221 E Center St · Canton, MS 39046

$139,000

3 bd · 3.0 ba · 1,604 sqft · SingleFamily public records · 80 Days on market

Built 1930 0.29 ac lot $87/sqft · 49% below area Est $272k · 49% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 property includes multiple bedrooms and bathrooms, with defined living spaces and a kitchen area. The layout supports a range of residential uses and includes outdoor yard space. Situated within the city, the location offers access to local roadways, shopping, and community amenities. The property is being sold AS-IS and may appeal to buyers considering a primary residence or investment. Property is under court-ordered receivership; a copy of the order is available.

Key facts

• 0.29 acre lot
• Parking
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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; 1 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 $961 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 $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 1930 — 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 $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.73% ✓
• Cap rate: 15.01%
• Cash-on-cash: 31.14%
• DSCR: 2.39
• GRM: 4.8

CMA / ARV

• ARV (median comp): $271,936
• List price: $139,000
• Delta: -48.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
351 E Academy St	0.34mi	3/2.0	1,692 (+6%)	12mo	$149,000	$88	61
236 Hemimgway Cir	0.33mi	3/2.0	1,506 (-6%)	23mo	$272,900	$181	52
228 E Dinkins St	0.72mi	3/1.5	1,644 (+2%)	8mo	$160,000	$97	50
409 E Fulton St	0.37mi	3/2.0	1,713 (+7%)	23mo	$189,000	$110	48
201 E Semmes St	0.42mi	2/2.0 (-1)	1,540 (-4%)	24mo	$140,000	$91	45
3472 N Liberty St	0.57mi	4/2.0 (+1)	1,664 (+4%)	20mo	$49,900	$30	42
383 Frost St	0.63mi	2/1.0 (-1)	1,461 (-9%)	4mo	$44,900	$31	40
508 Lyon St	0.59mi	3/2.0	1,417 (-12%)	16mo	$185,000	$131	36
365 S Walnut St	0.72mi	3/1.0	1,416 (-12%)	4mo	$49,900	$35	35
453 Washington St	0.52mi	2/1.0 (-1)	1,760 (+10%)	22mo	$39,900	$23	28

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: 25.9%
• Equity multiple: 2.07×
• Total profit: $41,795
• Equity at exit: $20,725

10-year hold

• IRR: 33.6%
• Equity multiple: 4.06×
• Total profit: $119,189
• Equity at exit: $12,018

Cash invested: $38,920 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$99 /mo · $1,190/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,010

Break-even live

Break-even rent $1,121

Max offer price $139,000

Occupancy floor 53%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Rotherfield PL Canton, MS	3.0	2.0	1565	$2,400	$1.53	13d	1	0.35mi

Listing history 34 events

1. 2026-06-18
   days on market $139,000 Active 80 DOM
2. 2026-06-17
   days on market $139,000 Active 79 DOM
3. 2026-06-16
   days on market $139,000 Active 78 DOM
4. 2026-06-15
   days on market $139,000 Active 77 DOM
5. 2026-06-14
   days on market $139,000 Active 75 DOM
6. 2026-06-13
   days on market $139,000 Active 74 DOM
7. 2026-06-10
   days on market $139,000 Active 72 DOM
8. 2026-06-09
   days on market $139,000 Active 71 DOM
9. 2026-06-08
   days on market $139,000 Active 70 DOM
10. 2026-06-07
    days on market $139,000 Active 69 DOM
11. 2026-06-05
    days on market $139,000 Active 66 DOM
12. 2026-06-03
    days on market $139,000 Active 65 DOM
13. 2026-06-02
    days on market $139,000 Active 64 DOM
14. 2026-06-01
    days on market $139,000 Active 63 DOM
15. 2026-05-31
    days on market $139,000 Active 62 DOM
16. 2026-05-30
    days on market $139,000 Active 61 DOM
17. 2026-03-30
    listed $139,000 Active 478-char remark

    Show marketing remark (478 chars)

    This property includes multiple bedrooms and bathrooms, with defined living spaces and a kitchen area. The layout supports a range of residential uses and includes outdoor yard space. Situated within the city, the location offers access to local roadways, shopping, and community amenities. The property is being sold AS-IS and may appeal to buyers considering a primary residence or investment. Property is under court-ordered receivership; a copy of the order is available.

18. 2026-03-23
    historical
19. 2026-03-04
    price $139,000
20. 2026-01-19
    price $145,000
21. 2025-12-01
    listed $150,000 Active
22. 2019-03-18
    soldstatus
23. 2018-11-29
    listed $102,000
24. 2014-07-18
    historical
25. 2013-09-26
    listed $102,000
26. 2012-12-13
    listed $12,900
27. 2012-12-12
    historical
28. 2012-10-13
    listed $12,900
29. 2006-05-08
    soldstatus
30. 2003-02-10
    soldstatus
31. 1996-11-26
    soldstatus
32. 1996-11-04
    soldstatus
33. 1996-10-25
    soldstatus
34. 1986-10-21
    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: $1,190 · $99/mo
• Projected year-2 tax: $1,190 · $99/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 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: $28,800
• − Mortgage interest: −$7,786
• − Property taxes: −$1,190
• − Insurance: −$695
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$4,044
• Taxable income: $10,478
• Est. tax owed @ 24.0%: −$2,515
• After-tax cash flow: $9,606/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

+977.5% since first listed

18 events — show timeline

• 2026-03-30 Listed $139,000 MLSU
• 2026-03-23 Listing Removed — MLSU
• 2026-03-04 Price Changed $139,000 MLSU
• 2026-01-19 Price Changed $145,000 MLSU
• 2025-12-01 Listed $150,000 MLSU
• 2019-03-18 Sold (MLS) — MLSU
• 2018-11-29 Listed $102,000 MLSU
• 2014-07-18 Listing Removed — MLSU
• 2013-09-26 Listed $102,000 MLSU
• 2012-12-13 Listed $12,900 MLSU
• 2012-12-12 Listing Removed — MLSU
• 2012-10-13 Listed $12,900 MLSU
• 2006-05-08 Sold (Public Records) — Public Records
• 2003-02-10 Sold (Public Records) — Public Records
• 1996-11-26 Sold (Public Records) — Public Records
• 1996-11-04 Sold (Public Records) — Public Records
• 1996-10-25 Sold (Public Records) — Public Records
• 1986-10-21 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,190 · +0.0% YoY. Source: county tax records.