119 S Canton Club Cir · Jackson, MS 39211

$109,000

3 bd · 2.0 ba · 2,056 sqft · SingleFamily public records · 5 Days on market

Built 1957 0.58 ac lot Est $197k · 45% 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
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Come see this 3 bedroom and 2 bathroom, open plan with fireplace. Formal living room and dining room. Separate den. Two decks. Check out this back yard! Country paradise in the city - secluded & private. There is an unfinished bonus room with lots of potential! Call your agent today. A great buy at this price!

Key facts

• Separate den
• Dining room
• Two decks

Tags

• OPEN PLAN
• FIREPLACE
• FORMAL LIVING ROOM
• DINING ROOM
• SEPARATE DEN
• TWO DECKS

Property features AI

Finance

• Other: Lot size approximately 0.58 acres

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence (house); One level; Living area reported from public records
• Construction: Brick construction; Conventional foundation; Built in (year reported from public records)
• Exterior features: Shingle roof

Interior

• Kitchen: Free-standing range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace in the great room; Free-standing range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Cap rate 13.1% vs local median 9.9% in Jackson — 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 68/100 on livability (#66 in MS) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment F, health & safety F.
• Jackson Public School District (urban): math 9% / reading 18% proficiency, ranked #112 of 130 in MS (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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: property tax is 2.5% of price; flood insurance adds $427/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $109,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.70% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.40%
• DSCR: 2.09
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $197,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Beechcrest Dr	0.17mi	3/2.0	1,930 (-6%)	2mo	$135,500	$70	80
122 Sugaloch Cv	0.31mi	3/2.0	2,140 (+4%)	6mo	$245,000	$114	74
209 Valley Vista Dr	0.25mi	4/2.5 (+1)	2,080 (+1%)	7mo	$97,000	$47	74
5805 E Sedgwick Ct	0.40mi	4/2.0 (+1)	2,093 (+2%)	1mo	$165,000	$79	73
5854 Canton Park Dr	0.16mi	3/1.0	1,838 (-11%)	0mo	$169,000	$92	70
315 Melrose Dr	0.35mi	3/2.0	1,906 (-7%)	3mo	$130,000	$68	69
5865 E Sedgwick Ct	0.40mi	3/2.0	2,164 (+5%)	5mo	$149,000	$69	68
5846 Baxter Dr	0.57mi	3/2.0	2,027 (-1%)	5mo	$254,500	$126	67
810 Colonial Cir	0.38mi	3/2.5	1,952 (-5%)	6mo	$197,000	$101	67
5379 Fairway St	0.68mi	3/2.0	2,089 (+2%)	2mo	$239,500	$115	64
5807 S Pear Orchard Rd	0.58mi	4/2.0 (+1)	2,000 (-3%)	7mo	$217,000	$109	58
5320 Meadow Oaks Pk Dr	0.65mi	4/2.0 (+1)	2,314 (+12%)	3mo	$223,000	$96	41

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.15×
• Total profit: $4,648
• Equity at exit: $16,252

10-year hold

• IRR: 19.0%
• Equity multiple: 3.13×
• Total profit: $64,985
• Equity at exit: $9,424

Cash invested: $30,520 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$572
• Tax from tax record: −$228 /mo · $2,741/yr
• Insurance: −$45
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $194

Break-even live

Break-even rent $1,610

Max offer price $109,000

Occupancy floor 85%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	23d	1	0.03mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	1955	$1,675	$0.86	23d	1	0.12mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	2401	$1,675	$0.70	13d	1	0.12mi
2009 Lake Trace Dr Jackson, MS	4.0	2.0	2028	$1,950	$0.96	13d	1	0.67mi
6231 Waterford Dr Jackson, MS	4.0	3.5	2892	$2,200	$0.76	23d	1	0.88mi
117 Rolling Creek Dr Jackson, MS	4.0	2.5	2459	$2,700	$1.10	23d	1	0.95mi
51 Northtown Dr Unit 021A Jackson, MS	3.0	2.0	1500	$1,694	$1.13	21d	1	0.99mi
47 Moss Forest Cir Jackson, MS	4.0	3.0	2624	$3,000	$1.14	13d	1	1.00mi
1046 Newland St Jackson, MS	4.0	2.5	2700	$3,200	$1.19	23d	1	1.19mi
5125 Old Canton Rd Jackson, MS	3.0	3.0	2025	$2,100	$1.04	23d	1	1.40mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	43d	1	1.41mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,595	$1.42	13d	7	1.44mi
5538 Pine Lane Dr Jackson, MS	3.0	2.0	1627	$1,465	$0.90	43d	1	1.45mi

Listing history 7 events

1. 2026-06-05
   status $109,000 Pending 5 DOM
2. 2026-06-03
   days on market $109,000 Active 5 DOM
3. 2026-06-02
   days on market $109,000 Active 4 DOM
4. 2026-06-01
   days on market $109,000 Active 3 DOM
5. 2026-05-31
   days on market $109,000 Active 2 DOM
6. 2026-05-30
   remarks 313-char remark
7. 2026-05-30
   listed $109,000 Active 1 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: $2,741 · $228/mo
• Projected year-2 tax: $2,741 · $228/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 3/10 Moderate FEMA zone AE · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $22,270
• − Mortgage interest: −$6,106
• − Property taxes: −$2,741
• − Insurance: −$5,664
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$3,171
• Taxable income: $1,025
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $2,083/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: Jackson Public School District
• NCES district ID: 2802190
• Math proficiency: 9% ▼ -14.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $33,234
• Composite: 10.89/100
• National rank: #9755
• State rank: #112 of 130 in MS

Livability — Jackson

• Score: 68/100
• State rank: #66
• US rank: #9695

Category grades

Amenities F Commute A+ Cost of living A+ Crime C Employment F Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MS
• County: Hinds County · 167,040 people
• City population: 140,204
• Metro: Jackson, MS
• Population (ZIP): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+98.5% since first listed

19 events — show timeline

• 2026-05-29 Listed $109,000 MLSU
• 2026-04-09 Listing Removed — MLSU
• 2026-03-28 Price Changed $124,900 MLSU
• 2026-02-22 Relisted — MLSU
• 2025-12-09 Listing Removed — MLSU
• 2025-10-10 Listed $129,900 MLSU
• 2025-03-02 Listing Removed — MLSU
• 2024-12-15 Price Changed $139,900 MLSU
• 2024-11-24 Listed $158,000 MLSU
• 2017-12-13 Sold (Public Records) — Public Records
• 2017-07-28 Sold (MLS) — MLSU
• 2017-06-19 Listed $55,000 MLSU
• 2013-04-24 Sold (MLS) — MLSU
• 2013-04-19 Sold (Public Records) — Public Records
• 2013-02-12 Listed $54,900 MLSU
• 2012-06-15 Sold (Public Records) — Public Records
• 2002-05-01 Sold (Public Records) — Public Records
• 1995-10-31 Sold (Public Records) — Public Records
• 1987-09-11 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,741 · +2.4% YoY. Source: county tax records.