Property ID: 7485673399
922 W Franklin St, Canton, MS, 39046
Canton, MS
Money Down: $26,880
CoC Return: -5.98%
Monthly Cash Flow: $-134
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$22,400
Closing Costs
$4,480
Total Down
$26,880
Investment Snapshot
Purchase Price
$112,000
Money Down
$26,880
Cash-on-Cash Return
-5.98%
Rent
$713
Monthly Cash Flow
$-134
Annual Cash Flow
$-1,608
Debt Service / Mo
$596
Property Tax / Mo
$124
Insurance / Mo
$56
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$713
Payment Standard
$1,010
Rent
$713
Insurance
$56
Property Tax
$124
Management
$71
Utilities Allowance
$297
NOI (Monthly)
$462
Debt Service
$596
Cash Flow After Debt
$-134
Quality Score: 72.40%
Confidence: 94.00%
Based on photos and listing text, this 2 bed / 2 bath single-family appears largely sound and likely to pass an initial Housing Choice Voucher (NSPIRE) inspection after addressing a handful of minor safety and cosmetic items. Expected fixes prior to inspection: install/verify carbon monoxide alarm if required, add/replace GFCI outlets or verify existing GFCI functionality in kitchen and bathrooms, replace missing outlet/switch covers, confirm presence of a secure deadbolt on entry door (install if missing), and verify HVAC, water heater and electrical panel conditions. With those verifications and minor repairs completed the property is likely rent-ready within ~30 days.
Section 8 Payment Standard
$1,010
Utility Allowance Total
$297
Guaranteed Section 8 Rent (PS - Utilities)
$713
Property Management
$71
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$112,000
Beds
2
Baths
2
Living Area
1,180 sqft
Lot Size
11,761 sqft
Year Built
1986
Days on Market
54
Capital Outlay
$26,880
Debt Service
$596
Property Tax / Mo
$124
Insurance / Mo
$56
Property Description
Great Investment Opportunity on a Sweet Home in Canton, MS. This attractive 2 bedroom 2 bath home is easy access from the freeway and with no neighbors across the street. This residence has nice sized bedrooms with plenty of closet space. It is perfect for a new tenant or possibly a new home owner. Call your favorite Realtor for a private showing.
Utility Allowances
Heating
$15
The property has 'Central' heating and 'Central Air', which commonly indicates an electric heat pump system. The property details only specify 'Electricity Connected' and no gas utility.
Cooking
$9
The property's listed appliances include a 'Built-In Electric Range'.
Water Heating
$24
The property includes a 'Water Heater' and the only connected utility listed is electricity, implying it is an electric water heater.
Air Conditioning
$10
The property details confirm 'Central Air' is available.
Sewer
$49
The property details state it is connected to 'Public Sewer'.
Water
$93
The property details state the water source is 'Public'.
Other Electric
$56
This is a standard allowance for general electricity usage (lights, outlets) not covered by other specific categories.
Trash Collection
$37
Standard utility for single-family residences, assumed to be a tenant responsibility as it is not listed as provided.
Refrigerator
$4
The property does not explicitly list a refrigerator as a provided appliance, so this allowance is for a tenant-owned unit.
Range/Microwave
$0
The property's listed appliances include a 'Built-In Electric Range' and a 'Microwave', so there is no cost to the tenant for these items.
Source References
Payment Standard Source
Effective Date:
Oct 01, 2025
Utility Allowance Source
Effective Date:
Dec 01, 2025
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$653
DP3 Annual Estimate$683
DP1 Monthly Equivalent$54
DP3 Monthly Equivalent$57
Replacement Value$51,980
Basis1,180 sqft / 1986
Nearby Houses
Photo unavailable
913 E Mary Ct
sold · 0.05 mi
Price: $163,000
3 bd / 2 ba · 1,327 sqft
Latest sale: — on Sep 13, 2022
Latest rent: $1,550 on Sep 29, 2022
Photo unavailable
1004 Mary Ct
sold · 0.12 mi
Price: $62,500
3 bd / 2 ba · 1,189 sqft
Latest sale: — on Jul 25, 2023
Latest rent: —
Photo unavailable
232 N West St
sold · 0.25 mi
Price: $90,000
3 bd / 1 ba · 1,200 sqft
Latest sale: — on Mar 21, 2025
Latest rent: —
Photo unavailable
365 Nw St
sold · 0.33 mi
Price: $8,999
2 bd / 2 ba · 756 sqft
Latest sale: — on Apr 29, 2022
Latest rent: —
Photo unavailable
377 N West St
sold · 0.34 mi
Price: $174,900
4 bd / 2 ba · 2,722 sqft
Latest sale: — on Apr 07, 2023
Latest rent: —
Photo unavailable
381 Mlk King Dr
sold · 0.41 mi
Price: $35,000
3 bd / 1 ba · 1,442 sqft
Latest sale: —
Latest rent: —
Photo unavailable
Cowan St
sold · 0.41 mi
Price: $10,000
— bd / — ba
Latest sale: — on Mar 12, 2025
Latest rent: —
Photo unavailable
356 Walnut St
off_market · 0.50 mi
Price: $88,000
2 bd / 1 ba · 1,110 sqft
Latest sale: —
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- No visible carbon monoxide detector (may be required if fuel-burning appliances are present).
