418 Mcmurphy St · Canton, MS 39046

$165,000

2 bd · 3.0 ba · 1,444 sqft · SingleFamily public records · 15 Days on market

Built 1957 0.54 ac lot $114/sqft · 11% below area Est $184k · 11% 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 +12.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

Charming 2 bed, 2 bath mid-century modern home located in Canton, MS! This unique home offers timeless character, clean architectural lines, and a comfortable layout perfect for everyday living. Conveniently situated near town, this property combines classic style with small-town charm. Don't miss your chance to make this Canton gem your own!

Key facts

• 0.54 acre lot
• 2 parking spots
• Built 1957

Property features AI

Finance

• HOA & community: Street lights in the community

Exterior

• Parking: 2-space carport; Concrete driveway/surface
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone available; Sewer connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick and wood siding exterior; Slab foundation; Architectural shingle roof; Built (year source: assessor)
• Exterior features: Rear porch; Outdoor lighting; Fenced yard (back yard and front yard)

Interior

• Kitchen: Cooktop; Microwave; Oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Gas log fireplace; Interior lighting

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $858 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 4.0% 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); Huey L. Porter Middle School (math 17% / reading 18%, grade F, #123 of 179 statewide, top 69%, 377 students, 100% FRL).
• Market conditions: 363 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.45% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.29%
• DSCR: 1.99
• GRM: 5.7

CMA / ARV

• ARV (median comp): $184,456
• List price: $165,000
• Delta: -10.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Lyon St	0.34mi	3/2.0 (+1)	1,417 (-2%)	16mo	$185,000	$131	59
375 E Fulton St	0.64mi	2/1.0	1,343 (-7%)	0mo	$149,900	$112	50
228 E Dinkins St	0.29mi	3/1.5 (+1)	1,644 (+14%)	8mo	$160,000	$97	46
201 E Semmes St	0.52mi	2/2.0	1,540 (+7%)	24mo	$140,000	$91	41
843 E Dinkins St	0.71mi	3/1.0 (+1)	1,352 (-6%)	23mo	$175,000	$129	24

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: 15.1%
• Equity multiple: 1.60×
• Total profit: $27,893
• Equity at exit: $24,602

10-year hold

• IRR: 23.7%
• Equity multiple: 3.05×
• Total profit: $94,560
• Equity at exit: $14,266

Cash invested: $46,200 (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: 363
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$104 /mo · $1,246/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $858

Break-even live

Break-even rent $1,314

Max offer price $165,000

Occupancy floor 59%

Sensitivity live

Price	-10% $952	-5% $905	+0% $858	+5% $811	+10% $765
Rent	-10% $669	-5% $763	+0% $858	+5% $953	+10% $1,048
Rate	-1.0pp $941	-0.5pp $900	base $858	+0.5pp $815	+1.0pp $772

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: $41,250
• Closing costs: $4,950
• 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	15d	1	0.96mi

Listing history 3 events

1. 2026-05-13
   listed $165,000 Active 344-char remark
2. 1988-08-08
   soldstatus
3. 1988-08-08
   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: $1,246 · $104/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$58/yr (+$5/mo · 4.6%)

ⓘ 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 8/10 Severe 80% 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: −$9,243
• − Property taxes: −$1,246
• − Insurance: −$825
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$4,800
• Taxable income: $8,079
• Est. tax owed @ 24.0%: −$1,939
• After-tax cash flow: $8,359/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

4 events — show timeline

• 2026-05-28 Pending — MLSU
• 2026-05-13 Listed $165,000 MLSU
• 1988-08-08 Sold (Public Records) — Public Records
• 1988-08-08 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,246 · +0.0% YoY. Source: county tax records.