118 Canterbury Rd · Robinhood, MS 39042

$55,000

3 bd · 1.0 ba · 836 sqft · SingleFamily public records · 6 Days on market

Built 1971 8,276 sqft lot

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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 +4.6/10.0
• Rent growth +4.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors and flippers! This 3-bedroom, 1-bath home is full of potential and ready for renovation. Whether you're looking for your next fix-and-flip project or a rental property to add to your portfolio, this home offers a great opportunity to build equity and maximize returns. With solid bones and plenty of possibilities, bring your vision and transform this property into something special. Property is being sold as-is.

Key facts

• 8,276 sq ft lot
• Built 1971
• Listed 6 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Electricity available; Water available
• Home design: Single-family residence (house); One level
• Construction: Brick exterior
• Exterior features: Shingle roof; Brick construction; Conventional foundation; Lot about 0.19 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Water heater; Fixer condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $972 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).

Location & tenants

• Location reads 62/100 on livability (#182 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Mclaurin Elementary School (math 44% / reading 39%, grade F, #113 of 375 statewide, top 31%, 581 students, 100% FRL); Mclaurin Attendance Center (math 49% / reading 41%, grade D-, #34 of 197 statewide, top 17%, 504 students, 99% FRL) — zoned schools average 99% FRL vs 35% district-wide (65 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.1%/yr); 302 active listings in the ZIP; solid renter incomes; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 7.1% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $55,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.01% ✓
• Cap rate: 27.49%
• Cash-on-cash: 75.72%
• DSCR: 4.37
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $30,096
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Canterbury Rd	0.26mi	2/1.5 (-1)	947 (+13%)	15mo	$34,000	$36	46

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 · 7.13% rent growth · sell at horizon

5-year hold

• IRR: 80.1%
• Equity multiple: 4.90×
• Total profit: $60,134
• Equity at exit: $8,201

10-year hold

• IRR: 84.6%
• Equity multiple: 11.65×
• Total profit: $164,037
• Equity at exit: $4,755

Cash invested: $15,400 (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 39042

• Home prices YoY: -34.3%
• Rents YoY: 7.1%
• Active inventory: 302
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $972

Break-even live

Break-even rent $424

Max offer price $55,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,003	-5% $987	+0% $972	+5% $956	+10% $941
Rent	-10% $841	-5% $906	+0% $972	+5% $1,037	+10% $1,102
Rate	-1.0pp $999	-0.5pp $986	base $972	+0.5pp $957	+1.0pp $943

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $55,000 Active 6 DOM
2. 2026-06-17
   days on market $55,000 Active 5 DOM
3. 2026-06-16
   days on market $55,000 Active 4 DOM
4. 2026-06-15
   days on market $55,000 Active 3 DOM
5. 2026-06-13
   remarks 434-char remark
6. 2026-06-13
   listed $55,000 Active 1 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: $283 · $24/mo
• Projected year-2 tax: $435 · $36/mo
• Expected delta: +$151/yr (+$13/mo · 53.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,848
• − Mortgage interest: −$3,081
• − Property taxes: −$283
• − Insurance: −$275
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$1,600
• Taxable income: $11,434
• Est. tax owed @ 24.0%: −$2,744
• After-tax cash flow: $8,917/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 — Robinhood

• Score: 62/100
• State rank: #182
• US rank: #16959

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robinhood, MS
• County: Rankin County · 123,614 people
• Metro: Jackson, MS
• Population (ZIP): 39,142
• Household income: $88,597
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 474.0

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 (75%)
• Race & ethnicity: White 75% Black 21% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Italian 5% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -90.04%
• Current HPI: 172.5248
• Rent YoY: ▲ 7.13%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-12 Listed $55,000 MLSU

Property tax history

+5.5%/yr

Latest (2025): $283 · +2.8% YoY. Source: county tax records.