/sqft · 10% below area Est $210k · 10% 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 +16.5/30.0
• ARV discount +12.0/15.0
• 1% rule +5.2/10.0
• DSCR +5.1/10.0
• 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

Seller offering Sellers Concessions! Welcome to this 3-bedroom, 2-bath home offering approximately 1,500 square feet, ideally situated on a corner lot in sought-after Canton ISD. Surrounded by mature trees, this property provides both shade and charm in an established neighborhood setting. Inside, you’ll find a functional layout with a mix of flooring and a sunroom that adds additional space—perfect for relaxing, entertaining, or enjoying natural light year-round. The kitchen and bathrooms have had some updates, offering a great starting point for buyers looking to add their own style and finishing touches. Additional features include an attached carport for convenient covered p

Key facts

• City utilities
• Attached carport
• Sunroom

Tags

• CORNER LOT
• MATURE TREES
• SUNROOM
• ATTACHED CARPORT
• FENCED BACKYARD
• CITY UTILITIES

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, and Other financing; Second mortgage: No
• HOA & community: No association

Exterior

• Parking: Covered carport for 2 vehicles; Concrete driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence (residential); Attached property; Built in 1973; One story
• Construction: Shingle roof; Slab foundation; Construction materials not specified
• Exterior features: Screened patio/porch; Corner lot; Few trees; Utilities easement

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Pantry; Eat-in kitchen
• Bedrooms: Primary bedroom on main level; Two additional bedrooms on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Pantry; One living area; One dining area; 7 rooms total; One story
• Laundry & utility: Full-size washer/dryer area; Laundry located in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $6k 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 56 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 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, 52% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 8.2

CMA / ARV

• ARV (median comp): $209,751
• List price: $189,000
• Delta: -9.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
685 Sides Cir	0.21mi	3/2.0	1,572 (+5%)	0mo	$199,000	$127	82
186 Buck Branch Ln	0.54mi	3/2.0	1,566 (+4%)	0mo	$259,490	$166	67
127 Buck Branch Ln	0.58mi	3/2.0	1,566 (+4%)	3mo	$264,990	$169	63
166 Buck Branch Ln	0.55mi	3/2.0	1,412 (-6%)	1mo	$245,490	$174	63
341 Dry Creek Ln	0.64mi	3/2.0	1,412 (-6%)	1mo	$257,990	$183	59
539 Burnett Trl	0.66mi	3/2.0	1,412 (-6%)	0mo	$245,490	$174	59
1785 Rollin Rd	0.67mi	2/1.0 (-1)	1,459 (-3%)	3mo	$174,900	$120	53
1760 Lazy U Dr	0.69mi	3/2.0	1,367 (-9%)	1mo	$219,000	$160	52
1011 Athens St	0.70mi	3/2.0	1,648 (+10%)	2mo	$265,000	$161	50
147 Buck Branch Ln	0.57mi	3/2.0	1,294 (-14%)	3mo	$239,990	$185	48
519 Burnett Trl	0.65mi	3/2.0	1,294 (-14%)	1mo	$236,045	$182	46
1024 Tower St	0.67mi	3/2.0	1,724 (+15%)	2mo	$289,900	$168	43

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-23,438
• Equity at exit: $28,181

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-10,905
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$991
• Tax from tax record: −$335 /mo · $4,022/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $111

Break-even live

Break-even rent $1,779

Max offer price $189,000

Occupancy floor 89%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Granada Sq Canton, TX	3.0	2.0	2022	$2,400	$1.19	16d	1	0.23mi
1361 Shady Ln Canton, TX	3.0	2.0	1262	$1,600	$1.27	1d	1	0.56mi
341 Dry Creek Ln Canton, TX	3.0	2.0	1412	$1,900	$1.35	24d	1	0.61mi
519 Burnett Trl Canton, TX	3.0	2.0	1294	$1,900	$1.47	22d	1	0.62mi
1107 Tower St Canton, TX	3.0	1.5	1210	$1,525	$1.26	18d	1	0.65mi
900 W State Highway 243 Canton, TX	3.0	2.0	1087	$1,750	$1.61	1d	1	0.74mi
175 E Elm St Canton, TX	3.0	2.0	1904	$2,100	$1.10	1d	1	0.75mi
908 Texas 243 Canton, TX	3.0	2.0	1148	$1,750	$1.52	1d	1	0.76mi
405 Beard St Canton, TX	3.0	2.0	1147	$1,675	$1.46	7d	1	0.82mi
680 Cherry Creek Ln Canton, TX	3.0	2.0	1244	$1,700	$1.37	1d	1	1.35mi

Listing history 19 events

1. 2026-06-18
   days on market $189,000 Active 56 DOM
2. 2026-06-17
   days on market $189,000 Active 55 DOM
3. 2026-06-16
   days on market $189,000 Active 54 DOM
4. 2026-06-15
   days on market $189,000 Active 53 DOM
5. 2026-06-13
   days on market $189,000 Active 51 DOM
6. 2026-06-13
   days on market $189,000 Active 50 DOM
7. 2026-06-09
   days on market $189,000 Active 47 DOM
8. 2026-06-08
   days on market $189,000 Active 46 DOM
9. 2026-06-07
   days on market $189,000 Active 45 DOM
10. 2026-06-04
    days on market $189,000 Active 42 DOM
11. 2026-06-03
    days on market $189,000 Active 41 DOM
12. 2026-06-02
    days on market $189,000 Active 40 DOM
13. 2026-06-01
    days on market $189,000 Active 39 DOM
14. 2026-05-31
    days on market $189,000 Active 38 DOM
15. 2026-04-22
    listed $189,000 Active 965-char remark
16. 2025-04-10
    soldstatus Closed
17. 2025-04-07
    listed $115,000 Active
18. 2025-04-04
    soldstatus
19. 2025-04-04
    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: $4,022 · $335/mo
• Projected year-2 tax: $4,022 · $335/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $23,036
• − Mortgage interest: −$10,587
• − Property taxes: −$4,022
• − Insurance: −$945
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$5,498
• Taxable loss: −$1,702
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $1,746/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

+64.3% since first listed

5 events — show timeline

• 2026-04-22 Listed $189,000 NTREIS
• 2025-04-10 Sold (MLS) — NTREIS
• 2025-04-07 Listed $115,000 NTREIS
• 2025-04-04 Sold (Public Records) — Public Records
• 2025-04-04 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $4,022 · -6.8% YoY. Source: county tax records.