- GFCI protection for kitchen and bathroom outlets not evident in photos (possible NSPIRE fail).
- Missing outlet/switch cover plates in bathroom area — inspection failure and electrical hazard until replaced.
- No electrical panel or service documentation provided; electrical condition unverified (risk).
- Deadbolt/security hardware on exterior entry not visible in photos — verify presence for tenant safety.
Assumptions
- Central HVAC is present and was recently operational (vent registers visible) but no service records provided.
- Kitchen appliances (stove, microwave, refrigerator) shown in photos will remain with the property and are functional or serviceable.
- No major unseen roof leaks, attic damage, or foundation movement exist beyond what is visible in exterior photos; roof appears intact.
- Hot water supply/water heater exists and functions (water heater not shown).
- Smoke detector shown is functional; additional detectors (bedrooms) may be present but not photographed.
- No hidden severe mold, pest infestation, or sewer/drainage failures are present beyond visible areas; if such issues exist they would lower the score significantly.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,444 | $61,980 | $9,297 |
| 2024 | $1,444 | $61,980 | $9,297 |
| 2023 | $1,318 | $61,980 | $9,297 |
| 2022 | $1,380 | $61,980 | $9,297 |
| 2021 | $1,248 | $59,510 | $8,927 |
| 2014 | $818 | $58,510 | $5,851 |
| 2013 | $771 | $55,600 | $5,560 |
| 2012 | $761 | $55,600 | $5,560 |
| 2011 | $771 | $55,600 | $5,560 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-12-24 | Listed | $112,000 |
| 2020-08-03 | Sold | $0 |
Photo Gallery
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},
{
"summary": "Overall the property appears largely rent-ready with typical cosmetic repairs and minor code items to address. Strengths: sound exterior, intact roofline, central HVAC vents, functional kitchen and appliances, and visible smoke detector. Primary items to fix before a Section 8/NSPIRE inspection: install/replace missing outlet and switch covers, verify and install GFCI protection in kitchen and bathrooms as required, confirm presence of carbon monoxide detectors where required, secure/organize exposed wiring from wall-mounted TV, and confirm deadbolt on entry door. No major structural or life-safety failures are visible, so this property is likely to pass an initial HCV inspection after these moderate, mostly low-cost corrections.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior appears lived-in but generally well-maintained. Photos show intact flooring, countertops and cabinetry; kitchen appliances (stove, microwave, fridge) are present and appear serviceable. Cosmetic issues: scuffs/holes in walls, some missing switch/outlet plates, worn baseboard/trim near toilet and door thresholds, and minor floor wear in hall/bedroom — all are easy-to-fix cosmetic or finish repairs. No visible collapsed ceilings, major water damage, or extensive deferred maintenance in the photos."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 70.0,
"rationale": "A smoke detector is visible in the hallway which is positive. No carbon monoxide detector is visible in photos. No visible severe mold, active roof leaks, or collapsed ceilings. Minor safety/code issues observed: missing switch/outlet covers in bathroom and other walls (creates potential electrical contact risk), exposed low-voltage/cable wires from the wall-mounted TV (tidy/secure needed). GFCI protection in kitchen/bath not visible — likely absent or not shown and should be confirmed/installed. Bedroom egress windows appear typical but exact sill heights not measured from photos. Entry door hardware (deadbolt) not visible in pictures; recommend confirming secure deadbolt. These are correctable but must be addressed for NSPIRE compliance."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 70.0,
"rationale": "Central HVAC vents are visible in ceilings indicating a forced-air system; no visible evidence of failure (no sagging registers or ceiling staining). Kitchen and bathroom fixtures appear operational (dishes in sink, modern appliances installed) suggesting working plumbing and hot water, but actual operational verification required. Roof shingles appear intact from the front elevation photo — no visible sagging or missing areas. Electrical panel and water heater are not shown; their condition and age are unknown. Given visible functioning lighting/fixtures and appliances, systems appear serviceable but unverified."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Brick single-story home with an even shingle roof visible from front; no sagging roofline or major exterior cracks seen. Driveway and front walk show only minor wear. Yard appears maintained; shrubs trimmed and no obvious drainage pooling or erosion at the foundation line in provided photos. No evidence of infestation, standing water, or major site hazards in exterior images."
