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    Updated Mini Ranch with Inground Pool Title is generated by Realmo AI

    669 VZ County Road 2316, Canton, TX 75103

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    Claim this Listing
    New
    For Sale
    $749,000

    COMMERCIAL - Canton, TX

    Property size:
    3,372 SF
    Lot size:
    2.57 Acres
    Price / SF:
    $222/SF
    Added:
    May 28, 2026
    Days on Market:
    7
    Last Refresh:
    Jun 3 at 2:06 pm

    Property Features for 669 VZ County Road 2316

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Covered, Open, RV, Carport, Garage, Gated, Driveway
    Security features
    Security
    Standard status
    Active
    APN
    R000006950
    Lot size
    2.57 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 2.570 ABST: 948 & 423 SUR: WALLACE & J
    Tax Annual Amount
    10746

    Utilities

    Utilities
    Propane
    Sewer type
    Septic Tank
    Heating system
    Central, Heat Pump (Heating), Electric (Heating)
    Cooling system
    Ceiling Fan(s), Window Unit(s), Central Air, Electric
    Water source
    Well

    Building Details

    Year built
    1990
    Floors in Building
    2
    Number of units
    1
    Flooring type
    Hardwood, Tile, Wood, Concrete, Vinyl
    Building materials
    Brick, MetalSiding
    Roof type
    Composition, Metal

    We can help!

    Listing Contact
    David Rogers
    David Rogers

    Listing agent David Rogers License #0632487

    Listing office RE/MAX Landmark Rose Canton, TX

    Listing date May 28, 2026

    MLS# 21283292

    Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 3,372 sq ft home on 2.57 acres, built in 1990, offering 3 bedrooms, 2 full baths, and 2 half baths
    • Expanded chef’s kitchen with custom cabinetry, quartz countertops, and stainless steel appliances, plus large pantry and oversized island
    • Primary suite features spa‑like bath with double shower, dual vanities, Hollywood tub, and separate his‑and‑her closets
    • Deep in‑ground pool with pool house that includes a bathroom and changing room
    • Outbuildings include a 25x40 shop with 50‑amp covered RV parking and a 10x16 tack/storage building
    • Whole‑home 26kW generator, tornado shelter, and a recently installed 2023 water well; fenced yard with sprinkler‑fed pipe fencing

    Overview

    This updated mini ranch sits on 2.57 acres and is designed for both privacy and entertaining. The 3,372 sq ft home includes 3 bedrooms, 2 full baths, and 2 half baths, with upgrades throughout. Key interior features include a remodeled grand staircase, an oversized living room with custom built-ins, and a floor-to-ceiling brick wood-burning fireplace. The expanded chef’s kitchen offers custom cabinetry, quartz countertops, stainless steel appliances, a large pantry, a dining area, and an oversized island. A wraparound covered porch extends the living space outdoors. Upstairs, a secondary bedroom includes an updated private bath and walk-in closet, along with a versatile loft that can serve as an office, game room, or additional living area.

    A custom double solar-powered gate leads to a newly installed chip-seal driveway, and the fully fenced property includes cross-fencing plus multiple outbuildings for country living. Outdoor amenities include a scenic pond with fountain, a sprinkler-fed pipe-fenced yard, a deep in-ground pool with a pool house, and storage and equestrian improvements such as a two-stall loafing shed and a 10x16 tack room-storage building. There is also a 25x40 shop with 50-amp covered RV parking, a custom 25x25 detached carport, and separate shop access, along with a tornado shelter and a 2023 water well.

    The layout and yard improvements make this property well-suited for buyers seeking a private lifestyle with flexible space. The home office or service-related business potential, combined with substantial shop and RV-capable parking, supports a range of light commercial or hands-on operational needs while maintaining a full residential experience.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Canton
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.925
    Latitude
    32.4909

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    FAQs

    What type of property is this?
    Ranch - Updated mini ranch on fenced grounds with pool, shop, and versatile indoor space for comfortable living and home-based business use.
    Where is this ranch located?
    The property is located at 669 VZ County Road 2316 Canton, TX.
    What is the asking price?
    The asking price for this property is $749,000.
    What are key features of this property?
    This property features: 3,372 sq ft home on 2.57 acres, built in 1990, offering 3 bedrooms, 2 full baths, and 2 half baths; Expanded chef’s kitchen with custom cabinetry, quartz countertops, and stainless steel appliances, plus large pantry and oversized island; Primary suite features spa‑like bath with double shower, dual vanities, Hollywood tub, and separate his‑and‑her closets
    (972) 524-2525
    We can help!
    Listing Contact
    David Rogers
    David Rogers
    Real Estate License ID: 0632487
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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