566 S Deerfield Dr · Canton, MS 39046

$149,900

2 bd · 4.0 ba · 2,176 sqft · SingleFamily public records · 75 Days on market

Built 1982 Fair condition 8,276 sqft lot 2-car garage $69/sqft · 51% 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
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Here is your chance to buy a home ON THE GOLF COURSE! This home has soaring ceilings in the living room, with lots of natural light. Fireplace, rear patio, storage area, 2 car attached garage and just needs someone to put their special touch on the home.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1982

What this means for you Summary

Snapshot

• This is a 2-bed/4.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $784 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 5.1% 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: 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 $2,285/mo this rent would consume 57% 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.52% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.43%
• DSCR: 2.00
• GRM: 5.5

CMA / ARV

• ARV (median comp): $303,679
• List price: $149,900
• Delta: -50.64%
• 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
410 Spike Rdg	0.13mi	3/2.5 (+1)	2,207 (+1%)	10mo	$275,000	$125	72
413 Spike Rdg	0.10mi	3/2.0 (+1)	2,106 (-3%)	12mo	$219,900	$104	67
310 Fox Holw	0.27mi	3/2.0 (+1)	2,064 (-5%)	2mo	$259,900	$126	64
415 Spike Rdg	0.09mi	3/2.0 (+1)	1,996 (-8%)	10mo	$289,000	$145	60
414 Spike Rdg	0.11mi	3/2.0 (+1)	1,890 (-13%)	3mo	$249,500	$132	58
819 W Deerfield Dr	0.47mi	3/2.0 (+1)	2,050 (-6%)	5mo	$315,000	$154	52
712 Oak Trl	0.39mi	3/2.0 (+1)	2,089 (-4%)	14mo	$294,900	$141	50
908 Hackberry Ln	0.52mi	2/2.0	2,031 (-7%)	12mo	$310,000	$153	47
316 Fox Holw	0.28mi	3/2.0 (+1)	1,930 (-11%)	12mo	$249,000	$129	45
887 N Deerfield Dr	0.62mi	3/2.5 (+1)	2,279 (+5%)	9mo	$299,900	$132	45
136 Middlefield Dr #136	0.67mi	3/2.0 (+1)	1,980 (-9%)	7mo	$280,000	$141	35
104 Addison Way	0.51mi	3/2.0 (+1)	2,450 (+13%)	12mo	$317,000	$129	32

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: 15.3%
• Equity multiple: 1.61×
• Total profit: $25,695
• Equity at exit: $22,351

10-year hold

• IRR: 23.9%
• Equity multiple: 3.07×
• Total profit: $86,808
• Equity at exit: $12,961

Cash invested: $41,972 (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: 2 active · 12 under contract
• Months of supply: 0.6 mo (167%/mo absorbed)
• Median asking: $258,500 ($137/sqft)
• Median days on market: 166 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.8% 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: 5.5×

Monthly cashflow live

• Estimated rent: $2,285 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$172 /mo · $2,069/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $784

Break-even live

Break-even rent $1,292

Max offer price $149,900

Occupancy floor 61%

Sensitivity live

Price	-10% $869	-5% $827	+0% $784	+5% $742	+10% $700
Rent	-10% $604	-5% $694	+0% $784	+5% $875	+10% $965
Rate	-1.0pp $860	-0.5pp $823	base $784	+0.5pp $746	+1.0pp $706

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: $37,475
• Closing costs: $4,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Moss Crk Canton, MS	3.0	2.0	1428	$2,156	$1.51	93d	1	0.50mi
102 Moss Crk Canton, MS	3.0	2.0	1498	$2,253	$1.50	72d	1	0.52mi
161 Harvey Crossing Canton, MS	3.0	2.0	1687	$2,350	$1.39	93d	1	0.76mi
125 Trailbridge Crossing Canton, MS	3.0	2.0	1750	$2,500	$1.43	63d	1	1.18mi

Property features AI

Finance

• Other: Property listed as fixerZoned for single-family residentialCity lot

Exterior

• Parking: Attached 2-car garageConcrete driveway/parking
• Utilities: Public waterPublic sewerElectricity availableNatural gas available
• Home design: Single-family residenceHouseOne level
• Construction: Brick and wood siding exteriorSlab foundationAsphalt three-tab shingle roofBuilt in public records (year built)
• Exterior features: Front porch

Interior

• Kitchen: Built-in range
• Flooring: Concrete flooringLaminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fans
• Interior features: Beamed ceilingsCathedral ceilingsDouble pane windowsMasonry fireplace
• Laundry & utility: Laundry located in hall

