685 Sides Cir · Canton, TX 75103

$199,000

3 bd · 2.0 ba · 1,517 sqft · SingleFamily public records · 239 Days on market

Built 1973 0.34 ac lot $131/sqft · at area comps Est $207k · at est. ↓ 17% since listing

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Why this score? — see what drove the D 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 +11.2/30.0
• ARV discount +9.2/15.0
• Schools +4.4/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Refreshed and 100% ready for move-in! This 3 bedroom, 2 bath ranch with an office has been updated with careful attention to detail, making it a fantastic choice for anyone looking to make a home in an established Canton neighborhood. Located on a corner lot, this home's attractive brick facade has been enhanced with new shutters. Inside you’ll find beautiful new luxury vinyl plank flooring throughout plus new interior paint. With a nod to the home’s original design, the vintage kitchen cabinets are in good condition and offer ample storage space. Sliding glass doors in the family room lead to the back patio and an expansive backyard – over a third of an acre in the City and tons of trees too! This home features an eat-in kitchen, accessible ensuite bath in the primary bedroom, separate utility room, attached 2 car garage with a garage door opener, and a storage shed in the backyard. Located in Canton ISD and just minutes from Downtown Canton, this property is an outstanding opportunity. Lifetime transferrable foundation warranty in Supplements. No survey available - Buyer will need to purchase a new survey if needed.

Key facts

• Ample storage space
• Brick facade
• New shutters

Tags

• CORNER LOT
• BRICK FACADE
• NEW SHUTTERS
• LUXURY VINYL PLANK FLOORING
• VINTAGE KITCHEN CABINETS
• AMPLE STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-78 ($-935/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (7.6% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 239 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% 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 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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: 0.92% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 9.0

CMA / ARV

• ARV (median comp): $206,629
• List price: $199,000
• Delta: -3.69%
• 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	0.00mi	3/2.0	1,572 (+4%)	1mo	$199,000	$127	94
186 Buck Branch Ln	0.42mi	3/2.0	1,566 (+3%)	1mo	$259,490	$166	74
127 Buck Branch Ln	0.47mi	3/2.0	1,566 (+3%)	3mo	$264,990	$169	70
166 Buck Branch Ln	0.44mi	3/2.0	1,412 (-7%)	1mo	$245,490	$174	67
341 Dry Creek Ln	0.47mi	3/2.0	1,412 (-7%)	1mo	$257,990	$183	65
539 Burnett Trl	0.52mi	3/2.0	1,412 (-7%)	1mo	$245,490	$174	64
1342 Shady Ln	0.69mi	3/2.0	1,482 (-2%)	7mo	$285,000	$192	58
147 Buck Branch Ln	0.46mi	3/2.0	1,294 (-15%)	3mo	$239,990	$185	52
176 Buck Branch Ln	0.43mi	3/2.0	1,294 (-15%)	5mo	$229,990	$178	51
519 Burnett Trl	0.50mi	3/2.0	1,294 (-15%)	1mo	$236,045	$182	51
146 Buck Branch Ln	0.46mi	4/2.0 (+1)	1,738 (+15%)	1mo	$305,490	$176	49
101 Buck Branch Ln	0.49mi	4/2.0 (+1)	1,738 (+15%)	7mo	$282,990	$163	42

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-37,088
• Equity at exit: $29,672

10-year hold

• IRR: -11.4%
• Equity multiple: 0.31×
• Total profit: $-38,187
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$405 /mo · $4,854/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-78

Break-even live

Break-even rent $1,938

Max offer price $185,229

Occupancy floor 99%

Sensitivity live

Price	-10% $35	-5% $-22	+0% $-78	+5% $-134	+10% $-191
Rent	-10% $-223	-5% $-151	+0% $-78	+5% $-5	+10% $67
Rate	-1.0pp $22	-0.5pp $-27	base $-78	+0.5pp $-130	+1.0pp $-182

