130 Chartleigh Cir · Canton, MS 39046

$265,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 81 Days on market

Built 2021 Good condition 0.25 ac lot 2-car garage $177/sqft · 12% below area Est $300k · 12% under ↓ 5% since listing

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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 +13.4/30.0
• ARV discount +12.7/15.0
• Schools +4.9/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this home just put on the market in the highly sought after neighborhood of Yandell Farms. Located in the Germantown school district of Madison County. This 3/2 split plan is ready for its new owner! Fully fenced in backyard for your pets and privacy!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2021

Tags

• GERMANTOWN SCHOOL DISTRICT
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5 ($59/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (12.3% below list).
• Recommended offer: $232k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% 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.
• 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: 417 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 553 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• At $2,324/mo this rent would consume 58% of the median local household income ($48k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 81 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $232,444 (12.3% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.88% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $299,726
• List price: $265,000
• Delta: -11.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
266 Chartleigh Cir	0.23mi	3/2.0	1,506 (+0%)	2mo	$290,000	$193	87
107 Kings Xing	0.18mi	3/2.0	1,520 (+1%)	5mo	$265,000	$174	85
109 Brunswick Cv	0.26mi	3/2.0	1,531 (+2%)	0mo	$282,000	$184	84
126 Bailey Cv	0.23mi	3/2.0	1,530 (+2%)	2mo	$285,900	$187	84
109 Allie Ln	0.29mi	3/2.0	1,552 (+4%)	3mo	$279,500	$180	78
103 Brunswick Cv	0.30mi	3/2.0	1,569 (+5%)	5mo	$279,900	$178	74
146 Allie Ln	0.26mi	4/2.0 (+1)	1,565 (+4%)	3mo	$282,500	$181	74
170 Chartleigh Cir	0.08mi	3/2.0	1,695 (+13%)	2mo	$299,999	$177	74
151 Notting Hill Pl	0.25mi	4/2.0 (+1)	1,588 (+6%)	2mo	$250,000	$157	72
117 Bailey Cv	0.27mi	3/2.0	1,677 (+12%)	6mo	$299,999	$179	63
712 Honeysuckle Loop	0.37mi	3/2.0	1,706 (+14%)	5mo	$314,900	$185	56
104 Bridge Hollow Ln	0.74mi	3/2.0	1,672 (+12%)	5mo	$279,000	$167	42

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-42,591
• Equity at exit: $39,512

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-36,539
• Equity at exit: $22,912

Cash invested: $74,200 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 15 under contract
• Months of supply: 2.8 mo (35%/mo absorbed)
• Median asking: $288,650 ($183/sqft)
• Median days on market: 145 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +9.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39046

• Home prices YoY: -30.1%
• Active inventory: 417
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,324 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $5

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 95%

Sensitivity live

Price	-10% $188	-5% $97	+0% $5	+5% $-87	+10% $-178
Rent	-10% $-179	-5% $-87	+0% $5	+5% $97	+10% $189
Rate	-1.0pp $138	-0.5pp $72	base $5	+0.5pp $-64	+1.0pp $-134

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: $66,250
• Closing costs: $7,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Trailbridge Crossing Canton, MS	3.0	2.0	1750	$2,500	$1.43	63d	1	0.84mi
104 Moss Crk Canton, MS	3.0	2.0	1428	$2,156	$1.51	93d	1	1.19mi
102 Moss Crk Canton, MS	3.0	2.0	1498	$2,253	$1.50	72d	1	1.21mi
161 Harvey Crossing Canton, MS	3.0	2.0	1687	$2,350	$1.39	93d	1	1.46mi

Property features AI

Finance

• HOA & community: Homeowners association

Exterior

• Parking: 2-car garageGarage door opener
• Utilities: Public waterPublic sewerElectricity connectedNatural gas availableCable availableFiber to the houseSewer connectedWater available
• Home design: Single-family houseOne level
• Construction: Brick constructionAsphalt roofSlab foundationBuilt by builder
• Exterior features: Private yard

Interior

• Kitchen: Free-standing refrigeratorGas cooktop
• Flooring: Concrete floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioningGas cooling
• Interior features: Soaking tubFireplace

