114 Pleasant Harbor Ave · Canton, MS 39047

$280,000

3 bd · 2.0 ba · 1,595 sqft · SingleFamily public records · 32 Days on market

Built 2014 6,534 sqft lot Est $289k · at est.

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Why this score? — see what drove the D 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 +12.8/30.0
• ARV discount +8.9/15.0
• Schools +4.6/10.0
• DSCR +3.8/10.0
• Rent growth +3.2/5.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction with 3 bedrooms and 2 baths. Large kitchen with breakfast bar open to dining room and living room. Master suite with large walk in closet, double vanity, jetted tub and separate shower. Office area, cubbies, & laundry room. Built by award winning builder and with warranty to include 10 years on foundation. May qualify for USDA/Rural Housing 100% financing. Call your REALTOR today!

Key facts

• Master suite
• Double vanity
• Walk-in closet

Tags

• OPEN CONCEPT LAYOUT
• LARGE KITCHEN
• BREAKFAST BAR
• MASTER SUITE
• WALK-IN CLOSET
• DOUBLE VANITY

Property features AI

Finance

• HOA & community: Community lake

Exterior

• Parking: 2-car garage; Concrete parking
• Utilities: Electricity connected; Water: see remarks; Sewer: unknown
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick construction; Conventional foundation; Built by owner (year source: Owner)
• Exterior features: Architectural shingle roof; Pond on the property; Views

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Double vanity; Breakfast bar
• Laundry & utility: Washer and dryer included; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-26 ($-317/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (24.8% below list).
• Recommended offer: $211k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% 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.
• Rankin County School District (rural): math 56% / reading 48% proficiency, ranked #6 of 130 in MS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pisgah Elementary School (math 46% / reading 54%, grade D+, #61 of 375 statewide, top 17%, 507 students, 99% FRL); Pisgah High School (math 60% / reading 39%, grade D, #22 of 197 statewide, top 12%, 435 students, 99% FRL) — zoned schools average 99% FRL vs 35% district-wide (65 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 440 active listings in the ZIP; solid renter incomes; 343 units permitted in Rankin 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 $8k of value loss. Plan a longer hold.
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,561 (24.8% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $288,695
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Alicetowne Lndg	0.03mi	3/2.0	1,522 (-5%)	4mo	$275,000	$181	88
105 Pleasant Harbor Ave	0.07mi	3/2.0	1,523 (-4%)	2mo	$275,000	$181	87
312 Alicetowne Lndg	0.08mi	3/2.0	1,432 (-10%)	13mo	$245,000	$171	69
196 Lake Harbor Rd	0.60mi	3/2.0	1,552 (-3%)	1mo	$302,640	$195	67
218 Bream Pond Ln	0.07mi	3/2.0	1,417 (-11%)	19mo	$229,900	$162	62
321 Harbor Ln	0.56mi	2/2.0 (-1)	1,516 (-5%)	11mo	$189,900	$125	51
194 Lake Harbor Rd	0.60mi	4/2.0 (+1)	1,760 (+10%)	2mo	$332,670	$189	48

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-47,383
• Equity at exit: $41,749

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-44,773
• Equity at exit: $24,209

Cash invested: $78,400 (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 39047

• Home prices YoY: -32.6%
• Rents YoY: 2.9%
• Active inventory: 440
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,106 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-26

Break-even live

Break-even rent $2,139

Max offer price $275,340

Occupancy floor 96%

Sensitivity live

Price	-10% $132	-5% $53	+0% $-26	+5% $-106	+10% $-185
Rent	-10% $-193	-5% $-110	+0% $-26	+5% $57	+10% $140
Rate	-1.0pp $115	-0.5pp $45	base $-26	+0.5pp $-99	+1.0pp $-173

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $280,000 Active 32 DOM
2. 2026-06-18
   days on market $280,000 Active 29 DOM
3. 2026-06-17
   days on market $280,000 Active 28 DOM
4. 2026-06-16
   days on market $280,000 Active 27 DOM
5. 2026-06-15
   days on market $280,000 Active 26 DOM
6. 2026-06-14
   days on market $280,000 Active 24 DOM
7. 2026-06-13
   days on market $280,000 Active 23 DOM
8. 2026-06-10
   days on market $280,000 Active 21 DOM
9. 2026-06-09
   days on market $280,000 Active 20 DOM
10. 2026-06-08
    days on market $280,000 Active 19 DOM
11. 2026-06-07
    days on market $280,000 Active 18 DOM
12. 2026-06-03
    days on market $280,000 Active 14 DOM
13. 2026-06-02
    days on market $280,000 Active 13 DOM
14. 2026-06-01
    days on market $280,000 Active 12 DOM
15. 2026-05-31
    days on market $280,000 Active 11 DOM
16. 2026-05-30
    days on market $280,000 Active 10 DOM
17. 2026-05-20
    listed $280,000 Active
18. 2014-10-10
    soldstatus 404-char remark

    Show marketing remark (404 chars)

    New Construction with 3 bedrooms and 2 baths. Large kitchen with breakfast bar open to dining room and living room. Master suite with large walk in closet, double vanity, jetted tub and separate shower. Office area, cubbies, & laundry room. Built by award winning builder and with warranty to include 10 years on foundation. May qualify for USDA/Rural Housing 100% financing. Call your REALTOR today!

19. 2013-11-10
    listed $169,900 404-char remark

    Show marketing remark (404 chars)

    New Construction with 3 bedrooms and 2 baths. Large kitchen with breakfast bar open to dining room and living room. Master suite with large walk in closet, double vanity, jetted tub and separate shower. Office area, cubbies, & laundry room. Built by award winning builder and with warranty to include 10 years on foundation. May qualify for USDA/Rural Housing 100% financing. Call your REALTOR today!

ⓘ 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: $1,258 · $105/mo
• Projected year-2 tax: $2,212 · $184/mo
• Expected delta: +$954/yr (+$80/mo · 75.9%)

ⓘ 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 ≥108°F today · 22 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: $25,267
• − Mortgage interest: −$15,684
• − Property taxes: −$1,258
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$8,145
• Taxable loss: −$5,263
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $947/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: Rankin County School District
• NCES district ID: 2803830
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $61,867
• Composite: 45.62/100
• National rank: #2587
• State rank: #6 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

• County: Rankin County · 123,614 people
• City population: 29,160
• Metro: Jackson, MS
• Population (ZIP): 40,808
• Household income: $100,347
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 551.0

Population outlook (Rankin County) Hauer SSP2

• Today (2025): 164,317 people
• By 2030: 171,013 · +4.1%
• By 2040: 182,723 · +11.2%
• By 2050: 192,376 · +17.1%
• By 2075: 209,535 · +27.5%
• By 2100: 209,534 · +27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 16% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Italian 4% Slovak 3% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Rankin

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.0%
• 2008→2024 swing: +6.4pp toward D · 2008: -53.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+45.4 2016: R+52.9 2012: R+51.9 2008: R+53.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.01%
• Current HPI: 162.9709
• Rent YoY: ▲ 2.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+64.8% since first listed

3 events — show timeline

• 2026-05-20 Listed $280,000 MLSU
• 2014-10-10 Sold (MLS) — MLSU
• 2013-11-10 Listed $169,900 MLSU

Property tax history

+8.8%/yr

Latest (2025): $1,258 · +2.2% YoY. Source: county tax records.