325 Belview Ave · Canton, MS 39046

$39,999

3 bd · 3.0 ba · 1,078 sqft · SingleFamily public records · 35 Days on market

Built 1940 3,920 sqft lot $37/sqft · 66% below area ↓ 20% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor Special in Canton! Classic 1940 Craftsman bungalow packed with character and value-add potential. Features include a covered front porch, original architectural charm, and a functional single-story layout. Ideal for a fix-and-flip, rental hold, or BRRRR project. Located on a manageable city lot with strong upside for the right buyer. Property needs renovation. Bring your contractor and vision.

Key facts

• Covered front porch
• Manageable city lot
• 3,920 sq ft lot

Tags

• COVERED FRONT PORCH
• ORIGINAL ARCHITECTURAL CHARM
• FUNCTIONAL SINGLE-STORY LAYOUT
• MANAGEABLE CITY LOT

Property features AI

Exterior

• Parking: 3 parking spaces (unpaved)
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single family house; One story; Fixer condition
• Construction: Wood siding; Conventional foundation; Built in public-record year
• Exterior features: Asphalt roof; Corner lot

Interior

• Kitchen: Built-in gas oven
• Bedrooms: Bedroom on main level
• Bathrooms: 3 full bathrooms
• Heating & cooling: Wood stove heating; No central cooling
• Interior features: Living room; Dining room; Private yard

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.5% 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.
• Market conditions: 362 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,799 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1940 — 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: 2.76% ✓
• Cap rate: 24.52%
• Cash-on-cash: 65.10%
• DSCR: 3.90
• GRM: 3.0

CMA / ARV

• ARV (median comp): $122,880
• List price: $39,999
• Delta: -67.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Miller St	0.68mi	3/1.0	1,100 (+2%)	12mo	$130,000	$118	47
412 E Semmes St	0.46mi	2/2.0 (-1)	1,000 (-7%)	14mo	$45,000	$45	45

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: 64.3%
• Equity multiple: 3.88×
• Total profit: $32,224
• Equity at exit: $5,964

10-year hold

• IRR: 68.7%
• Equity multiple: 7.96×
• Total profit: $77,928
• Equity at exit: $3,458

Cash invested: $11,200 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $608

Break-even live

Break-even rent $336

Max offer price $39,999

Occupancy floor 40%

Sensitivity live

Price	-10% $630	-5% $619	+0% $608	+5% $596	+10% $585
Rent	-10% $520	-5% $564	+0% $608	+5% $651	+10% $695
Rate	-1.0pp $628	-0.5pp $618	base $608	+0.5pp $597	+1.0pp $587

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
373 S Canal St Canton, MS	3.0	1.5	850	$1,010	$1.19	15d	6	0.55mi
828 W Peace St Canton, MS	2.0	1.0	800	$850	$1.06	15d	1	0.86mi
640 George Washington Ave Canton, MS	4.0	2.0	1018	$1,500	$1.47	15d	1	0.92mi
707 Mace St Canton, MS	2.0–3.0	1.0	905	$1,025	$1.13	15d	3	1.39mi

Listing history 18 events

1. 2026-06-18
   days on market $39,999 Active 35 DOM
2. 2026-06-17
   days on market $39,999 Active 34 DOM
3. 2026-06-16
   days on market $39,999 Active 33 DOM
4. 2026-06-15
   days on market $39,999 Active 32 DOM
5. 2026-06-14
   days on market $39,999 Active 30 DOM
6. 2026-06-13
   days on market $39,999 Active 29 DOM
7. 2026-06-10
   days on market $39,999 Active 27 DOM
8. 2026-06-09
   days on market $39,999 Active 26 DOM
9. 2026-06-08
   days on market $39,999 Active 25 DOM
10. 2026-06-07
    days on market $39,999 Active 24 DOM
11. 2026-06-05
    days on market $39,999 Active 21 DOM
12. 2026-06-03
    days on market $39,999 Active 20 DOM
13. 2026-06-02
    days on market $39,999 Active 19 DOM
14. 2026-06-01
    days on market $39,999 Active 18 DOM
15. 2026-05-31
    days on market $39,999 Active 17 DOM
16. 2026-05-30
    days on market $39,999 Active 16 DOM
17. 2026-05-14
    listed $50,000 Active 405-char remark
18. 1990-03-22
    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: $469 · $39/mo
• Projected year-2 tax: $469 · $39/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,262
• − Mortgage interest: −$2,241
• − Property taxes: −$469
• − Insurance: −$200
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$1,164
• Taxable income: $7,067
• Est. tax owed @ 24.0%: −$1,696
• After-tax cash flow: $5,595/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

-20.0% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $39,999 MLSU
• 2026-05-14 Listed $50,000 MLSU
• 1990-03-22 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $469 · +0.0% YoY. Source: county tax records.