Listing history 50 events

1. 2026-08-08
   days on market $265,000 Active 81 DOM
2. 2026-08-07
   days on market $265,000 Active 80 DOM
3. 2026-08-06
   days on market $265,000 Active 79 DOM
4. 2026-08-05
   days on market $265,000 Active 78 DOM
5. 2026-08-04
   days on market $265,000 Active 77 DOM
6. 2026-08-03
   days on market $265,000 Active 76 DOM
7. 2026-07-31
   days on market $265,000 Active 73 DOM
8. 2026-07-29
   days on market $265,000 Active 71 DOM
9. 2026-07-27
   days on market $265,000 Active 69 DOM
10. 2026-07-25
    days on market $265,000 Active 67 DOM
11. 2026-07-24
    days on market $265,000 Active 66 DOM
12. 2026-07-23
    days on market $265,000 Active 65 DOM
13. 2026-07-22
    days on market $265,000 Active 64 DOM
14. 2026-07-21
    days on market $265,000 Active 63 DOM
15. 2026-07-18
    days on market $265,000 Active 60 DOM
16. 2026-07-16
    days on market $265,000 Active 58 DOM
17. 2026-07-16
    days on market $265,000 Active 57 DOM
18. 2026-07-14
    pricedays on market $265,000 Active 56 DOM
19. 2026-07-14
    days on market $270,000 Active 55 DOM
20. 2026-07-12
    days on market $270,000 Active 54 DOM
21. 2026-07-11
    days on market $270,000 Active 53 DOM
22. 2026-07-10
    days on market $270,000 Active 52 DOM
23. 2026-07-09
    days on market $270,000 Active 51 DOM
24. 2026-07-08
    days on market $270,000 Active 50 DOM
25. 2026-07-07
    days on market $270,000 Active 49 DOM
26. 2026-07-06
    days on market $270,000 Active 48 DOM
27. 2026-07-05
    days on market $270,000 Active 47 DOM
28. 2026-07-04
    days on market $270,000 Active 46 DOM
29. 2026-07-03
    days on market $270,000 Active 45 DOM
30. 2026-07-02
    days on market $270,000 Active 44 DOM
31. 2026-07-01
    days on market $270,000 Active 43 DOM
32. 2026-06-30
    days on market $270,000 Active 42 DOM
33. 2026-06-29
    days on market $270,000 Active 41 DOM
34. 2026-06-28
    days on market $270,000 Active 40 DOM
35. 2026-06-28
    days on market $270,000 Active 39 DOM
36. 2026-06-27
    days on market $270,000 Active 38 DOM
37. 2026-06-25
    days on market $270,000 Active 36 DOM
38. 2026-06-23
    days on market $270,000 Active 34 DOM
39. 2026-06-21
    days on market $270,000 Active 33 DOM
40. 2026-06-18
    days on market $270,000 Active 30 DOM
41. 2026-06-17
    days on market $270,000 Active 29 DOM
42. 2026-06-16
    pricedays on market $270,000 Active 28 DOM
43. 2026-06-15
    days on market $280,000 Active 27 DOM
44. 2026-06-14
    days on market $280,000 Active 25 DOM
45. 2026-06-10
    days on market $280,000 Active 22 DOM
46. 2026-06-09
    days on market $280,000 Active 21 DOM
47. 2026-06-08
    days on market $280,000 Active 20 DOM
48. 2026-06-07
    days on market $280,000 Active 19 DOM
49. 2026-06-03
    days on market $280,000 Active 15 DOM
50. 2026-06-02
    days on market $280,000 Active 14 DOM

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

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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,893
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − Depreciation: −$7,709
• Taxable loss: −$4,423
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $1,121/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 · 16 photos

Good 80/100 Cosmetic rehab Est. rehab $7,500–$22,500 screening

This home is in good condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics. It is ready for its new owner and can be easily improved to increase its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in bathrooms — Modern flooring can increase both resale and rental value. ↑
• Both Upgrading kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by attracting tech-savvy buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Madison Crossing Elementary C MS #49/375 Nat'l #10,846/41,679 Middle Germantown Middle School B MS #14/179 Nat'l #2,304/14,009 High Germantown High School F MS #59/197 Nat'l #8,937/17,239

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

C Composite livability gradescore 60/100

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: Madison · 122,509 people
• City population: 29,160
• Metro: Jackson, MS
• Population (ZIP): 29,160
• Household income: $48,288
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 14% of renters

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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%

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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%

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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

Property features AI

Finance

• HOA & community: Homeowners association

Exterior

• Parking: 2-car garageGarage door opener
• Utilities: Public waterPublic sewerElectricity connectedNatural gas availableCable availableFiber to the houseSewer connectedWater available
• Home design: Single-family houseOne level
• Construction: Brick constructionAsphalt roofSlab foundationBuilt by builder
• Exterior features: Private yard

Interior

• Kitchen: Free-standing refrigeratorGas cooktop
• Flooring: Concrete floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioningGas cooling
• Interior features: Soaking tubFireplace

Price history

-5.4% since first listed

3 events — show timeline

• 2026-07-14 Price Changed $265,000 MLSU
• 2026-06-16 Price Changed $270,000 MLSU
• 2026-05-19 Listed $280,000 MLSU