164 Madisonville Dr · Canton, MS 39046

$282,500

3 bd · 2.0 ba · 1,524 sqft · SingleFamily · 31 Days on market

Built 2026 Poor condition $33/mo HOA · 1% of rent

---

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 +14.0/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• DSCR +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Come check the NEW construction homes in MADISON COUNTIES NEWEST DEVELOPMENT and only minutes from the Reservoir. And it is located in the GERMANTOWN SCHOOL DISTRICT. This is a 3/2 OPEN SPLIT PLAN sits on a lot with a nice back yard. It has a open kitchen with a bar. Kitchen also has granite counter tops and stainless steel GE appliances. This home has a nice size family room with brick gas log fireplace. The master bath has a tub, separate shower, and a large walk in closet. So don't miss out on this one. This home comes with a sodded yard, gas log fireplace, and much more, Many other plans and lots to choose from so call a Realtor today to view all of them. These homes do qualify USDA

Key facts

• Granite counter tops
• Open kitchen
• 2 garage spots

Tags

• NEW CONSTRUCTION HOMES
• GERMANTOWN SCHOOL DISTRICT
• OPEN KITCHEN
• GRANITE COUNTER TOPS
• STAINLESS STEEL GE APPLIANCES
• BRICK GAS LOG FIREPLACE

Property features AI

Finance

• Other: $800 annual tax (2026)
• HOA & community: Community association with an annual fee of $400 (management included)

Exterior

• Parking: 2-car garage; Garage door opener
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family house; New construction; One story; Plans used for living area
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built by builder (new construction)
• Exterior features: Front yard; Slab patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas water heater
• Flooring: Concrete floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fans; Gas cooling
• Interior features: Dishwasher; Disposal; Exhaust fan; Gas water heater; Microwave; Insulated windows; Gas log fireplace with gas starter

🏗️ New construction. The $282,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,844.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $282k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $36 ($428/yr) — positive.
• To cash-flow at today's rent, offer at most $281k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (11.5% below list).
• Recommended offer: $250k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• 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); Germantown Middle School (math 55% / reading 58%, grade B, #14 of 179 statewide, top 7%, 1,008 students, 100% FRL); Germantown High School (math 34% / reading 41%, grade F, #59 of 197 statewide, top 30%, 1,396 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: 363 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $8k 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 31 days — a 3% lower offer ($274k) is reasonable based on typical stale-listing flexibility.

Recommended offer $250,000 (11.5% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $275,844
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Madisonville Dr	0.00mi	3/2.0	1,506 (-1%)	9mo	$272,900	$181	90
247 Hemingway Cir	0.13mi	3/2.0	1,506 (-1%)	4mo	$275,000	$183	89
201 Hemingway Cir	0.10mi	3/2.0	1,524 (0%)	9mo	$274,900	$180	88
136 Madisonville Dr	0.10mi	3/2.0	1,524 (0%)	9mo	$275,900	$181	87
133 Madisonville Dr	0.08mi	3/2.0	1,524 (0%)	11mo	$274,900	$180	87
134 Madisonville Dr	0.09mi	3/2.0	1,506 (-1%)	9mo	$272,900	$181	86
205 Hemingway Cir	0.16mi	3/2.0	1,506 (-1%)	9mo	$274,400	$182	83
203 Hemingway Cir	0.16mi	3/2.0	1,506 (-1%)	9mo	$274,400	$182	83
228 Hemingway Cir	0.04mi	4/2.0 (+1)	1,549 (+2%)	11mo	$279,900	$181	82
126 Madisonville Dr	0.03mi	3/2.0	1,725 (+13%)	3mo	$299,999	$174	74
106 Madisonville Dr	0.11mi	3/2.0	1,735 (+14%)	3mo	$294,999	$170	70
104 Bridge Hollow Ln	0.46mi	3/2.0	1,672 (+10%)	4mo	$279,000	$167	59

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-42,367
• Equity at exit: $41,129

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-33,728
• Equity at exit: $23,850

Cash invested: $77,236 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,447
• Tax est. 1.5%: −$345 /mo · $4,138/yr
• Insurance: −$115
• HOA: −$33
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $36

Break-even live

Break-even rent $2,455

Max offer price $275,844

Occupancy floor 94%

Sensitivity live

Price	-10% $226	-5% $131	+0% $36	+5% $-60	+10% $-155
Rent	-10% $-162	-5% $-63	+0% $36	+5% $134	+10% $233
Rate	-1.0pp $175	-0.5pp $106	base $36	+0.5pp $-36	+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: $68,961
• Closing costs: $8,275
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Trailbridge Crossing Canton, MS	3.0	2.0	1750	$2,500	$1.43	15d	1	0.61mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-21
   days on market $282,500 Active 31 DOM
2. 2026-06-18
   days on market $282,500 Active 28 DOM
3. 2026-06-17
   days on market $282,500 Active 27 DOM
4. 2026-06-16
   days on market $282,500 Active 26 DOM
5. 2026-06-15
   days on market $282,500 Active 25 DOM
6. 2026-06-14
   days on market $282,500 Active 23 DOM
7. 2026-06-10
   days on market $282,500 Active 20 DOM
8. 2026-06-09
   days on market $282,500 Active 19 DOM
9. 2026-06-08
   days on market $282,500 Active 18 DOM
10. 2026-06-07
    days on market $282,500 Active 17 DOM
11. 2026-06-03
    days on market $282,500 Active 13 DOM
12. 2026-06-02
    days on market $282,500 Active 12 DOM
13. 2026-06-01
    days on market $282,500 Active 11 DOM
14. 2026-05-31
    days on market $282,500 Active 10 DOM
15. 2026-05-30
    days on market $282,500 Active 9 DOM
16. 2026-05-21
    listed $282,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$15,452
• − Property taxes: −$4,138
• − Insurance: −$1,379
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$396
• − Depreciation: −$8,025
• Taxable loss: −$4,189
• Est. tax savings @ 24.0%: +$1,005
• After-tax cash flow: $1,434/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property is under construction and requires extensive renovation to become move-in ready. The home is in poor condition and needs significant work to be suitable for resale or rental.

Value-add opportunities

• Both Complete construction and landscaping — Completing the construction and landscaping will make the home move-in ready and visually appealing.
• Both Install kitchen and bathroom fixtures — Installing kitchen and bathroom fixtures will make the home fully functional and ready for occupancy.
• Both Install HVAC and mechanical systems — Installing HVAC and mechanical systems will ensure the home is climate-controlled and functional.
• Both Paint interior walls and install flooring — Painting interior walls and installing flooring will make the home visually appealing and ready for occupancy.
• Both Install windows and doors — Installing windows and doors will complete the home's structure and make it fully functional and ready for occupancy.

Renovation cost estimate screening

Value-add ROI direction

• Both Complete construction and landscaping — Completing the construction and landscaping will make the home move-in ready and visually appealing. ↑
• Both Install kitchen and bathroom fixtures — Installing kitchen and bathroom fixtures will make the home fully functional and ready for occupancy. ↑
• Both Install HVAC and mechanical systems — Installing HVAC and mechanical systems will ensure the home is climate-controlled and functional. ↑
• Both Paint interior walls and install flooring — Painting interior walls and installing flooring will make the home visually appealing and ready for occupancy. ↑
• Both Install windows and doors — Installing windows and doors will complete the home's structure and make it fully functional and ready for occupancy. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-21 Listed $282,500 MLSU