217 E Center St · Canton, MS 39046

$99,900

4 bd · 3.0 ba · 2,449 sqft · SingleFamily public records · 80 Days on market

Built 1940 0.36 ac lot $41/sqft · 60% below area ↓ 30% 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

This single-family property features multiple bedrooms and bathrooms, along with designated living and kitchen areas. The home includes a yard and offers a functional layout suitable for a variety of living arrangements. Located within the city, the property provides access to local roads, shopping, and community services. Offered AS-IS, it may be suitable for buyers seeking a primary residence or investment opportunity based on its current condition. Property is under court-ordered receivership; a copy of the order is available.

Key facts

• 0.36 acre lot
• 2 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y 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.
• Current owner paid $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $93,906 (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 1940 — 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: 1.75% ✓
• Cap rate: 14.62%
• Cash-on-cash: 29.73%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $249,545
• List price: $99,900
• Delta: -59.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 E North St	0.18mi	3/3.0 (-1)	2,564 (+5%)	11mo	$250,000	$98	70
556 E Fulton St	0.67mi	4/2.5	2,288 (-7%)	16mo	$195,000	$85	43

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: 24.3%
• Equity multiple: 2.00×
• Total profit: $27,975
• Equity at exit: $14,895

10-year hold

• IRR: 32.1%
• Equity multiple: 3.91×
• Total profit: $81,295
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,748 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$122 /mo · $1,467/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $693

Break-even live

Break-even rent $871

Max offer price $99,900

Occupancy floor 55%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-18
   days on market $99,900 Active 80 DOM
2. 2026-06-17
   days on market $99,900 Active 79 DOM
3. 2026-06-16
   days on market $99,900 Active 78 DOM
4. 2026-06-15
   days on market $99,900 Active 77 DOM
5. 2026-06-14
   days on market $99,900 Active 75 DOM
6. 2026-06-13
   days on market $99,900 Active 74 DOM
7. 2026-06-10
   days on market $99,900 Active 72 DOM
8. 2026-06-09
   days on market $99,900 Active 71 DOM
9. 2026-06-08
   days on market $99,900 Active 70 DOM
10. 2026-06-07
    days on market $99,900 Active 69 DOM
11. 2026-06-05
    days on market $99,900 Active 66 DOM
12. 2026-06-03
    days on market $99,900 Active 65 DOM
13. 2026-06-02
    days on market $99,900 Active 64 DOM
14. 2026-06-01
    days on market $99,900 Active 63 DOM
15. 2026-05-31
    days on market $99,900 Active 62 DOM
16. 2026-05-30
    days on market $99,900 Active 61 DOM
17. 2026-03-30
    listed $99,900 Active 536-char remark

    Show marketing remark (536 chars)

    This single-family property features multiple bedrooms and bathrooms, along with designated living and kitchen areas. The home includes a yard and offers a functional layout suitable for a variety of living arrangements. Located within the city, the property provides access to local roads, shopping, and community services. Offered AS-IS, it may be suitable for buyers seeking a primary residence or investment opportunity based on its current condition. Property is under court-ordered receivership; a copy of the order is available.

18. 2026-03-23
    historical
19. 2026-03-04
    price $99,900
20. 2026-01-19
    price $104,900
21. 2025-12-01
    listed $109,900 Active
22. 2022-05-12
    price $1,450
23. 2021-10-02
    historical
24. 2021-10-02
    historical
25. 2021-10-02
    historical
26. 2021-10-02
    historical
27. 2021-10-01
    historical
28. 2021-10-01
    historical
29. 2021-10-01
    historical
30. 2019-04-02
    soldstatus $80,000
31. 2019-03-13
    soldstatus
32. 2018-11-24
    listed $88,000
33. 2018-11-13
    historical
34. 2017-05-02
    listed $99,900
35. 2014-04-10
    listed $113,000
36. 2013-03-04
    listed $108,000
37. 2011-06-20
    listed $116,900
38. 2010-09-18
    listed $119,900
39. 2010-04-25
    soldstatus
40. 2010-03-04
    listed $47,500
41. 2006-12-19
    listed $117,500
42. 2005-12-08
    listed $119,500
43. 2005-06-27
    listed $142,000
44. 2002-02-19
    soldstatus
45. 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: $1,467 · $122/mo
• Projected year-2 tax: $1,467 · $122/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: $20,974
• − Mortgage interest: −$5,596
• − Property taxes: −$1,467
• − Insurance: −$500
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$2,906
• Taxable income: $7,149
• Est. tax owed @ 24.0%: −$1,716
• After-tax cash flow: $6,600/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

-29.6% since first listed

29 events — show timeline

• 2026-03-30 Listed $99,900 MLSU
• 2026-03-23 Listing Removed — MLSU
• 2026-03-04 Price Changed $99,900 MLSU
• 2026-01-19 Price Changed $104,900 MLSU
• 2025-12-01 Listed $109,900 MLSU
• 2022-05-12 Price Changed $1,450 RENT.
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2019-04-02 Sold (Public Records) $80,000 Public Records
• 2019-03-13 Sold (MLS) — MLSU
• 2018-11-24 Listed $88,000 MLSU
• 2018-11-13 Listing Removed — MLSU
• 2017-05-02 Listed $99,900 MLSU
• 2014-04-10 Listed $113,000 MLSU
• 2013-03-04 Listed $108,000 MLSU
• 2011-06-20 Listed $116,900 MLSU
• 2010-09-18 Listed $119,900 MLSU
• 2010-04-25 Sold (MLS) — MLSU
• 2010-03-04 Listed $47,500 MLSU
• 2006-12-19 Listed $117,500 MLSU
• 2005-12-08 Listed $119,500 MLSU
• 2005-06-27 Listed $142,000 MLSU
• 2002-02-19 Sold (Public Records) — Public Records
• 1986-10-21 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,467 · +0.0% YoY. Source: county tax records.