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: $49,750
• Closing costs: $5,970
• 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	18d	1	0.45mi
341 Dry Creek Ln Canton, TX	3.0	2.0	1412	$1,900	$1.35	26d	1	0.46mi
519 Burnett Trl Canton, TX	3.0	2.0	1294	$1,900	$1.47	24d	1	0.49mi
1361 Shady Ln Canton, TX	3.0	2.0	1262	$1,600	$1.27	0d	1	0.77mi
1107 Tower St Canton, TX	3.0	1.5	1210	$1,525	$1.26	20d	1	0.82mi
175 E Elm St Canton, TX	3.0	2.0	1904	$2,100	$1.10	0d	1	0.83mi
405 Beard St Canton, TX	3.0	2.0	1147	$1,675	$1.46	9d	1	0.96mi
900 W State Highway 243 Canton, TX	3.0	2.0	1087	$1,750	$1.61	0d	1	0.96mi
908 Texas 243 Canton, TX	3.0	2.0	1148	$1,750	$1.52	0d	1	0.98mi
560 Athens St Unit 580 Canton, TX	2.0	1.0	1612	$1,125	$0.70	1d	1	1.14mi

Listing history 16 events

1. 2026-05-06
   status Pending 1157-char remark

   Show marketing remark (1157 chars)

   Refreshed and 100% ready for move-in! This 3 bedroom, 2 bath ranch with an office has been updated with careful attention to detail, making it a fantastic choice for anyone looking to make a home in an established Canton neighborhood. Located on a corner lot, this home's attractive brick facade has been enhanced with new shutters. Inside you’ll find beautiful new luxury vinyl plank flooring throughout plus new interior paint. With a nod to the home’s original design, the vintage kitchen cabinets are in good condition and offer ample storage space. Sliding glass doors in the family room lead to the back patio and an expansive backyard – over a third of an acre in the City and tons of trees too! This home features an eat-in kitchen, accessible ensuite bath in the primary bedroom, separate utility room, attached 2 car garage with a garage door opener, and a storage shed in the backyard. Located in Canton ISD and just minutes from Downtown Canton, this property is an outstanding opportunity. Lifetime transferrable foundation warranty in Supplements. No survey available - Buyer will need to purchase a new survey if needed.

2. 2026-05-05
   historical Active Option Contract 1157-char remark

   Show marketing remark (1157 chars)

   Refreshed and 100% ready for move-in! This 3 bedroom, 2 bath ranch with an office has been updated with careful attention to detail, making it a fantastic choice for anyone looking to make a home in an established Canton neighborhood. Located on a corner lot, this home's attractive brick facade has been enhanced with new shutters. Inside you’ll find beautiful new luxury vinyl plank flooring throughout plus new interior paint. With a nod to the home’s original design, the vintage kitchen cabinets are in good condition and offer ample storage space. Sliding glass doors in the family room lead to the back patio and an expansive backyard – over a third of an acre in the City and tons of trees too! This home features an eat-in kitchen, accessible ensuite bath in the primary bedroom, separate utility room, attached 2 car garage with a garage door opener, and a storage shed in the backyard. Located in Canton ISD and just minutes from Downtown Canton, this property is an outstanding opportunity. Lifetime transferrable foundation warranty in Supplements. No survey available - Buyer will need to purchase a new survey if needed.

3. 2026-04-11
   price $199,000 1157-char remark

   Show marketing remark (1157 chars)

   Refreshed and 100% ready for move-in! This 3 bedroom, 2 bath ranch with an office has been updated with careful attention to detail, making it a fantastic choice for anyone looking to make a home in an established Canton neighborhood. Located on a corner lot, this home's attractive brick facade has been enhanced with new shutters. Inside you’ll find beautiful new luxury vinyl plank flooring throughout plus new interior paint. With a nod to the home’s original design, the vintage kitchen cabinets are in good condition and offer ample storage space. Sliding glass doors in the family room lead to the back patio and an expansive backyard – over a third of an acre in the City and tons of trees too! This home features an eat-in kitchen, accessible ensuite bath in the primary bedroom, separate utility room, attached 2 car garage with a garage door opener, and a storage shed in the backyard. Located in Canton ISD and just minutes from Downtown Canton, this property is an outstanding opportunity. Lifetime transferrable foundation warranty in Supplements. No survey available - Buyer will need to purchase a new survey if needed.

