2649 Hwy 16 E, Canton, MS 39046 Property Records

Madison County property record for 2649 Hwy 16 E, Canton, MS 39046

Property Summary

Property Type	Single Family Home
Details	850 sqft · built 1960
Owner	Company Name on File
Tax Bill	$51 (2025)
Flood Zone	Zone X (minimal risk)
APN	`094C-08C-025`

Property Details

APN / Parcel Number

Primary APN	`094C-08C-025`
Alternative APNs	`094C-08C-025/00.00` `32467`

Interior

Total Rooms	6 Rooms
Building Area	850 sqft Adjusted Area
1st Floor Area	828 sqft
Flooring	Wood
Interior Walls	Plywood

Exterior

Year Built	Built 1960
Exterior Material	Plywood
Foundation Type	Pier/Post & Beam
Roof Type	Gable
Roof Material	Asbestos
Utility Building	100 sqft

Location & Zoning

Account Number	32467
Old Parcel Number	094C-08C-025/00.00
Street Address	2649 HIGHWAY 16 E
City	CANTON
State	MS
Zip	39046-9108
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	A-1
Legal Description	LOT 17&24 PARRISH SUBD
Legal Range	04E
Legal Township	09N
Legal Section	08
Legal Subdivision	PARRISH
Legal Lot Number	17,24 24
Jurisdiction	MADISON MS
Township / Civil Division	5
Census Block Group	4
Census Block	4053
Census Tract	30900

Owner

2649 Hwy 16 E is owned by a company that acquired it in August 2001 and is owner-occupied.

Source: Madison County records, as of December 1, 2025

Owner of Record	Company Name on File
Mailing Address	2649 HIGHWAY 16 E, CANTON, MS 39046-9108
Occupancy	Owner Occupied
Owner Type	Company
Vesting	Estate

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Aug 24, 2001
Deed Sale	Aug 24, 2001
Deed Document Number	0000494454
Record Updated	Jun 8, 2026

Tax Assessment & Valuation

The 2025 property tax bill for 2649 Hwy 16 E was $51 with a homeowner's exemption, down 73.7% from the year before.

Source: Madison County assessment roll, as of September 1, 2025

Property Jurisdictions

Type	Name
State	Mississippi
County	Madison County
Unified School District	Madison County School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2025	$51.00 (-73.71%) Homeowner's exemption	$1,397	$13,970 Land $3,000 Building $10,970
2024	$194.00 (+203.13%)
2023	$64.00 Homeowner's exemption	$1,397	$13,970 Land $3,000 Building $10,970

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Flood

FEMA maps place 2649 Hwy 16 E in Zone X, an area of minimal flood risk, though there have been 7 flood claims nearby since 1985.

Source: FEMA National Flood Hazard Layer, effective January 17, 2025 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it
Nearby Flood Policies	9 in force
Nearby Flood Claims	7 (1985–2022)
Claims Outside the SFHA	2 of 7
Most Recent Claim	Aug 2022 · river or lake flooding
Claims by Event	Severe Storms, Tornadoes & Flooding, May 1991 · 2 claims

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.

Wildfire

Wildfire risk around 2649 Hwy 16 E is moderate, ranking above 51% of the US, with a 0.1% annual chance of wildfire.

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	Moderate above 51% of the US · above 57% of Mississippi
Wildfire Likelihood	0.1% annual chance
Exposure	Direct burnable vegetation

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Internet Providers

Source: FCC Broadband Data Collection, based on 22 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Xfinity Fiber	2,000 / 2,000
NETSPEEDMS Fixed Wireless	499 / 285
T-Mobile Fixed Wireless	100 / 20