231 Dobson Ave · Canton, MS 39046

$99,000

2 bd · 3.0 ba · 1,250 sqft · SingleFamily public records · 54 Days on market

Built 1937 6,098 sqft lot Est $140k · 29% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1-bath home located less than ¼ mile from Canton's historic square! This inviting home features beautiful original hardwood floors throughout and plenty of character you won't find in newer homes. Situated on a corner lot in a quiet neighborhood, the property offers both charm and convenience. A detached storage shed behind the home provides excellent space that can be used as a garage, workshop, or additional storage. Enjoy being just minutes from the shops, dining, and history of downtown Canton while still having the comfort of a peaceful setting.

Key facts

• Quiet neighborhood
• Corner lot
• 6,098 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• DETACHED STORAGE SHED
• CORNER LOT
• QUIET NEIGHBORHOOD
• MINUTES FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 4.3% 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 60/100 on livability (#229 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment F.
• Canton Public School District (rural): math 13% / reading 19% proficiency, ranked #100 of 130 in MS (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Canton Elementary School (math 12% / reading 17%, grade F, #279 of 375 statewide, top 77%, 391 students, 100% FRL); Huey L. Porter Middle School (math 17% / reading 18%, grade F, #123 of 179 statewide, top 69%, 377 students, 100% FRL).
• Market conditions: 362 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 553 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Madison County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago 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 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1937 — 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 F-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: 2.16% ✓
• Cap rate: 19.17%
• Cash-on-cash: 46.00%
• DSCR: 3.05
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $140,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
375 E Fulton St	0.41mi	2/1.0	1,343 (+7%)	0mo	$149,900	$112	60
367 Miller St	0.49mi	3/2.0 (+1)	1,294 (+4%)	17mo	$145,000	$112	49
312 Miller St	0.48mi	3/1.0 (+1)	1,100 (-12%)	12mo	$130,000	$118	34
232 N West St	0.75mi	3/1.0 (+1)	1,200 (-4%)	15mo	$90,000	$75	33
365 S Walnut St	0.67mi	3/1.0 (+1)	1,416 (+13%)	4mo	$49,900	$35	30
508 Lyon St	0.66mi	3/2.0 (+1)	1,417 (+13%)	16mo	$185,000	$131	25

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: 43.2%
• Equity multiple: 2.86×
• Total profit: $51,628
• Equity at exit: $14,761

10-year hold

• IRR: 49.2%
• Equity multiple: 5.76×
• Total profit: $132,078
• Equity at exit: $8,560

Cash invested: $27,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 39046

• Home prices YoY: -30.1%
• Active inventory: 362
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,134 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$62 /mo · $750/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $1,063

Break-even live

Break-even rent $788

Max offer price $99,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,119	-5% $1,091	+0% $1,063	+5% $1,035	+10% $1,007
Rent	-10% $894	-5% $978	+0% $1,063	+5% $1,147	+10% $1,231
Rate	-1.0pp $1,112	-0.5pp $1,088	base $1,063	+0.5pp $1,037	+1.0pp $1,011

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Rotherfield PL Canton, MS	3.0	2.0	1565	$2,400	$1.53	15d	1	0.27mi
707 Mace St Canton, MS	2.0–3.0	1.0	905	$925	$1.02	15d	3	1.12mi

Listing history 18 events

1. 2026-06-18
   days on market $99,000 Active 54 DOM
2. 2026-06-17
   days on market $99,000 Active 53 DOM
3. 2026-06-16
   days on market $99,000 Active 52 DOM
4. 2026-06-15
   days on market $99,000 Active 51 DOM
5. 2026-06-14
   days on market $99,000 Active 49 DOM
6. 2026-06-13
   days on market $99,000 Active 48 DOM
7. 2026-06-10
   days on market $99,000 Active 46 DOM
8. 2026-06-09
   days on market $99,000 Active 45 DOM
9. 2026-06-08
   statusdays on market $99,000 Active 44 DOM
10. 2026-04-21
    status Pending
11. 2026-03-06
    listed $99,000 Active
12. 2021-10-01
    historical
13. 2006-06-06
    listed $80,000
14. 2002-01-24
    soldstatus
15. 2001-02-16
    soldstatus
16. 1996-02-21
    soldstatus
17. 1992-12-17
    soldstatus
18. 1988-07-08
    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 MS · Resets to sale price

• Current annual tax: $750 · $62/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$32/yr (+$3/mo · 4.3%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $25,602
• − Mortgage interest: −$5,546
• − Property taxes: −$750
• − Insurance: −$495
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$2,880
• Taxable income: $11,835
• Est. tax owed @ 24.0%: −$2,840
• After-tax cash flow: $9,910/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 Public School District
• NCES district ID: 2800900
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $38,130
• Composite: 13.44/100
• National rank: #9523
• State rank: #100 of 130 in MS

Livability — Canton

• Score: 60/100
• State rank: #229
• US rank: #19396

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing C Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canton, MS
• City population: 29,160
• Population (ZIP): 29,160

Population outlook (Madison County) Hauer SSP2

• Today (2025): 122,509 people
• By 2030: 131,737 · +7.5%
• By 2040: 148,930 · +21.6%
• By 2050: 164,300 · +34.1%
• By 2075: 197,495 · +61.2%
• By 2100: 211,429 · +72.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 31% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Madison

• 2024 margin: R (+17.3) · D 40.8% · R 58.0% · Other 1.2%
• 2008→2024 swing: -1.7pp toward R · 2008: -15.6pp · 2024: -17.3pp
• All cycles: 2024: R+17.3 2020: R+11.8 2016: R+16.1 2012: R+15.7 2008: R+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.50%
• Current HPI: 154.0441
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+23.8% since first listed

9 events — show timeline

• 2026-04-21 Pending — MLSU
• 2026-03-06 Listed $99,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2006-06-06 Listed $80,000 MLSU
• 2002-01-24 Sold (Public Records) — Public Records
• 2001-02-16 Sold (Public Records) — Public Records
• 1996-02-21 Sold (Public Records) — Public Records
• 1992-12-17 Sold (Public Records) — Public Records
• 1988-07-08 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $750 · +0.0% YoY. Source: county tax records.