163 Madisonville Dr · Canton, MS 39046

$282,500

3 bd · 2.0 ba · 1,524 sqft · SingleFamily · 1 Days on market

Built 2026 Excellent condition $33/mo HOA · 1% of rent

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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 +13.3/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.8/10.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check the NEW construction homes in MADISON COUNTIES NEWEST DEVELOPMENT and only minutes from the Reservoir. And it is located in the GERMANTOWN SCHOOL DISTRICT. This is a 3/2 OPEN SPLIT PLAN sits on a lot with a nice back yard. It has a open kitchen with a bar. Kitchen also has granite counter tops and stainless steel GE appliances. This home has a nice size family room with brick gas log fireplace. The master bath has a tub, separate shower, and a large walk in closet. So don't miss out on this one. This home comes with a sodded yard, gas log fireplace, and much more, Many other plans and lots to choose from so call a Realtor today to view all of them. These homes do qualify USDA loans ($0 down). The builder is offering concessions to be used for the buyers choice of an interest rate buy down , fence, gutters, etc.

Key facts

• Granite counter tops
• Open kitchen
• 2 garage spots

Tags

• NEW CONSTRUCTION HOMES
• GERMANTOWN SCHOOL DISTRICT
• OPEN KITCHEN
• GRANITE COUNTER TOPS
• STAINLESS STEEL GE APPLIANCES
• BRICK GAS LOG FIREPLACE

Property features AI

Finance

• Other: Property is new construction; Building area approximately 1,524 (source: plans)
• HOA & community: Homeowners association with an annual fee of $400 (fee covers management)

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family house; One story; New construction; Plans used for living area
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built by builder (year source: builder)
• Exterior features: Front yard; Slab patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas water heater
• Flooring: Concrete floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Heating via fireplace; Central air; Ceiling fan(s); Gas cooling
• Interior features: Dishwasher; Disposal; Exhaust fan; Gas water heater; Microwave; Insulated windows; Gas fireplace with gas log and gas starter

🏗️ New construction. The $282,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $281,076.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $282k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $0 ($-5/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (11.5% below list).
• Recommended offer: $250k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• 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: 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $250,000 (11.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (median comp): $281,076
• List price: $282,500
• Delta: 0.51%
• 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
140 Madisonville Dr	0.00mi	3/2.0	1,506 (-1%)	9mo	$272,900	$181	90
247 Hemingway Cir	0.13mi	3/2.0	1,506 (-1%)	4mo	$275,000	$183	89
201 Hemingway Cir	0.10mi	3/2.0	1,524 (0%)	9mo	$274,900	$180	88
136 Madisonville Dr	0.10mi	3/2.0	1,524 (0%)	9mo	$275,900	$181	87
133 Madisonville Dr	0.08mi	3/2.0	1,524 (0%)	11mo	$274,900	$180	87
134 Madisonville Dr	0.09mi	3/2.0	1,506 (-1%)	9mo	$272,900	$181	86
205 Hemingway Cir	0.16mi	3/2.0	1,506 (-1%)	9mo	$274,400	$182	83
203 Hemingway Cir	0.16mi	3/2.0	1,506 (-1%)	9mo	$274,400	$182	83
228 Hemingway Cir	0.04mi	4/2.0 (+1)	1,549 (+2%)	11mo	$279,900	$181	82
126 Madisonville Dr	0.03mi	3/2.0	1,725 (+13%)	3mo	$299,999	$174	74
106 Madisonville Dr	0.11mi	3/2.0	1,735 (+14%)	3mo	$294,999	$170	70
104 Bridge Hollow Ln	0.46mi	3/2.0	1,672 (+10%)	4mo	$279,000	$167	59

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-45,517
• Equity at exit: $41,909

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-39,437
• Equity at exit: $24,302

Cash invested: $78,701 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,474
• Tax est. 1.5%: −$351 /mo · $4,216/yr
• Insurance: −$117
• HOA: −$33
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-0

Break-even live

Break-even rent $2,501

Max offer price $281,010

Occupancy floor 95%

Sensitivity live

Price	-10% $194	-5% $97	+0% $0	+5% $-98	+10% $-195
Rent	-10% $-198	-5% $-99	+0% $0	+5% $98	+10% $197
Rate	-1.0pp $141	-0.5pp $71	base $0	+0.5pp $-73	+1.0pp $-147

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: $70,269
• Closing costs: $8,432
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Trailbridge Crossing Canton, MS	3.0	2.0	1750	$2,500	$1.43	15d	1	0.61mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-21
   days on marketlisting id $282,500 Active 1 DOM
2. 2026-06-18
   days on market $282,500 Active 95 DOM
3. 2026-06-17
   days on market $282,500 Active 94 DOM
4. 2026-06-16
   days on market $282,500 Active 93 DOM
5. 2026-06-15
   days on market $282,500 Active 92 DOM
6. 2026-06-14
   days on market $282,500 Active 90 DOM
7. 2026-06-10
   days on market $282,500 Active 87 DOM
8. 2026-06-09
   days on market $282,500 Active 86 DOM
9. 2026-06-08
   days on market $282,500 Active 85 DOM
10. 2026-06-07
    days on market $282,500 Active 84 DOM
11. 2026-06-03
    days on market $282,500 Active 80 DOM
12. 2026-06-02
    days on market $282,500 Active 79 DOM
13. 2026-06-01
    days on market $282,500 Active 78 DOM
14. 2026-05-31
    days on market $282,500 Active 77 DOM
15. 2026-05-30
    days on market $282,500 Active 76 DOM
16. 2026-03-14
    listed $282,500 Active 843-char remark

    Show marketing remark (843 chars)

    Come check the NEW construction homes in MADISON COUNTIES NEWEST DEVELOPMENT and only minutes from the Reservoir. And it is located in the GERMANTOWN SCHOOL DISTRICT. This is a 3/2 OPEN SPLIT PLAN sits on a lot with a nice back yard. It has a open kitchen with a bar. Kitchen also has granite counter tops and stainless steel GE appliances. This home has a nice size family room with brick gas log fireplace. The master bath has a tub, separate shower, and a large walk in closet. So don't miss out on this one. This home comes with a sodded yard, gas log fireplace, and much more, Many other plans and lots to choose from so call a Realtor today to view all of them. These homes do qualify USDA loans ($0 down). The builder is offering concessions to be used for the buyers choice of an interest rate buy down , fence, gutters, etc.

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

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$15,745
• − Property taxes: −$4,216
• − Insurance: −$1,405
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$396
• − Depreciation: −$8,177
• Taxable loss: −$4,739
• Est. tax savings @ 24.0%: +$1,137
• After-tax cash flow: $1,132/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 · 1 photo

Excellent 100/100 None rehab

This new construction home is move-in ready with no visible signs of wear or damage. It is located in the Germantown School District and qualifies for USDA financing.

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

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

• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-19 Listed $282,500 MLSU
• 2026-03-14 Listed $282,500 MLSU