239 Twin Lakes Dr · Canton, MS 39046

$199,999

1 bd · 3.0 ba · 1,830 sqft · SingleFamily public records · 25 Days on market

Built 1986 1.00 ac lot

---

Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.3/10.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The 1,830 sqft home offers 3 spacious bedrooms and 2 modern bathrooms, perfect for comfortable living. Located in a peaceful neighborhood in Canton, this home features an open layout, a cozy living area, and a kitchen designed for both functionality and style. Enjoy outdoor relaxation or entertaining in the spacious yard. Don't miss out on this gem—schedule a tour today and see the warmth and convenience this home has to offer!

Key facts

• Stylish upgrades
• Public boat launch
• Full acre

Tags

• FULL ACRE
• BRIGHT SUNROOM
• WORKSHOP
• SPACIOUS CARPORT
• PUBLIC BOAT LAUNCH
• STYLISH UPGRADES

Property features AI

Finance

• Other: Living area reported by owner (1,830); Lot size approximately 1 acre

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Front porch; Other exterior features

Interior

• Kitchen: Dishwasher
• Flooring: Vinyl windows noted (window material)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Fireplace heating; Central air conditioning; Ceiling fans
• Interior features: Dishwasher; Fireplace in the living room; Vinyl windows

What this means for you Summary

Snapshot

• This is a 1-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (37.4% below list).
• Recommended offer: $125k (37.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 4.0% in Canton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Nichols Middle School (math 13% / reading 15%, grade F, #138 of 179 statewide, top 78%, 396 students, 100% FRL).
• Market conditions: 363 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 25 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,218 (37.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.63% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.10%
• DSCR: 0.77
• GRM: 13.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.15×
• Total profit: $-47,632
• Equity at exit: $29,821

10-year hold

• IRR: -21.1%
• Equity multiple: -0.09×
• Total profit: $-61,292
• Equity at exit: $17,292

Cash invested: $56,000 (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: 363
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$95 /mo · $1,139/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-238

Break-even live

Break-even rent $1,553

Max offer price $157,986

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-181	+0% $-238	+5% $-294	+10% $-351
Rent	-10% $-337	-5% $-287	+0% $-238	+5% $-188	+10% $-139
Rate	-1.0pp $-137	-0.5pp $-187	base $-238	+0.5pp $-290	+1.0pp $-342

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $199,999 Active 25 DOM
2. 2026-06-18
   days on market $199,999 Active 22 DOM
3. 2026-06-17
   days on market $199,999 Active 21 DOM
4. 2026-06-16
   days on market $199,999 Active 20 DOM
5. 2026-06-15
   days on market $199,999 Active 19 DOM
6. 2026-06-14
   days on market $199,999 Active 17 DOM
7. 2026-06-13
   days on market $199,999 Active 16 DOM
8. 2026-06-10
   days on market $199,999 Active 14 DOM
9. 2026-06-09
   days on market $199,999 Active 13 DOM
10. 2026-06-08
    days on market $199,999 Active 12 DOM
11. 2026-06-07
    statusdays on market $199,999 Active 11 DOM
12. 2026-05-20
    status Active
13. 2026-04-29
    status Pending
14. 2026-04-23
    listed $199,999 Active
15. 2025-04-11
    soldstatus
16. 2025-04-03
    soldstatus Closed 437-char remark

    Show marketing remark (437 chars)

    The 1,830 sqft home offers 3 spacious bedrooms and 2 modern bathrooms, perfect for comfortable living. Located in a peaceful neighborhood in Canton, this home features an open layout, a cozy living area, and a kitchen designed for both functionality and style. Enjoy outdoor relaxation or entertaining in the spacious yard. Don't miss out on this gem—schedule a tour today and see the warmth and convenience this home has to offer!

17. 2024-12-16
    status Pending 437-char remark

    Show marketing remark (437 chars)

    The 1,830 sqft home offers 3 spacious bedrooms and 2 modern bathrooms, perfect for comfortable living. Located in a peaceful neighborhood in Canton, this home features an open layout, a cozy living area, and a kitchen designed for both functionality and style. Enjoy outdoor relaxation or entertaining in the spacious yard. Don't miss out on this gem—schedule a tour today and see the warmth and convenience this home has to offer!

18. 2024-11-08
    status Pending 437-char remark

    Show marketing remark (437 chars)

    The 1,830 sqft home offers 3 spacious bedrooms and 2 modern bathrooms, perfect for comfortable living. Located in a peaceful neighborhood in Canton, this home features an open layout, a cozy living area, and a kitchen designed for both functionality and style. Enjoy outdoor relaxation or entertaining in the spacious yard. Don't miss out on this gem—schedule a tour today and see the warmth and convenience this home has to offer!

19. 2024-10-28
    listed $65,000 Active 437-char remark

    Show marketing remark (437 chars)

    The 1,830 sqft home offers 3 spacious bedrooms and 2 modern bathrooms, perfect for comfortable living. Located in a peaceful neighborhood in Canton, this home features an open layout, a cozy living area, and a kitchen designed for both functionality and style. Enjoy outdoor relaxation or entertaining in the spacious yard. Don't miss out on this gem—schedule a tour today and see the warmth and convenience this home has to offer!

20. 1985-06-19
    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: $1,139 · $95/mo
• Projected year-2 tax: $1,580 · $132/mo
• Expected delta: +$441/yr (+$37/mo · 38.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,026
• − Mortgage interest: −$11,203
• − Property taxes: −$1,139
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$5,818
• Taxable loss: −$6,538
• Est. tax savings @ 24.0%: +$1,569
• After-tax cash flow: $-1,285/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

• 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

+207.7% since first listed

9 events — show timeline

• 2026-05-20 Relisted — MLSU
• 2026-04-29 Pending — MLSU
• 2026-04-23 Listed $199,999 MLSU
• 2025-04-11 Sold (Public Records) — Public Records
• 2025-04-03 Sold (MLS) — MLSU
• 2024-12-16 Pending — MLSU
• 2024-11-08 Pending — MLSU
• 2024-10-28 Listed $65,000 MLSU
• 1985-06-19 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,139 · +43868.7% YoY. Source: county tax records.