115 Rotherfield Pl · Canton, MS 39046

$278,000

3 bd · 2.0 ba · 1,554 sqft · SingleFamily · 78 Days on market

Built 2022 Good condition 0.40 ac lot 2-car garage $179/sqft · 6% below area Est $295k · 6% under $22/mo HOA · 1% of rent ↓ 3% since listing

---

Why this score? — see what drove the D 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 +10.7/30.0
• ARV discount +10.1/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Price improvement! This nearly new construction home is now offered at $282,000 and includes seller-paid incentives to make ownership even more attainable. The sellers have already moved out, making this home vacant and move-in ready. The property features an open-concept layout, modern finishes, spacious bedrooms and bathrooms, and low-maintenance living throughout. Located in a quiet Canton community, this home offers comfort, functionality, and long-term value. Schedule your private showing today and take advantage of this great opportunity.

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $278k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (17.6% below list).
• Recommended offer: $229k (17.6% below list) — sets the bar for 1% rule.

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.
• Madison County School District (rural): math 54% / reading 54% proficiency, ranked #3 of 130 in MS (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Madison Crossing Elementary (math 52% / reading 55%, grade C, #49 of 375 statewide, top 13%, 775 students, 100% FRL); Germantown Middle School (math 55% / reading 58%, grade B, #14 of 179 statewide, top 7%, 1,008 students, 100% FRL); Germantown High School (math 34% / reading 41%, grade F, #59 of 197 statewide, top 30%, 1,396 students, 100% FRL) — zoned schools average 100% FRL vs 29% district-wide (70 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 509 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 553 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• At $2,290/mo this rent would consume 57% 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Climate carrying-cost: major wind risk, 67% 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 $229,046 (17.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 10.1

CMA / ARV

• ARV (median comp): $295,208
• List price: $278,000
• Delta: -5.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Brunswick Cv	0.09mi	3/2.0	1,531 (-2%)	2mo	$282,000	$184	92
115 Allie Ln	0.09mi	3/2.0	1,505 (-3%)	1mo	$274,000	$182	90
109 Allie Ln	0.17mi	3/2.0	1,552 (-0%)	5mo	$279,500	$180	88
146 Allie Ln	0.07mi	4/2.0 (+1)	1,565 (+1%)	4mo	$282,500	$181	87
126 Bailey Cv	0.17mi	3/2.0	1,530 (-2%)	4mo	$285,900	$187	86
107 Kings Xing	0.19mi	3/2.0	1,520 (-2%)	6mo	$265,000	$174	82
266 Chartleigh Cir	0.23mi	3/2.0	1,506 (-3%)	4mo	$290,000	$193	81
125 Richmond Way	0.11mi	3/2.0	1,678 (+8%)	1mo	$289,999	$173	80
151 Notting Hill Pl	0.26mi	4/2.0 (+1)	1,588 (+2%)	3mo	$250,000	$157	76
170 Chartleigh Cir	0.26mi	3/2.0	1,695 (+9%)	3mo	$299,999	$177	70
110 Bailey Cv	0.19mi	4/2.0 (+1)	1,776 (+14%)	4mo	$299,999	$169	59
712 Honeysuckle Loop	0.47mi	3/2.0	1,706 (+10%)	6mo	$314,900	$185	56

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-53,517
• Equity at exit: $41,451

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-57,374
• Equity at exit: $24,036

Cash invested: $77,840 (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: 14 active · 18 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $279,500 ($176/sqft)
• Median days on market: 37 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +7.7% 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: 509
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,290 high
• Mortgage (P&I): −$1,458
• Tax est. 1.5%: −$348 /mo · $4,170/yr
• Insurance: −$116
• HOA: −$22
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-134

Break-even live

Break-even rent $2,460

Max offer price $258,649

Occupancy floor —

Sensitivity live

Price	-10% $58	-5% $-38	+0% $-134	+5% $-230	+10% $-326
Rent	-10% $-315	-5% $-224	+0% $-134	+5% $-43	+10% $47
Rate	-1.0pp $6	-0.5pp $-63	base $-134	+0.5pp $-206	+1.0pp $-279

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: $69,500
• Closing costs: $8,340
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
167 Notting Hill Pl Canton, MS	3.0	2.0	1686	$2,300	$1.36	6d	1	0.12mi
161 Notting Hill Pl Canton, MS	3.0	2.0	1600	$2,250	$1.41	6d	1	0.17mi
116 Cedar Green Dr Canton, MS	3.0	2.0	1592	$2,287	$1.44	0d	1	0.30mi
224 Hemingway CIR Canton, MS	3.0	2.0	1506	$2,295	$1.52	0d	1	0.81mi
125 Trailbridge Crossing Canton, MS	3.0	2.0	1750	$2,500	$1.43	109d	1	1.00mi
104 Moss Crk Canton, MS	3.0	2.0	1428	$2,156	$1.51	139d	1	1.35mi
102 Moss Crk Canton, MS	3.0	2.0	1498	$2,253	$1.50	119d	1	1.37mi
102 Avery Frst Canton, MS	3.0	2.0	2030	$2,800	$1.38	0d	1	1.37mi
120 Bankside Dr Canton, MS	3.0	2.0	1555	$2,206	$1.42	0d	1	1.39mi
105 Channing Cir Canton, MS	3.0	2.0	1503	$2,100	$1.40	0d	1	1.47mi

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $260 (includes management)

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public waterPublic sewerElectricity availableCable available
• Home design: Single-family houseOne levelNew construction
• Construction: Brick constructionSlab foundationBuilt by builder (living area and year built from builder)
• Exterior features: Architectural shingle roofLot approximately 0.4 acre (about 17,424 sq ft)