}
],
"red_flags": [
"Electrical hazards: missing switch/outlet covers in bathroom and other walls (exposed openings)",
"Potential missing GFCI protection in kitchen and bathrooms (not visible)",
"No carbon monoxide detector visible in photos (confirm/install if fuel-burning appliances present)"
],
"confidence": 0.65,
"assumptions": [
"Central HVAC is present and functional (ceiling vents visible); full operational test not provided in photos.",
"Hot water and plumbing are functional (dishes and toiletries present), but water heater location and condition are unknown.",
"Electrical panel and service condition are not shown; assumed intact with working circuits because lights and appliances operate in photos.",
"Bedroom windows provide required egress dimensions (not measured); assumed typical for 1986 single-family home.",
"No active roof leaks or hidden structural issues are present beyond visible exterior; attic and roof condition not inspected beyond photo.",
"No evidence of significant mold or pest infestation in the photographed areas; hidden conditions may exist in unpictured areas (attic, crawlspace).",
"Front entry deadbolt presence and CO detectors are unverified (not visible in photos) and should be confirmed prior to inspection."
],
"overall_score": 74.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Generally a move-in-ready single-story brick home with most visible systems and appliances in place. Interior is occupied and well-kept with only cosmetic wear and minor finish repairs needed. Primary inspection risks are electrical: missing outlet/switch cover plates and absence of visible GFCI/CO devices in photos. Major structural issues, active leaks, or collapsed systems are not evident from photos. Estimated time-to-rent after addressing small safety items and touch-up work: 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior appears occupied and generally well maintained. Flooring, cabinets and countertops are intact; kitchen appliances (range, microwave, refrigerator) are present. Minor cosmetic issues visible (scuffed/marked walls, worn flooring transition in hallway, shrubs need trimming). Missing/damaged trim/baseboard visible at toilet base area. No large-scale demolition or deferred maintenance visible. Missing or loose outlet/switch plates (see safety) reduce score slightly."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 65.0,
"rationale": "A ceiling-mounted smoke detector is visible in the hall (positive). Central HVAC vents indicate heating/cooling presence. However there are missing switch/outlet cover plates in the bathroom area (electrical shock/fire hazard) and GFCI protection for kitchen/bath not visible in photos. Carbon monoxide detector is not visible. Bedroom windows appear to be standard size likely providing egress but not verified. Entry door has a knob; deadbolt presence is unclear from photos. No visible active leaks, mold, collapsed ceilings or major structural hazards in photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 70.0,
"rationale": "Central HVAC registers are present in multiple rooms, suggesting forced air system (no visible wall heaters). Ceilings and interior finishes show no visible water stains that would indicate current roof or plumbing leaks. Kitchen plumbing appears functional (full-size sink with dishware). Appliances are present and appear modern. Water heater, electrical panel and A/C condensing unit are not shown; assumed present but unverified. Given age (1986) systems may be older but photos show no signs of immediate failure."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Brick exterior and roof shingles look intact from street view; roofline shows no visible sagging. Driveway and front walk are serviceable; yard is maintained though shrubs are overgrown. No standing water, major foundation cracking, or collapsed elements visible. Carport and covered entry present. Curb appeal is adequate for rental occupancy."
