500 Gore Rd · Canton, MS 39094

$56,000

3 bd · 1.0 ba · 1,733 sqft · SingleFamily public records · 846 Days on market

Built 1974 1.76 ac lot $32/sqft · 85% below area

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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
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special! This 3 Bed, 2 Bath Home built in 1974 is nestled on approx. 1.45 Acres of serene countryside. This home offers a peaceful escape from the hustle and bustle of city life. Approximately 1,733 square feet of living space, provides plenty of room for family gatherings and entertaining. This is an ''As-Is'' opportunity allowing you to put your personal touch on it. Bring your vision and creativity! This property presents an excellent opportunity for renovation and value enhancement. There are endless possibilities Don't miss out on this chance to create your own country haven!

Key facts

• 1.76 acre lot
• 2 garage spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: schools F, amenities F, commute 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.
• Market conditions: 18 active listings in the ZIP; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($387 loan paydown + $5k appreciation (8.9% local appreciation)).
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 846 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $53k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• Climate carrying-cost: major wind risk, 73% 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 $49,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 846 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.03% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.31%
• DSCR: 2.44
• GRM: 4.1

CMA / ARV

• ARV (median comp): $364,487
• List price: $56,000
• Delta: -84.64%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

8.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.3%
• Equity multiple: 4.39×
• Total profit: $53,180
• Equity at exit: $45,893

10-year hold

• IRR: 42.0%
• Equity multiple: 9.60×
• Total profit: $134,771
• Equity at exit: $94,492

Cash invested: $15,680 (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 39094

• Home prices YoY: 5.9%
• Active inventory: 18
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$161 /mo · $1,927/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $422

Break-even live

Break-even rent $605

Max offer price $56,000

Occupancy floor 58%

Sensitivity live

Price	-10% $454	-5% $438	+0% $422	+5% $406	+10% $391
Rent	-10% $332	-5% $377	+0% $422	+5% $467	+10% $512
Rate	-1.0pp $450	-0.5pp $436	base $422	+0.5pp $408	+1.0pp $393

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $56,000 Active 846 DOM
2. 2026-06-17
   days on market $56,000 Active 845 DOM
3. 2026-06-16
   days on market $56,000 Active 844 DOM
4. 2026-06-15
   days on market $56,000 Active 843 DOM
5. 2026-06-14
   days on market $56,000 Active 841 DOM
6. 2026-06-13
   days on market $56,000 Active 840 DOM
7. 2026-06-10
   days on market $56,000 Active 838 DOM
8. 2026-06-09
   days on market $56,000 Active 837 DOM
9. 2026-06-08
   days on market $56,000 Active 836 DOM
10. 2026-06-07
    days on market $56,000 Active 835 DOM
11. 2026-06-03
    days on market $56,000 Active 831 DOM
12. 2026-06-02
    days on market $56,000 Active 830 DOM
13. 2026-06-01
    days on market $56,000 Active 829 DOM
14. 2026-05-31
    days on market $56,000 Active 828 DOM
15. 2026-05-30
    days on market $56,000 Active 827 DOM
16. 2025-09-02
    price $56,000 610-char remark

    Show marketing remark (610 chars)

    Investor Special! This 3 Bed, 2 Bath Home built in 1974 is nestled on approx. 1.45 Acres of serene countryside. This home offers a peaceful escape from the hustle and bustle of city life. Approximately 1,733 square feet of living space, provides plenty of room for family gatherings and entertaining. This is an ''As-Is'' opportunity allowing you to put your personal touch on it. Bring your vision and creativity! This property presents an excellent opportunity for renovation and value enhancement. There are endless possibilities Don't miss out on this chance to create your own country haven!

17. 2025-01-06
    price $70,000 610-char remark

    Show marketing remark (610 chars)

    Investor Special! This 3 Bed, 2 Bath Home built in 1974 is nestled on approx. 1.45 Acres of serene countryside. This home offers a peaceful escape from the hustle and bustle of city life. Approximately 1,733 square feet of living space, provides plenty of room for family gatherings and entertaining. This is an ''As-Is'' opportunity allowing you to put your personal touch on it. Bring your vision and creativity! This property presents an excellent opportunity for renovation and value enhancement. There are endless possibilities Don't miss out on this chance to create your own country haven!

18. 2024-06-14
    price $87,000 610-char remark

    Show marketing remark (610 chars)

    Investor Special! This 3 Bed, 2 Bath Home built in 1974 is nestled on approx. 1.45 Acres of serene countryside. This home offers a peaceful escape from the hustle and bustle of city life. Approximately 1,733 square feet of living space, provides plenty of room for family gatherings and entertaining. This is an ''As-Is'' opportunity allowing you to put your personal touch on it. Bring your vision and creativity! This property presents an excellent opportunity for renovation and value enhancement. There are endless possibilities Don't miss out on this chance to create your own country haven!

19. 2024-02-22
    listed $109,453 Active 610-char remark

    Show marketing remark (610 chars)

    Investor Special! This 3 Bed, 2 Bath Home built in 1974 is nestled on approx. 1.45 Acres of serene countryside. This home offers a peaceful escape from the hustle and bustle of city life. Approximately 1,733 square feet of living space, provides plenty of room for family gatherings and entertaining. This is an ''As-Is'' opportunity allowing you to put your personal touch on it. Bring your vision and creativity! This property presents an excellent opportunity for renovation and value enhancement. There are endless possibilities Don't miss out on this chance to create your own country haven!

20. 2021-10-02
    historical
21. 2012-07-02
    listed $175,000

ⓘ 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: $1,927 · $161/mo
• Projected year-2 tax: $1,927 · $161/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $13,668
• − Mortgage interest: −$3,137
• − Property taxes: −$1,927
• − Insurance: −$280
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$1,629
• Taxable income: $4,508
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $3,985/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

• City population: 29,160
• Population (ZIP): 3,640

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 (68%)
• Race & ethnicity: White 68% Black 22% Two or more races 10%
• Common ancestry: Serbian 2% Lithuanian 1% Italian 1%
• Foreign-born: 0%

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: ▲ 8.87%
• Current HPI: 158.936
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-68.0% since first listed

6 events — show timeline

• 2025-09-02 Price Changed $56,000 MLSU
• 2025-01-06 Price Changed $70,000 MLSU
• 2024-06-14 Price Changed $87,000 MLSU
• 2024-02-22 Listed $109,453 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2012-07-02 Listed $175,000 MLSU

Property tax history

+4.4%/yr

Latest (2025): $1,927 · +1.8% YoY. Source: county tax records.