108 E North St · Canton, MS 39046

$69,900

3 bd · 3.0 ba · 3,490 sqft · SingleFamily public records · 237 Days on market

Built 1900 6,969 sqft lot ↓ 58% since listing

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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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly Reduced opportunity to own a spacious 7-bedroom, 4-bath property boasting over 3,000 sq. ft. of potential! Perfectly situated within walking distance to the historic Canton Square, this property offers endless possibilities for the savvy investor or entrepreneur. Great Investment property, whether you envision it as a professional office, a charming bed and breakfast, or a high-performing Airbnb, this property's prime location and generous layout make it a versatile investment. With its blend of historic charm and modern potential, it's ideal for those looking to bring their vision to life in one of Canton's most desirable areas.

Key facts

• Versatile investment
• Generous layout
• 6,969 sq ft lot

Tags

• HISTORIC CANTON SQUARE
• VERSATILE INVESTMENT
• GENEROUS LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.4% vs local median 4.2% 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.
• Canton Public School District (rural): math 13% / reading 19% proficiency, ranked #100 of 130 in MS (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 358 active listings in the ZIP; 553 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $95k (58%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 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 1900 — 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: 2.58% ✓
• Cap rate: 21.39%
• Cash-on-cash: 53.92%
• DSCR: 3.40
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $237,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 E Semmes St	0.53mi	3/3.0	3,378 (-3%)	4mo	$229,500	$68	66

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: 52.1%
• Equity multiple: 3.29×
• Total profit: $44,750
• Equity at exit: $10,422

10-year hold

• IRR: 57.4%
• Equity multiple: 6.69×
• Total profit: $111,353
• Equity at exit: $6,044

Cash invested: $19,572 (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 39046

• Home prices YoY: -30.1%
• Active inventory: 358
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,801 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$148 /mo · $1,776/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $879

Break-even live

Break-even rent $688

Max offer price $69,900

Occupancy floor 46%

Sensitivity live

Price	-10% $919	-5% $899	+0% $879	+5% $860	+10% $840
Rent	-10% $737	-5% $808	+0% $879	+5% $951	+10% $1,022
Rate	-1.0pp $915	-0.5pp $897	base $879	+0.5pp $861	+1.0pp $843

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $69,900 Active 237 DOM
2. 2026-06-17
   days on market $69,900 Active 236 DOM
3. 2026-06-16
   days on market $69,900 Active 235 DOM
4. 2026-06-15
   days on market $69,900 Active 234 DOM
5. 2026-06-14
   days on market $69,900 Active 232 DOM
6. 2026-06-13
   days on market $69,900 Active 231 DOM
7. 2026-06-10
   days on market $69,900 Active 229 DOM
8. 2026-06-09
   days on market $69,900 Active 228 DOM
9. 2026-06-08
   days on market $69,900 Active 227 DOM
10. 2026-06-07
    days on market $69,900 Active 226 DOM
11. 2026-06-05
    days on market $69,900 Active 223 DOM
12. 2026-06-03
    days on market $69,900 Active 222 DOM
13. 2026-06-02
    days on market $69,900 Active 221 DOM
14. 2026-06-01
    days on market $69,900 Active 220 DOM
15. 2026-05-31
    days on market $69,900 Active 219 DOM
16. 2026-05-30
    days on market $69,900 Active 218 DOM
17. 2026-05-11
    price $69,900 646-char remark

    Show marketing remark (646 chars)

    Newly Reduced opportunity to own a spacious 7-bedroom, 4-bath property boasting over 3,000 sq. ft. of potential! Perfectly situated within walking distance to the historic Canton Square, this property offers endless possibilities for the savvy investor or entrepreneur. Great Investment property, whether you envision it as a professional office, a charming bed and breakfast, or a high-performing Airbnb, this property's prime location and generous layout make it a versatile investment. With its blend of historic charm and modern potential, it's ideal for those looking to bring their vision to life in one of Canton's most desirable areas.

18. 2026-01-19
    price $85,000 646-char remark

    Show marketing remark (646 chars)

    Newly Reduced opportunity to own a spacious 7-bedroom, 4-bath property boasting over 3,000 sq. ft. of potential! Perfectly situated within walking distance to the historic Canton Square, this property offers endless possibilities for the savvy investor or entrepreneur. Great Investment property, whether you envision it as a professional office, a charming bed and breakfast, or a high-performing Airbnb, this property's prime location and generous layout make it a versatile investment. With its blend of historic charm and modern potential, it's ideal for those looking to bring their vision to life in one of Canton's most desirable areas.