Interior

• Kitchen: DisposalFree-standing gas ovenMicrowave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Move-in ready conditionGas log fireplace

Listing history 50 events

1. 2026-08-29
   days on market $278,000 Active 78 DOM
2. 2026-08-28
   days on market $278,000 Active 77 DOM
3. 2026-08-27
   days on market $278,000 Active 76 DOM
4. 2026-08-25
   days on market $278,000 Active 74 DOM
5. 2026-08-24
   days on market $278,000 Active 73 DOM
6. 2026-08-23
   days on market $278,000 Active 72 DOM
7. 2026-08-22
   days on market $278,000 Active 71 DOM
8. 2026-08-21
   days on market $278,000 Active 70 DOM
9. 2026-08-20
   days on market $278,000 Active 69 DOM
10. 2026-08-19
    days on market $278,000 Active 68 DOM
11. 2026-08-18
    days on market $278,000 Active 67 DOM
12. 2026-08-17
    days on market $278,000 Active 66 DOM
13. 2026-08-16
    days on market $278,000 Active 65 DOM
14. 2026-08-15
    days on market $278,000 Active 64 DOM
15. 2026-08-14
    days on market $278,000 Active 63 DOM
16. 2026-08-13
    days on market $278,000 Active 62 DOM
17. 2026-08-12
    days on market $278,000 Active 61 DOM
18. 2026-08-11
    days on market $278,000 Active 60 DOM
19. 2026-08-10
    days on market $278,000 Active 59 DOM
20. 2026-08-09
    days on market $278,000 Active 58 DOM
21. 2026-08-08
    days on market $278,000 Active 57 DOM
22. 2026-08-07
    days on market $278,000 Active 56 DOM
23. 2026-08-06
    days on market $278,000 Active 55 DOM
24. 2026-08-05
    days on market $278,000 Active 54 DOM
25. 2026-08-04
    days on market $278,000 Active 53 DOM
26. 2026-08-03
    pricedays on market $278,000 Active 52 DOM
27. 2026-07-31
    days on market $280,000 Active 49 DOM
28. 2026-07-29
    days on market $280,000 Active 47 DOM
29. 2026-07-27
    days on market $280,000 Active 45 DOM
30. 2026-07-25
    days on market $280,000 Active 43 DOM
31. 2026-07-24
    days on market $280,000 Active 42 DOM
32. 2026-07-23
    days on market $280,000 Active 41 DOM
33. 2026-07-22
    days on market $280,000 Active 40 DOM
34. 2026-07-21
    days on market $280,000 Active 39 DOM
35. 2026-07-18
    days on market $280,000 Active 36 DOM
36. 2026-07-16
    days on market $280,000 Active 34 DOM
37. 2026-07-16
    days on market $280,000 Active 33 DOM
38. 2026-07-14
    days on market $280,000 Active 32 DOM
39. 2026-07-14
    days on market $280,000 Active 31 DOM
40. 2026-07-12
    days on market $280,000 Active 30 DOM
41. 2026-07-11
    days on market $280,000 Active 29 DOM
42. 2026-07-10
    days on market $280,000 Active 28 DOM
43. 2026-07-09
    days on market $280,000 Active 27 DOM
44. 2026-07-08
    days on market $280,000 Active 26 DOM
45. 2026-07-07
    days on market $280,000 Active 25 DOM
46. 2026-07-06
    days on market $280,000 Active 24 DOM
47. 2026-07-05
    days on market $280,000 Active 23 DOM
48. 2026-07-04
    days on market $280,000 Active 22 DOM
49. 2026-07-03
    days on market $280,000 Active 21 DOM
50. 2026-07-02
    pricedays on market $280,000 Active 20 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,486
• − Mortgage interest: −$15,572
• − Property taxes: −$4,170
• − Insurance: −$1,390
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − HOA: −$264
• − Depreciation: −$8,087
• Taxable loss: −$6,396
• Est. tax savings @ 24.0%: +$1,535
• After-tax cash flow: $-70/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 · 12 photos

Good 80/100 None rehab

This nearly new construction home is move-in ready with modern finishes and low-maintenance living. It offers comfort, functionality, and long-term value.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile in bedrooms — Hardwood or tile flooring is more durable and easier to maintain ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Canton Elementary School F MS #279/375 Nat'l #36,758/41,679 Middle Germantown Middle School B MS #14/179 Nat'l #2,304/14,009 High Germantown High School F MS #59/197 Nat'l #8,937/17,239

Schools (NCES district)

• District: Madison County School District
• NCES district ID: 2802790
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $70,579
• Composite: 48.08/100
• National rank: #2188
• State rank: #3 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

• 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

---

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

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $260 (includes management)

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public waterPublic sewerElectricity availableCable available
• Home design: Single-family houseOne levelNew construction
• Construction: Brick constructionSlab foundationBuilt by builder (living area and year built from builder)
• Exterior features: Architectural shingle roofLot approximately 0.4 acre (about 17,424 sq ft)

Interior

• Kitchen: DisposalFree-standing gas ovenMicrowave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Move-in ready conditionGas log fireplace

Price history

-3.4% since first listed

11 events — show timeline

• 2026-07-01 Price Changed $280,000 MLSU
• 2026-06-12 Relisted — MLSU
• 2026-06-12 Listed $282,000 MLSU
• 2026-05-28 Pending — MLSU
• 2026-05-28 Listing Removed — MLSU
• 2026-04-29 Price Changed $282,000 MLSU
• 2026-02-27 Relisted — MLSU
• 2026-02-23 Listing Removed — MLSU
• 2026-01-22 Price Changed $285,000 MLSU
• 2025-12-04 Price Changed $287,000 MLSU
• 2025-10-15 Listed $290,000 MLSU