4. 2026-03-24
   price $205,000 1157-char remark

   Show marketing remark (1157 chars)

   Refreshed and 100% ready for move-in! This 3 bedroom, 2 bath ranch with an office has been updated with careful attention to detail, making it a fantastic choice for anyone looking to make a home in an established Canton neighborhood. Located on a corner lot, this home's attractive brick facade has been enhanced with new shutters. Inside you’ll find beautiful new luxury vinyl plank flooring throughout plus new interior paint. With a nod to the home’s original design, the vintage kitchen cabinets are in good condition and offer ample storage space. Sliding glass doors in the family room lead to the back patio and an expansive backyard – over a third of an acre in the City and tons of trees too! This home features an eat-in kitchen, accessible ensuite bath in the primary bedroom, separate utility room, attached 2 car garage with a garage door opener, and a storage shed in the backyard. Located in Canton ISD and just minutes from Downtown Canton, this property is an outstanding opportunity. Lifetime transferrable foundation warranty in Supplements. No survey available - Buyer will need to purchase a new survey if needed.

5. 2025-09-09
   listed $212,000 Active 1157-char remark

   Show marketing remark (1157 chars)

   Refreshed and 100% ready for move-in! This 3 bedroom, 2 bath ranch with an office has been updated with careful attention to detail, making it a fantastic choice for anyone looking to make a home in an established Canton neighborhood. Located on a corner lot, this home's attractive brick facade has been enhanced with new shutters. Inside you’ll find beautiful new luxury vinyl plank flooring throughout plus new interior paint. With a nod to the home’s original design, the vintage kitchen cabinets are in good condition and offer ample storage space. Sliding glass doors in the family room lead to the back patio and an expansive backyard – over a third of an acre in the City and tons of trees too! This home features an eat-in kitchen, accessible ensuite bath in the primary bedroom, separate utility room, attached 2 car garage with a garage door opener, and a storage shed in the backyard. Located in Canton ISD and just minutes from Downtown Canton, this property is an outstanding opportunity. Lifetime transferrable foundation warranty in Supplements. No survey available - Buyer will need to purchase a new survey if needed.

6. 2025-08-31
   historical
7. 2025-08-23
   price $212,000
8. 2025-08-23
   status Active
9. 2025-08-21
   historical Active Option Contract
10. 2025-05-30
    price $225,000
11. 2025-05-14
    price $234,000
12. 2025-03-17
    listed $239,000 Active
13. 2024-12-13
    soldstatus
14. 2024-07-09
    soldstatus
15. 1998-10-09
    soldstatus
16. 1998-10-09
    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: $4,854 · $405/mo
• Projected year-2 tax: $4,854 · $405/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $22,072
• − Mortgage interest: −$11,147
• − Property taxes: −$4,854
• − Insurance: −$995
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$5,789
• Taxable loss: −$4,245
• Est. tax savings @ 24.0%: +$1,019
• After-tax cash flow: $83/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

-16.7% since first listed

16 events — show timeline

• 2026-05-06 Pending — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-04-11 Price Changed $199,000 NTREIS
• 2026-03-24 Price Changed $205,000 NTREIS
• 2025-09-09 Listed $212,000 NTREIS
• 2025-08-31 Listing Removed — NTREIS
• 2025-08-23 Price Changed $212,000 NTREIS
• 2025-08-23 Relisted — NTREIS
• 2025-08-21 Contingent — NTREIS
• 2025-05-30 Price Changed $225,000 NTREIS
• 2025-05-14 Price Changed $234,000 NTREIS
• 2025-03-17 Listed $239,000 NTREIS
• 2024-12-13 Sold (Public Records) — Public Records
• 2024-07-09 Sold (Public Records) — Public Records
• 1998-10-09 Sold (Public Records) — Public Records
• 1998-10-09 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $4,854 · +51.3% YoY. Source: county tax records.