}
],
"red_flags": [
"Missing outlet/switch cover plates in bathroom area (electrical hazard and likely an automatic NSPIRE deficiency).",
"No carbon-monoxide detector visible in photos (CO alarms required where fuel-burning appliances or garages are present).",
"GFCI protection for kitchen/bath outlets not visible (potential safety/code issue)."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC is operational (ceiling registers visible) though no service records were provided.",
"A functioning water heater and main electrical panel exist on property but were not photographed.",
"Bedroom windows meet egress size requirements based on visible standard window dimensions.",
"Entry door likely has at least a lockset; presence of a deadbolt is not confirmed.",
"No active roof leaks or hidden water intrusion are present (inferred from clean ceilings and lack of stains).",
"GFCI protection in kitchen/bath and CO alarm(s) may be present but were not visible in photos; they are flagged as unverified."
],
"overall_score": 72.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "922 W Franklin St, Canton, MS, 39046",
"aggregate": {
"summary": "Based on photos and listing text, this 2 bed / 2 bath single-family appears largely sound and likely to pass an initial Housing Choice Voucher (NSPIRE) inspection after addressing a handful of minor safety and cosmetic items. Expected fixes prior to inspection: install/verify carbon monoxide alarm if required, add/replace GFCI outlets or verify existing GFCI functionality in kitchen and bathrooms, replace missing outlet/switch covers, confirm presence of a secure deadbolt on entry door (install if missing), and verify HVAC, water heater and electrical panel conditions. With those verifications and minor repairs completed the property is likely rent-ready within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 74.0,
"rationale": "Interior photos show generally sound cosmetic condition with lived-in furnishings. Floors, cabinetry and countertops appear intact; kitchen appliances (range, microwave, refrigerator) are present and look serviceable. Minor deferred items visible: scuffed walls, worn floor finishes in places, some clutter, and a few missing/outlet or switch plate covers (bathroom area). No obvious collapsed ceilings, large holes, or exposed subfloor. Missing small fixtures and cosmetic repairs likely fixable with light work."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 81.7,
"rationale": "Exterior brick facade and roofline appear in good condition from the front elevation image; roof shingles lay flat and there is no visible sagging. Driveway and walkways show minor cracking consistent with age; yard is maintained though not groomed. No standing water, obvious foundation displacement, or exterior structural damage visible from provided images. Landscaping shrubs are close to the house and should be trimmed for maintenance but are not an inspection failure."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 68.3,
"rationale": "A ceiling smoke detector is visible in the hallway (positive). Bedrooms have windows for egress visible in photos. No visible active water stains, major mold, or sagging ceilings. No exposed high-voltage wiring seen. However: no carbon monoxide detector is visible in photos (may not be required if no gas appliances but should be confirmed), GFCI protection for kitchen/bath outlets is not evident in photos, and there are at least a couple of missing outlet/switch covers (bathroom area) that are inspection fails. Door deadbolt presence is not visible in photos. These are moderate NSPIRE risks that should be addressed before inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 68.3,
"rationale": "Ceiling HVAC supply/return registers are visible indicating central HVAC (vents appear intact) but operation and service condition are unverified. Roof appears even with intact shingles (no visible large patches or sagging). Kitchen plumbing fixtures appear functional (sink shown with dishes) and the water heater is not shown. Electrical panel is not photographed. Given the visible condition there are no obvious catastrophic system failures, but critical system verifications (HVAC operational, water heater producing hot water, electrical panel condition, GFCI/wiring) are needed and could reveal required repairs."
}
],
"red_flags": [
"No visible carbon monoxide detector (may be required if fuel-burning appliances are present).",
"GFCI protection for kitchen and bathroom outlets not evident in photos (possible NSPIRE fail).",
"Missing outlet/switch cover plates in bathroom area — inspection failure and electrical hazard until replaced.",
"No electrical panel or service documentation provided; electrical condition unverified (risk).",
"Deadbolt/security hardware on exterior entry not visible in photos — verify presence for tenant safety."
],
"confidence": 0.94,
"assumptions": [
"Central HVAC is present and was recently operational (vent registers visible) but no service records provided.",
"Kitchen appliances (stove, microwave, refrigerator) shown in photos will remain with the property and are functional or serviceable.",
"No major unseen roof leaks, attic damage, or foundation movement exist beyond what is visible in exterior photos; roof appears intact.",
"Hot water supply/water heater exists and functions (water heater not shown).",
"Smoke detector shown is functional; additional detectors (bedrooms) may be present but not photographed.",
"No hidden severe mold, pest infestation, or sewer/drainage failures are present beyond visible areas; if such issues exist they would lower the score significantly."
],
"score_method": "mean_of_criteria",
"overall_score": 72.4,
"rubric_version": "ns_pire_v1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7485673399"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.