1405 Vz County Road 4111 · Canton, TX 75103

$145,000

3 bd · 2.5 ba · 1,832 sqft · SingleFamily public records · 24 Days on market

Built 1957 2.00 ac lot $79/sqft · 55% below area ↓ 22% since listing

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.8/10.0
• 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

Bring your vision to this unique investment opportunity in a peaceful country setting within Canton ISD. Situated on 2 acres, the property already has several major improvements completed, including a newly installed roof, siding, and foundation—offering a strong starting point for your renovation plans. Inside, the home is ready for a full remodel and can be customized to fit your needs and style. A septic hookup, RV electric hookup, water, and an RV cover are already in place, allowing the potential to live on-site while completing renovations. The included shipping container provides additional storage and functionality. With no deed restrictions, the property offers endless possib

Key facts

• Septic hookup
• New siding
• New foundation

Tags

• 2 ACRES
• NEWLY INSTALLED ROOF
• NEW SIDING
• NEW FOUNDATION
• FULL REMODEL
• SEPTIC HOOKUP

Property features AI

Finance

• Other: Horse permitted on the property
• Financial info: Listing terms include cash or contact agent; Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Detached carport; Driveway parking; Garage present with 1 garage space; 2 carport spaces; 3 covered parking spaces; Additional parking available
• Security: Smoke detector(s)
• Utilities: Co-op water; Electricity connected; Overhead utilities; Septic; Not in a municipal utility district
• Home design: Single family residence; Residential property; Not attached to another property; No accessory unit; Built in 1957; No subdivision restrictions (No Restrictions); Subdivision: J Russell
• Construction: Board & batten siding; Composition roof; Concrete perimeter and pillar/post/pier foundation
• Exterior features: Covered porch(es); RV hookup; Barbed wire, metal and wire fencing; Fenced; Acreage, cleared and pasture vegetation; Sandy loam soil; Easements for electric, telephone and water lines

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: No heating listed; No cooling listed
• Interior features: One and a half levels; One living area; One dining area; Living room with a wood-burning stove fireplace; Smoke detector(s)
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 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 $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 24 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.08% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

• ARV (median comp): $320,825
• List price: $145,000
• Delta: -54.80%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19179 State Highway 64	0.53mi	2/2.5 (-1)	2,016 (+10%)	4mo	$390,000	$193	50

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-7,079
• Equity at exit: $21,620

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $15,012
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,573 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $258

Break-even live

Break-even rent $1,247

Max offer price $145,000

Occupancy floor 79%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-08
   statusdays on market $145,000 Pending 24 DOM
2. 2026-06-07
   days on market $145,000 Active 23 DOM
3. 2026-06-04
   days on market $145,000 Active 20 DOM
4. 2026-06-03
   days on market $145,000 Active 19 DOM
5. 2026-06-02
   days on market $145,000 Active 18 DOM
6. 2026-06-01
   days on market $145,000 Active 17 DOM
7. 2026-05-31
   days on market $145,000 Active 16 DOM
8. 2026-05-15
   listed $145,000 Active 1036-char remark
9. 2026-05-01
   historical
10. 2026-04-30
    status Active
11. 2026-04-20
    status Pending
12. 2026-04-09
    historical Active Option Contract
13. 2026-02-10
    price $160,000
14. 2025-11-18
    price $175,000
15. 2025-09-24
    listed $185,000 Active
16. 2021-08-03
    soldstatus
17. 1997-11-06
    soldstatus
18. 1992-09-04
    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: $1,970 · $164/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$684/yr (+$57/mo · 34.7%)

ⓘ 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 ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $18,874
• − Mortgage interest: −$8,122
• − Property taxes: −$1,970
• − Insurance: −$725
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$4,218
• Taxable income: $819
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $2,894/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

-21.6% since first listed

12 events — show timeline

• 2026-06-08 Pending — NTREIS
• 2026-05-15 Listed $145,000 NTREIS
• 2026-05-01 Listing Removed — NTREIS
• 2026-04-30 Relisted — NTREIS
• 2026-04-20 Pending — NTREIS
• 2026-04-09 Contingent — NTREIS
• 2026-02-10 Price Changed $160,000 NTREIS
• 2025-11-18 Price Changed $175,000 NTREIS
• 2025-09-24 Listed $185,000 NTREIS
• 2021-08-03 Sold (Public Records) — Public Records
• 1997-11-06 Sold (Public Records) — Public Records
• 1992-09-04 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $1,970 · -2.3% YoY. Source: county tax records.