103 Woodbine Ct · Canton, MS 39046

$249,000

3 bd · 4.0 ba · 1,838 sqft · SingleFamily public records · 8 Days on market

Built 2006 5,662 sqft lot Est $267k · 7% under $38/mo HOA · 2% of rent

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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 +18.5/30.0
• ARV discount +10.5/15.0
• DSCR +5.8/10.0
• Schools +4.8/10.0
• 1% rule +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

100% Financing Available Beautiful custom-built home in Deerfield featuring 3 bedrooms, 2 baths, and an open floor plan with heart of pine flooring throughout the main living areas. Rare financing opportunity! This home offers an assumable loan with an incredibly low 2.99% interest rate, providing significant savings compared to current market rates (buyer to verify terms and qualifications). Currently tenant-occupied through 9/30, generating $2,000/month in rental income making this an excellent investment opportunity. Tenants may vacate with 30-day notice upon an accepted contract, offering flexibility for owner-occupants. Showings require advance notice; please do not disturb tenants

Key facts

• 5,662 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (8.0% below list).
• Recommended offer: $229k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.2% 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.
• Madison County School District (rural): math 54% / reading 54% proficiency, ranked #3 of 130 in MS (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Madison Crossing Elementary (math 52% / reading 55%, grade C, #49 of 375 statewide, top 13%, 775 students, 100% FRL); Madison Central High School (math 5% / reading 63%, grade F, #78 of 197 statewide, top 39%, 1,246 students, 100% FRL) — zoned schools average 100% FRL vs 29% district-wide (70 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 358 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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

• Climate carrying-cost: major wind risk, 76% 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 $229,051 (8.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.92% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $266,510
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 Spike Rdg	0.60mi	3/2.0	1,890 (+3%)	1mo	$249,500	$132	58
538 S Deerfield Dr	0.66mi	3/2.0	1,798 (-2%)	1mo	$229,000	$127	57
194 Harvey Xing	0.44mi	3/2.0	1,695 (-8%)	4mo	$288,000	$170	55
819 W Deerfield Dr	0.40mi	3/2.0	2,050 (+12%)	3mo	$315,000	$154	52
316 Fox Holw	0.57mi	3/2.0	1,930 (+5%)	11mo	$249,000	$129	48
908 Hackberry Ln	0.28mi	2/2.0 (-1)	2,031 (+10%)	10mo	$310,000	$153	48
136 Middlefield Dr #136	0.64mi	3/2.0	1,980 (+8%)	6mo	$280,000	$141	44
149 Creekside Dr	0.61mi	3/2.0	1,719 (-6%)	11mo	$269,900	$157	43
415 Spike Rdg	0.59mi	3/2.0	1,996 (+9%)	9mo	$289,000	$145	43
119 Middle Field Dr	0.70mi	3/2.0	1,704 (-7%)	11mo	$274,900	$161	38
147 Beaver Bnd	0.69mi	4/2.0 (+1)	2,013 (+10%)	4mo	$259,900	$129	36
413 Spike Rdg	0.58mi	3/2.0	2,106 (+15%)	10mo	$219,900	$104	32

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-25,244
• Equity at exit: $37,127

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,691
• Equity at exit: $21,529

Cash invested: $69,720 (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: 358
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,291 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$104
• HOA: −$38
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $238

Break-even live

Break-even rent $1,989

Max offer price $249,000

Occupancy floor 85%

Sensitivity live

Price	-10% $379	-5% $309	+0% $238	+5% $168	+10% $97
Rent	-10% $57	-5% $148	+0% $238	+5% $329	+10% $419
Rate	-1.0pp $363	-0.5pp $301	base $238	+0.5pp $174	+1.0pp $108

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Moss Crk Canton, MS	3.0	2.0	1428	$2,156	$1.51	44d	1	0.52mi
102 Moss Crk Canton, MS	3.0	2.0	1498	$2,253	$1.50	24d	1	0.52mi
161 Harvey Crossing Canton, MS	3.0	2.0	1687	$2,350	$1.39	44d	1	0.69mi
125 Trailbridge Crossing Canton, MS	3.0	2.0	1750	$2,500	$1.43	14d	1	1.11mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 8 events

1. 2026-04-25
   status Pending
2. 2026-04-17
   listed $249,000 Active
3. 2024-08-02
   price $2,280
4. 2020-06-01
   soldstatus
5. 2010-06-08
   historical
6. 2009-08-26
   listed $205,000
7. 2006-06-12
   soldstatus
8. 2005-10-24
   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: $1,487 · $124/mo
• Projected year-2 tax: $1,967 · $164/mo
• Expected delta: +$480/yr (+$40/mo · 32.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,486
• − Mortgage interest: −$13,948
• − Property taxes: −$1,487
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − HOA: −$456
• − Depreciation: −$7,244
• Taxable loss: −$1,291
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $3,167/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: Madison County School District
• NCES district ID: 2802790
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $70,579
• Composite: 48.08/100
• National rank: #2188
• State rank: #3 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

• 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

+21.5% since first listed

8 events — show timeline

• 2026-04-25 Pending — MLSU
• 2026-04-17 Listed $249,000 MLSU
• 2024-08-02 Price Changed $2,280 RENT.
• 2020-06-01 Sold (Public Records) — Public Records
• 2010-06-08 Listing Removed — MLSU
• 2009-08-26 Listed $205,000 MLSU
• 2006-06-12 Sold (Public Records) — Public Records
• 2005-10-24 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2025): $1,487 · +0.0% YoY. Source: county tax records.