114 S Canal St · Tupelo, MS 38804

$112,000

2 bd · 1.0 ba · 958 sqft · SingleFamily public records · 51 Days on market

Built 1930 0.51 ac lot $117/sqft · 11% above area Est $114k · at est.

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Why this score? — see what drove the C+ 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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +8.3/15.0
• 1% rule +6.1/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you THAT investor? Here's a package deal for you! 3 homes and a lot for a reasonable price! Homes are 114, 116 & 117 Canal St. Lot on Wayside Drive. 2 - 2BD/1BA, 1 - 3BD/1BA. All info subject to verification.

Key facts

• 0.51 acre lot
• Built 1930
• Listed 50 days

Property features AI

Finance

• Financial info: Annual tax listed

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Exterior features: Lot roughly 150 x 150.77 feet; Approximately 0.51 acre lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and common areas)
• Bathrooms: 1 full bathroom
• Interior features: Range; Refrigerator; Central air conditioning; Central electric heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $109k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#26 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools C-, amenities D+, employment D+.
• Tupelo Public School District (town): math 46% / reading 42% proficiency, ranked #28 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 172 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Lee County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lee County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,640 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.11% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (median comp): $113,972
• List price: $112,000
• Delta: -1.73%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 S Canal St	0.03mi	2/2.0	975 (+2%)	22mo	$75,000	$77	73

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,750
• Equity at exit: $16,700

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $11,037
• Equity at exit: $9,684

Cash invested: $31,360 (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 38804

• Active inventory: 172
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$89 /mo · $1,062/yr
• Insurance: −$47
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $194

Break-even live

Break-even rent $999

Max offer price $112,000

Occupancy floor 79%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 S Green St Unit 4 Tupelo, MS	2.0	1.0	950	$1,235	$1.30	43d	1	1.39mi

Listing history 20 events

1. 2026-06-19
   days on market $112,000 Active 51 DOM
2. 2026-06-18
   days on market $112,000 Active 50 DOM
3. 2026-06-17
   days on market $112,000 Active 49 DOM
4. 2026-06-16
   days on market $112,000 Active 48 DOM
5. 2026-06-15
   days on market $112,000 Active 47 DOM
6. 2026-06-14
   days on market $112,000 Active 45 DOM
7. 2026-06-12
   days on market $112,000 Active 44 DOM
8. 2026-06-09
   days on market $112,000 Active 41 DOM
9. 2026-06-08
   days on market $112,000 Active 40 DOM
10. 2026-06-07
    days on market $112,000 Active 39 DOM
11. 2026-06-05
    days on market $112,000 Active 36 DOM
12. 2026-06-03
    days on market $112,000 Active 35 DOM
13. 2026-06-02
    days on market $112,000 Active 34 DOM
14. 2026-06-01
    days on market $112,000 Active 33 DOM
15. 2026-05-31
    days on market $112,000 Active 32 DOM
16. 2026-05-30
    days on market $112,000 Active 31 DOM
17. 2026-04-28
    listed $112,000 Active 383-char remark
18. 2016-11-15
    soldstatus 218-char remark

    Show marketing remark (218 chars)

    Are you THAT investor? Here's a package deal for you! 3 homes and a lot for a reasonable price! Homes are 114, 116 & 117 Canal St. Lot on Wayside Drive. 2 - 2BD/1BA, 1 - 3BD/1BA. All info subject to verification.

19. 2016-11-15
    soldstatus

    Show marketing remark (218 chars)

    Are you THAT investor? Here's a package deal for you! 3 homes and a lot for a reasonable price! Homes are 114, 116 & 117 Canal St. Lot on Wayside Drive. 2 - 2BD/1BA, 1 - 3BD/1BA. All info subject to verification.

20. 2016-08-19
    listed $70,000 218-char remark

    Show marketing remark (218 chars)

    Are you THAT investor? Here's a package deal for you! 3 homes and a lot for a reasonable price! Homes are 114, 116 & 117 Canal St. Lot on Wayside Drive. 2 - 2BD/1BA, 1 - 3BD/1BA. All info subject to verification.

ⓘ 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: $1,062 · $89/mo
• Projected year-2 tax: $1,062 · $89/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,935
• − Mortgage interest: −$6,274
• − Property taxes: −$1,062
• − Insurance: −$1,358
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$3,258
• Taxable income: $594
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $2,188/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: Tupelo Public School District
• NCES district ID: 2804320
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $44,002
• Composite: 37.26/100
• National rank: #4456
• State rank: #28 of 130 in MS

Livability — Tupelo

• Score: 72/100
• State rank: #26
• US rank: #6369

Category grades

Amenities D+ Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tupelo, MS
• County: Lee County · 52,445 people
• City population: 46,551
• Metro: Tupelo, MS
• Population (ZIP): 16,693
• Household income: $64,420
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 642.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 90,253 people
• By 2030: 92,125 · +2.1%
• By 2040: 94,914 · +5.2%
• By 2050: 95,841 · +6.2%
• By 2075: 94,189 · +4.4%
• By 2100: 83,736 · -7.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 30% Two or more races 3% Hispanic / Latino 3% Native American 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.9% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -30.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+32.5 2016: R+37.7 2012: R+29.0 2008: R+30.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.19%
• Current HPI: 172.0153
• Rent YoY: —
• Metro: Tupelo, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+60.0% since first listed

4 events — show timeline

• 2026-04-28 Listed $112,000 NEMSBD
• 2016-11-15 Sold (Public Records) — Public Records
• 2016-11-15 Sold (MLS) — NEMSBD
• 2016-08-19 Listed $70,000 NEMSBD

Property tax history

+5.0%/yr

Latest (2025): $1,062 · +6.0% YoY. Source: county tax records.