375 E Fulton St · Canton, MS 39046

$149,900

3 bd · 3.0 ba · 1,322 sqft · SingleFamily public records · 4 Days on market

Built 1950 0.25 ac lot $113/sqft · at area comps Est $148k · at est.

---

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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.1/15.0
• 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

This 1950's home is has so much charm! As you enter the front door you have a very comfortable livingroom with a fireplace that leads to the formal dining room. The kitchen and bathroom have beautiful updated white/gray tile. The Master bedroom is very large with an updated light/fan that you can control by your phone. The home has original wood floors. Call your realtor today!

Key facts

• Modern cabinetry
• Cozy fireplace
• Granite countertops

Tags

• CANTON HISTORIC DISTRICT
• COZY FIREPLACE
• GRANITE COUNTERTOPS
• MODERN CABINETRY
• OVERSIZED COVERED DECK
• VAULTED ROOF

Property features AI

Exterior

• Parking: Detached carport; Concrete driveway; Direct access; Total 2 parking spaces (1 carport space)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Phone available; Water connected
• Home design: Single family residence (house); One level; Move-in ready
• Construction: Asbestos construction material; Conventional foundation; Asphalt shingle roof; Built in public records (year built source)
• Exterior features: Deck; Private yard; Gazebo; Front yard with few trees

Interior

• Kitchen: Dishwasher; Free‑standing gas range; Range hood
• Flooring: Luxury vinyl; Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and natural gas available); Fireplace heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Granite counters; His and hers closets; Wood window frames; Living room fireplace
• Laundry & utility: Laundry closet in hall

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 12.1% 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: amenities F, commute F, employment 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.
• Zoned schools: Canton Elementary School (math 12% / reading 17%, grade F, #279 of 375 statewide, top 77%, 391 students, 100% FRL); Nichols Middle School (math 13% / reading 15%, grade F, #138 of 179 statewide, top 78%, 396 students, 100% FRL).
• Market conditions: 358 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $149,900

Questions for the listing agent

1. Built in 1950 — 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: 1.41% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.85%
• DSCR: 1.93
• GRM: 5.9

CMA / ARV

• ARV (median comp): $148,444
• List price: $149,900
• Delta: 0.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
375 E Fulton St	0.00mi	2/1.0 (-1)	1,343 (+2%)	0mo	$149,900	$112	84
367 Miller St	0.42mi	3/2.0	1,294 (-2%)	17mo	$145,000	$112	59
508 Lyon St	0.46mi	3/2.0	1,417 (+7%)	16mo	$185,000	$131	50
844 E Academy Street St	0.74mi	3/1.5	1,497 (+13%)	9mo	$165,000	$110	30
236 Hemimgway Cir	0.58mi	3/2.0	1,506 (+14%)	23mo	$272,900	$181	27

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $22,118
• Equity at exit: $22,351

10-year hold

• IRR: 22.1%
• Equity multiple: 2.88×
• Total profit: $78,936
• 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 →

ZIP-level market 39046

• Home prices YoY: -30.1%
• Active inventory: 358
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,107 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $729

Break-even live

Break-even rent $1,184

Max offer price $149,900

Occupancy floor 60%

Sensitivity live

Price	-10% $814	-5% $772	+0% $729	+5% $687	+10% $644
Rent	-10% $563	-5% $646	+0% $729	+5% $812	+10% $896
Rate	-1.0pp $805	-0.5pp $767	base $729	+0.5pp $690	+1.0pp $651

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
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Rotherfield PL Canton, MS	3.0	2.0	1565	$2,400	$1.53	14d	1	0.57mi
640 George Washington Ave Canton, MS	4.0	2.0	1018	$1,500	$1.47	14d	1	1.08mi

Listing history 10 events

1. 2026-05-18
   status Pending 832-char remark
2. 2026-05-13
   listed $149,900 Active 832-char remark
3. 2020-12-01
   soldstatus
4. 2020-11-30
   soldstatus 380-char remark

   Show marketing remark (380 chars)

   This 1950's home is has so much charm! As you enter the front door you have a very comfortable livingroom with a fireplace that leads to the formal dining room. The kitchen and bathroom have beautiful updated white/gray tile. The Master bedroom is very large with an updated light/fan that you can control by your phone. The home has original wood floors. Call your realtor today!

5. 2020-09-28
   listed $120,000 380-char remark

   Show marketing remark (380 chars)

   This 1950's home is has so much charm! As you enter the front door you have a very comfortable livingroom with a fireplace that leads to the formal dining room. The kitchen and bathroom have beautiful updated white/gray tile. The Master bedroom is very large with an updated light/fan that you can control by your phone. The home has original wood floors. Call your realtor today!

6. 2006-10-23
   soldstatus
7. 2003-11-03
   soldstatus
8. 2000-09-19
   soldstatus
9. 1995-10-27
   soldstatus
10. 1994-05-16
    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: $1,046 · $87/mo
• Projected year-2 tax: $1,184 · $99/mo
• Expected delta: +$138/yr (+$12/mo · 13.2%)

ⓘ 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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $25,289
• − Mortgage interest: −$8,397
• − Property taxes: −$1,046
• − Insurance: −$750
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$4,361
• Taxable income: $6,690
• Est. tax owed @ 24.0%: −$1,605
• After-tax cash flow: $7,144/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

+24.9% since first listed

11 events — show timeline

• 2026-06-11 Sold (MLS) — MLSU
• 2026-05-18 Pending — MLSU
• 2026-05-13 Listed $149,900 MLSU
• 2020-12-01 Sold (Public Records) — Public Records
• 2020-11-30 Sold (MLS) — MLSU
• 2020-09-28 Listed $120,000 MLSU
• 2006-10-23 Sold (Public Records) — Public Records
• 2003-11-03 Sold (Public Records) — Public Records
• 2000-09-19 Sold (Public Records) — Public Records
• 1995-10-27 Sold (Public Records) — Public Records
• 1994-05-16 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,046 · +0.0% YoY. Source: county tax records.