19. 2026-01-12
    price $100,000 646-char remark

    Show marketing remark (646 chars)

    Newly Reduced opportunity to own a spacious 7-bedroom, 4-bath property boasting over 3,000 sq. ft. of potential! Perfectly situated within walking distance to the historic Canton Square, this property offers endless possibilities for the savvy investor or entrepreneur. Great Investment property, whether you envision it as a professional office, a charming bed and breakfast, or a high-performing Airbnb, this property's prime location and generous layout make it a versatile investment. With its blend of historic charm and modern potential, it's ideal for those looking to bring their vision to life in one of Canton's most desirable areas.

20. 2026-01-04
    status Active 646-char remark

    Show marketing remark (646 chars)

    Newly Reduced opportunity to own a spacious 7-bedroom, 4-bath property boasting over 3,000 sq. ft. of potential! Perfectly situated within walking distance to the historic Canton Square, this property offers endless possibilities for the savvy investor or entrepreneur. Great Investment property, whether you envision it as a professional office, a charming bed and breakfast, or a high-performing Airbnb, this property's prime location and generous layout make it a versatile investment. With its blend of historic charm and modern potential, it's ideal for those looking to bring their vision to life in one of Canton's most desirable areas.

21. 2025-12-31
    historical 646-char remark

    Show marketing remark (646 chars)

    Newly Reduced opportunity to own a spacious 7-bedroom, 4-bath property boasting over 3,000 sq. ft. of potential! Perfectly situated within walking distance to the historic Canton Square, this property offers endless possibilities for the savvy investor or entrepreneur. Great Investment property, whether you envision it as a professional office, a charming bed and breakfast, or a high-performing Airbnb, this property's prime location and generous layout make it a versatile investment. With its blend of historic charm and modern potential, it's ideal for those looking to bring their vision to life in one of Canton's most desirable areas.

22. 2025-12-27
    price $129,000 646-char remark

    Show marketing remark (646 chars)

    Newly Reduced opportunity to own a spacious 7-bedroom, 4-bath property boasting over 3,000 sq. ft. of potential! Perfectly situated within walking distance to the historic Canton Square, this property offers endless possibilities for the savvy investor or entrepreneur. Great Investment property, whether you envision it as a professional office, a charming bed and breakfast, or a high-performing Airbnb, this property's prime location and generous layout make it a versatile investment. With its blend of historic charm and modern potential, it's ideal for those looking to bring their vision to life in one of Canton's most desirable areas.

23. 2025-12-16
    price $140,000 646-char remark

    Show marketing remark (646 chars)

    Newly Reduced opportunity to own a spacious 7-bedroom, 4-bath property boasting over 3,000 sq. ft. of potential! Perfectly situated within walking distance to the historic Canton Square, this property offers endless possibilities for the savvy investor or entrepreneur. Great Investment property, whether you envision it as a professional office, a charming bed and breakfast, or a high-performing Airbnb, this property's prime location and generous layout make it a versatile investment. With its blend of historic charm and modern potential, it's ideal for those looking to bring their vision to life in one of Canton's most desirable areas.

24. 2025-10-21
    listed $165,000 Active 646-char remark

    Show marketing remark (646 chars)

    Newly Reduced opportunity to own a spacious 7-bedroom, 4-bath property boasting over 3,000 sq. ft. of potential! Perfectly situated within walking distance to the historic Canton Square, this property offers endless possibilities for the savvy investor or entrepreneur. Great Investment property, whether you envision it as a professional office, a charming bed and breakfast, or a high-performing Airbnb, this property's prime location and generous layout make it a versatile investment. With its blend of historic charm and modern potential, it's ideal for those looking to bring their vision to life in one of Canton's most desirable areas.

25. 2023-04-03
    soldstatus
26. 1986-04-24
    soldstatus

ⓘ 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: $1,776 · $148/mo
• Projected year-2 tax: $1,776 · $148/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $21,618
• − Mortgage interest: −$3,915
• − Property taxes: −$1,776
• − Insurance: −$350
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$2,033
• Taxable income: $10,084
• Est. tax owed @ 24.0%: −$2,420
• After-tax cash flow: $8,133/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: Canton Public School District
• NCES district ID: 2800900
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $38,130
• Composite: 13.44/100
• National rank: #9523
• State rank: #100 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

• Census place: Canton, MS
• City population: 29,160
• Population (ZIP): 29,160

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%

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%

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

Price history

-57.6% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $69,900 MLSU
• 2026-01-19 Price Changed $85,000 MLSU
• 2026-01-12 Price Changed $100,000 MLSU
• 2026-01-04 Relisted — MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-12-27 Price Changed $129,000 MLSU
• 2025-12-16 Price Changed $140,000 MLSU
• 2025-10-21 Listed $165,000 MLSU
• 2023-04-03 Sold (Public Records) — Public Records
• 1986-04-24 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,776 · +0.0% YoY. Source: county tax records.