221 E Center St · Canton, MS 39046

$136,000

3 bd · 3.0 ba · 1,604 sqft · SingleFamily public records · 130 Days on market

Built 1930 Average condition 0.29 ac lot $85/sqft · 41% below area Est $230k · 41% 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
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.4/10.0
• 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 $136k. Condition is rated average.

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 $136k).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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.
• 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: Mc Neal Elementary School (math 9% / reading 20%, grade F, #279 of 375 statewide, top 77%, 410 students, 100% FRL); Nichols Middle School (math 13% / reading 15%, grade F, #138 of 179 statewide, top 78%, 396 students, 100% FRL); Canton Public High School (math 8% / reading 18%, grade F, #158 of 197 statewide, top 80%, 597 students, 100% FRL).
• Market conditions: 417 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).
• At $2,400/mo this rent would consume 60% 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 $940 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($120k) 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 $119,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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 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: 1.76% ✓
• Cap rate: 15.35%
• Cash-on-cash: 32.36%
• DSCR: 2.44
• GRM: 4.7

CMA / ARV

• ARV (median comp): $230,446
• List price: $136,000
• Delta: -40.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 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%)	14mo	$149,000	$88	60
228 E Dinkins St	0.72mi	3/1.5	1,644 (+2%)	9mo	$160,000	$97	49
3472 N Liberty St	0.57mi	4/2.0 (+1)	1,664 (+4%)	21mo	$49,900	$30	40
383 Frost St	0.63mi	2/1.0 (-1)	1,461 (-9%)	6mo	$44,900	$31	38
508 Lyon St	0.59mi	3/2.0	1,417 (-12%)	17mo	$185,000	$131	35
365 S Walnut St	0.72mi	3/1.0	1,416 (-12%)	6mo	$49,900	$35	34
453 Washington St	0.52mi	2/1.0 (-1)	1,760 (+10%)	23mo	$39,900	$23	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: 27.4%
• Equity multiple: 2.14×
• Total profit: $43,365
• Equity at exit: $20,278

10-year hold

• IRR: 34.9%
• Equity multiple: 4.20×
• Total profit: $121,958
• Equity at exit: $11,759

Cash invested: $38,080 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 6 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $251,500 ($152/sqft)
• Median days on market: 106 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -5.5% 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: 4.7×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$713
• Tax from tax record: −$99 /mo · $1,190/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,027

Break-even live

Break-even rent $1,100

Max offer price $136,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,104	-5% $1,065	+0% $1,027	+5% $989	+10% $950
Rent	-10% $837	-5% $932	+0% $1,027	+5% $1,122	+10% $1,217
Rate	-1.0pp $1,095	-0.5pp $1,062	base $1,027	+0.5pp $992	+1.0pp $956

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: $34,000
• Closing costs: $4,080
• Club membership (one-time): —
• 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	63d	1	0.35mi

Listing history 50 events

1. 2026-08-08
   days on market $136,000 Active 130 DOM
2. 2026-08-07
   days on market $136,000 Active 129 DOM
3. 2026-08-06
   days on market $136,000 Active 128 DOM
4. 2026-08-05
   days on market $136,000 Active 127 DOM
5. 2026-08-04
   days on market $136,000 Active 126 DOM
6. 2026-08-03
   days on market $136,000 Active 125 DOM
7. 2026-07-31
   days on market $136,000 Active 122 DOM
8. 2026-07-30
   days on market $136,000 Active 121 DOM
9. 2026-07-29
   days on market $136,000 Active 120 DOM
10. 2026-07-27
    days on market $136,000 Active 118 DOM
11. 2026-07-25
    days on market $136,000 Active 116 DOM
12. 2026-07-24
    days on market $136,000 Active 115 DOM
13. 2026-07-23
    days on market $136,000 Active 114 DOM
14. 2026-07-22
    days on market $136,000 Active 113 DOM
15. 2026-07-21
    days on market $136,000 Active 112 DOM
16. 2026-07-18
    days on market $136,000 Active 109 DOM
17. 2026-07-16
    days on market $136,000 Active 107 DOM
18. 2026-07-16
    days on market $136,000 Active 106 DOM
19. 2026-07-14
    days on market $136,000 Active 105 DOM
20. 2026-07-14
    days on market $136,000 Active 104 DOM
21. 2026-07-12
    days on market $136,000 Active 103 DOM
22. 2026-07-11
    days on market $136,000 Active 102 DOM
23. 2026-07-10
    days on market $136,000 Active 101 DOM
24. 2026-07-09
    days on market $136,000 Active 100 DOM
25. 2026-07-08
    days on market $136,000 Active 99 DOM
26. 2026-07-07
    price $136,000 Active 98 DOM
27. 2026-07-07
    days on market $139,000 Active 98 DOM
28. 2026-07-06
    days on market $139,000 Active 97 DOM
29. 2026-07-05
    days on market $139,000 Active 96 DOM
30. 2026-07-04
    days on market $139,000 Active 95 DOM
31. 2026-07-03
    days on market $139,000 Active 94 DOM
32. 2026-07-02
    days on market $139,000 Active 93 DOM
33. 2026-07-01
    days on market $139,000 Active 92 DOM
34. 2026-06-30
    days on market $139,000 Active 91 DOM
35. 2026-06-29
    days on market $139,000 Active 90 DOM
36. 2026-06-28
    days on market $139,000 Active 89 DOM
37. 2026-06-28
    days on market $139,000 Active 88 DOM
38. 2026-06-27
    days on market $139,000 Active 87 DOM
39. 2026-06-25
    days on market $139,000 Active 85 DOM
40. 2026-06-23
    days on market $139,000 Active 84 DOM
41. 2026-06-22
    days on market $139,000 Active 83 DOM
42. 2026-06-18
    days on market $139,000 Active 80 DOM
43. 2026-06-17
    days on market $139,000 Active 79 DOM
44. 2026-06-16
    days on market $139,000 Active 78 DOM
45. 2026-06-15
    days on market $139,000 Active 77 DOM
46. 2026-06-14
    days on market $139,000 Active 75 DOM
47. 2026-06-13
    days on market $139,000 Active 74 DOM
48. 2026-06-10
    days on market $139,000 Active 72 DOM
49. 2026-06-09
    days on market $139,000 Active 71 DOM
50. 2026-06-08
    days on market $139,000 Active 70 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: $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: −$7,618
• − Property taxes: −$1,190
• − Insurance: −$680
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$3,956
• Taxable income: $10,748
• Est. tax owed @ 24.0%: −$2,580
• After-tax cash flow: $9,745/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

Average 55/100 Moderate rehab Est. rehab $40,100–$72,180 screening

The home requires moderate updates to the kitchen and exterior, with some maintenance needed on the roof and HVAC. Upgrading the kitchen and painting the interior can significantly increase its value.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters granite Appliances white HVAC central · new lt5

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate roof shingles — visible wear

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint can make a significant difference in the home's appearance ↑
• Both replace HVAC filter — improving air quality and efficiency can attract more buyers and renters ↑

ⓘ 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 14/100

Zoned Schools

Elementary Mc Neal Elementary School F MS #279/375 Nat'l #36,758/41,679 Middle Nichols Middle School F MS #138/179 Nat'l #12,864/14,009 High Canton Public High School F MS #158/197 Nat'l #15,705/17,239

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

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

• Census place: Canton, MS
• 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

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.