Listing history 50 events

1. 2026-08-08
   days on market $149,900 Active 75 DOM
2. 2026-08-07
   days on market $149,900 Active 74 DOM
3. 2026-08-06
   days on market $149,900 Active 73 DOM
4. 2026-08-05
   days on market $149,900 Active 72 DOM
5. 2026-08-04
   days on market $149,900 Active 71 DOM
6. 2026-08-03
   days on market $149,900 Active 70 DOM
7. 2026-07-31
   days on market $149,900 Active 67 DOM
8. 2026-07-29
   days on market $149,900 Active 65 DOM
9. 2026-07-27
   days on market $149,900 Active 63 DOM
10. 2026-07-25
    days on market $149,900 Active 61 DOM
11. 2026-07-24
    days on market $149,900 Active 60 DOM
12. 2026-07-23
    days on market $149,900 Active 59 DOM
13. 2026-07-22
    days on market $149,900 Active 58 DOM
14. 2026-07-21
    days on market $149,900 Active 57 DOM
15. 2026-07-18
    days on market $149,900 Active 54 DOM
16. 2026-07-16
    days on market $149,900 Active 52 DOM
17. 2026-07-16
    days on market $149,900 Active 51 DOM
18. 2026-07-14
    days on market $149,900 Active 50 DOM
19. 2026-07-14
    pricedays on market $149,900 Active 49 DOM
20. 2026-07-12
    days on market $164,900 Active 48 DOM
21. 2026-07-11
    days on market $164,900 Active 47 DOM
22. 2026-07-10
    days on market $164,900 Active 46 DOM
23. 2026-07-09
    days on market $164,900 Active 45 DOM
24. 2026-07-08
    days on market $164,900 Active 44 DOM
25. 2026-07-07
    days on market $164,900 Active 43 DOM
26. 2026-07-06
    days on market $164,900 Active 42 DOM
27. 2026-07-05
    days on market $164,900 Active 41 DOM
28. 2026-07-04
    days on market $164,900 Active 40 DOM
29. 2026-07-03
    days on market $164,900 Active 39 DOM
30. 2026-07-02
    days on market $164,900 Active 38 DOM
31. 2026-07-01
    days on market $164,900 Active 37 DOM
32. 2026-06-30
    days on market $164,900 Active 36 DOM
33. 2026-06-29
    days on market $164,900 Active 35 DOM
34. 2026-06-28
    days on market $164,900 Active 34 DOM
35. 2026-06-28
    days on market $164,900 Active 33 DOM
36. 2026-06-27
    days on market $164,900 Active 32 DOM
37. 2026-06-25
    days on market $164,900 Active 30 DOM
38. 2026-06-23
    days on market $164,900 Active 28 DOM
39. 2026-06-21
    days on market $164,900 Active 27 DOM
40. 2026-06-18
    days on market $164,900 Active 24 DOM
41. 2026-06-17
    days on market $164,900 Active 23 DOM
42. 2026-06-16
    days on market $164,900 Active 22 DOM
43. 2026-06-15
    days on market $164,900 Active 21 DOM
44. 2026-06-14
    days on market $164,900 Active 19 DOM
45. 2026-06-10
    days on market $164,900 Active 16 DOM
46. 2026-06-09
    days on market $164,900 Active 15 DOM
47. 2026-06-08
    days on market $164,900 Active 14 DOM
48. 2026-06-07
    days on market $164,900 Active 13 DOM
49. 2026-06-03
    days on market $164,900 Active 9 DOM
50. 2026-06-02
    days on market $164,900 Active 8 DOM

ⓘ 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: $2,069 · $172/mo
• Projected year-2 tax: $2,069 · $172/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 · 21 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $27,423
• − Mortgage interest: −$8,397
• − Property taxes: −$2,069
• − Insurance: −$750
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$4,361
• Taxable income: $7,460
• Est. tax owed @ 24.0%: −$1,790
• After-tax cash flow: $7,623/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $54,400–$97,920 screening

This home requires significant repairs and maintenance, including a new roof and exterior paint, to improve its condition and value.

Components & finishes AI

Roof tile · good Flooring concrete

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Major roof — Signs of significant wear
• Major exterior siding — Weathered and peeling
• Major flooring — Concrete floors in unfinished areas

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Seal roof — Prevents water damage and extends life ↑
• Both Paint interior walls — Improves aesthetics and value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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

• Other: Property listed as fixerZoned for single-family residentialCity lot

Exterior

• Parking: Attached 2-car garageConcrete driveway/parking
• Utilities: Public waterPublic sewerElectricity availableNatural gas available
• Home design: Single-family residenceHouseOne level
• Construction: Brick and wood siding exteriorSlab foundationAsphalt three-tab shingle roofBuilt in public records (year built)
• Exterior features: Front porch

Interior

• Kitchen: Built-in range
• Flooring: Concrete flooringLaminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fans
• Interior features: Beamed ceilingsCathedral ceilingsDouble pane windowsMasonry fireplace
• Laundry & utility: Laundry located in hall

Price history

5 events — show timeline

• 2026-06-17 Relisted — MLSU
• 2026-06-17 Pending — MLSU
• 2026-05-25 Listed $164,900 MLSU
• 2002-03-19 Sold (Public Records) — Public Records
• 1985-05-21 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,069 · +275.9% YoY. Source: county tax records.