1354 Shady Ln · Canton, TX 75103

$178,000

3 bd · 2.0 ba · 1,666 sqft · SingleFamily public records · 57 Days on market

Built 1973 0.26 ac lot $107/sqft · 23% below area Est $231k · 23% under ↓ 6% 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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.2/10.0
• 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 MLS

Come add your personal touch to this 3 bed 2 bath home in town close to Canton schools. This home is full of potential! Sits on a corner lot with wonderful shades trees in front and back. Breakfast area off of kitchen and room at the bar for seating. Full laundry room in house with additional entrance from carport for those hard working days. Come check this one out!

Key facts

• Corner lot
• Breakfast area
• Full laundry room

Tags

• CORNER LOT
• WONDERFUL SHADE TREES
• BREAKFAST AREA
• FULL LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $173k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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-, schools D+, amenities 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.
• Market conditions: 259 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $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.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% 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 $172,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (median comp): $230,870
• List price: $178,000
• Delta: -22.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1024 Tower St	0.51mi	3/2.0	1,724 (+4%)	2mo	$289,900	$168	69
1230 Big Rock St	0.28mi	3/2.0	1,800 (+8%)	6mo	$259,000	$144	68
1011 Athens St	0.64mi	3/2.0	1,648 (-1%)	2mo	$265,000	$161	67
1460 Forrest Dr	0.50mi	3/2.0	1,761 (+6%)	0mo	$212,000	$120	67
1342 Shady Ln	0.22mi	3/2.0	1,482 (-11%)	7mo	$285,000	$192	65
351 River Oaks Ln	0.62mi	3/2.0	1,604 (-4%)	4mo	$245,000	$153	61
685 Sides Cir	0.71mi	3/2.0	1,572 (-6%)	0mo	$199,000	$127	57
1883 Meadowview	0.68mi	3/2.0	1,777 (+7%)	0mo	$350,000	$197	57
751 Avenue B	0.36mi	3/2.0	1,872 (+12%)	8mo	$189,900	$101	56
1781 Lazy U Dr	0.43mi	3/2.0	1,840 (+10%)	9mo	$249,500	$136	55
1785 Rollin Rd	0.37mi	2/1.0 (-1)	1,459 (-12%)	3mo	$174,900	$120	50
1775 Cypress Ln	0.50mi	4/2.0 (+1)	1,893 (+14%)	4mo	$259,000	$137	46

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-17,265
• Equity at exit: $26,540

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-5
• Equity at exit: $15,390

Cash invested: $49,840 (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: $1,819 high
• Mortgage (P&I): −$933
• Tax from tax record: −$248 /mo · $2,982/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $181

Break-even live

Break-even rent $1,590

Max offer price $178,000

Occupancy floor 85%

Sensitivity live

Price	-10% $282	-5% $231	+0% $181	+5% $131	+10% $80
Rent	-10% $37	-5% $109	+0% $181	+5% $253	+10% $325
Rate	-1.0pp $271	-0.5pp $226	base $181	+0.5pp $135	+1.0pp $88

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1361 Shady Ln Canton, TX	3.0	2.0	1262	$1,600	$1.27	1d	1	0.22mi
900 W State Highway 243 Canton, TX	3.0	2.0	1087	$1,750	$1.61	1d	1	0.25mi
908 Texas 243 Canton, TX	3.0	2.0	1148	$1,750	$1.52	1d	1	0.27mi
108 Granada Sq Canton, TX	3.0	2.0	2022	$2,400	$1.19	17d	1	0.34mi
1107 Tower St Canton, TX	3.0	1.5	1210	$1,525	$1.26	19d	1	0.47mi
405 Beard St Canton, TX	3.0	2.0	1147	$1,675	$1.46	7d	1	0.69mi
175 E Elm St Canton, TX	3.0	2.0	1904	$2,100	$1.10	1d	1	0.79mi
680 Cherry Creek Ln Canton, TX	3.0	2.0	1244	$1,700	$1.37	1d	1	0.84mi
519 Burnett Trl Canton, TX	3.0	2.0	1294	$1,900	$1.47	22d	1	1.07mi
341 Dry Creek Ln Canton, TX	3.0	2.0	1412	$1,900	$1.35	24d	1	1.09mi

Listing history 21 events

1. 2026-06-18
   days on market $178,000 Active 57 DOM
2. 2026-06-17
   days on market $178,000 Active 56 DOM
3. 2026-06-16
   days on market $178,000 Active 55 DOM
4. 2026-06-15
   days on market $178,000 Active 54 DOM
5. 2026-06-13
   days on market $178,000 Active 52 DOM
6. 2026-06-13
   days on market $178,000 Active 51 DOM
7. 2026-06-09
   days on market $178,000 Active 48 DOM
8. 2026-06-08
   days on market $178,000 Active 47 DOM
9. 2026-06-07
   days on market $178,000 Active 46 DOM
10. 2026-06-04
    days on market $178,000 Active 43 DOM
11. 2026-06-03
    days on market $178,000 Active 42 DOM
12. 2026-06-02
    days on market $178,000 Active 41 DOM
13. 2026-06-01
    days on market $178,000 Active 40 DOM
14. 2026-05-31
    days on market $178,000 Active 39 DOM
15. 2026-05-13
    price $178,000 372-char remark

    Show marketing remark (372 chars)

    Come add your personal touch to this 3 bed 2 bath home in town close to Canton schools. This home is full of potential! Sits on a corner lot with wonderful shades trees in front and back. Breakfast area off of kitchen and room at the bar for seating. Full laundry room in house with additional entrance from carport for those hard working days. Come check this one out!

16. 2026-04-22
    listed $190,000 Active 372-char remark

    Show marketing remark (372 chars)

    Come add your personal touch to this 3 bed 2 bath home in town close to Canton schools. This home is full of potential! Sits on a corner lot with wonderful shades trees in front and back. Breakfast area off of kitchen and room at the bar for seating. Full laundry room in house with additional entrance from carport for those hard working days. Come check this one out!

17. 2025-07-09
    soldstatus
18. 2020-11-06
    soldstatus
19. 2020-11-06
    soldstatus
20. 2011-02-11
    soldstatus
21. 1984-04-16
    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: $2,982 · $248/mo
• Projected year-2 tax: $3,257 · $271/mo
• Expected delta: +$275/yr (+$23/mo · 9.2%)

ⓘ 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 50% 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: $21,831
• − Mortgage interest: −$9,971
• − Property taxes: −$2,982
• − Insurance: −$890
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$5,178
• Taxable loss: −$683
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $2,337/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

-6.3% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $178,000 NTREIS
• 2026-04-22 Listed $190,000 NTREIS
• 2025-07-09 Sold (Public Records) — Public Records
• 2020-11-06 Sold (Public Records) — Public Records
• 2020-11-06 Sold (Public Records) — Public Records
• 2011-02-11 Sold (Public Records) — Public Records
• 1984-04-16 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,982 · +7.2% YoY. Source: county tax records.