5025 Wayneland Dr Unit M1 · Jackson, MS 39211

$115,000

2 bd · 2.0 ba · 1,186 sqft · Condo public records · 238 Days on market

Built 1967 $97/sqft · at area comps Est $118k · at est. ↓ 11% since listing

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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 +11.0/30.0
• ARV discount +8.8/15.0
• 1% rule +7.4/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice updated Downstairs 2 bedroom 2 bath condo at The Ambassador Condominiums. A gated community. Living room, Dining room, and nice bay windows with lots of sunlight. New vinyl plank flooring throughout and newly painted. Great fenced in patio. Refrigerator, Washer/Dryer to remain. Beautiful gated pool. Monthly HOA of $343 includes water, Comcast cable, Internet, pest control, outside insurance, management, bookkeeping, nice dog park. All electric. Come see!

Key facts

• Gated community
• Dog park
• Gated pool

Tags

• GATED COMMUNITY
• FENCED IN PATIO
• GATED POOL
• DOG PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-49 ($-585/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: schools F, amenities F, employment 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.
• Market conditions: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% 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. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 6.7

CMA / ARV

• ARV (median comp): $118,475
• List price: $115,000
• Delta: -2.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.9% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.56×
• Total profit: $-14,135
• Equity at exit: $17,147

10-year hold

• IRR: 5.8%
• Equity multiple: 1.56×
• Total profit: $18,117
• Equity at exit: $9,943

Cash invested: $32,200 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$603
• Tax from tax record: −$193 /mo · $2,311/yr
• Insurance: −$48
• HOA est. from 2 same-building comps: −$328
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-49

Break-even live

Break-even rent $1,483

Max offer price $106,384

Occupancy floor 98%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	23d	1	0.13mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	43d	1	0.35mi
5000 Ridgewood Rd Jackson, MS	1.0	2.0	750	$1,129	$1.51	13d	1	0.60mi
5000 Ridgewood Rd Jackson, MS	2.0	2.0	1093	$1,279	$1.17	44d	1	0.60mi
5000 Ridgewood Rd Jackson, MS	1.0	1.0	720	$1,149	$1.60	43d	1	0.60mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	13d	1	0.64mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	13d	1	0.81mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$900	$0.86	13d	31	0.89mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	1.13mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	1.17mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	1.25mi
4263 Forest Park Dr Jackson, MS	3.0	2.0	1318	$1,949	$1.48	43d	1	1.29mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	23d	1	1.34mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	43d	1	1.34mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	13d	2	1.34mi
227 Lawrence Rd Jackson, MS	1.0	1.0	840	$900	$1.07	23d	1	1.34mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	43d	1	1.34mi
492 E Beasley Rd Jackson, MS	1.0–3.0	1.0–2.0	1133	$1,338	$1.18	13d	8	1.40mi
5845 Ridgewood Rd Jackson, MS	2.0	1.0	850	$899	$1.06	43d	1	1.41mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$1,880	$1.75	13d	15	1.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterelectricinternetcablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $115,000 Active 238 DOM
2. 2026-06-17
   days on market $115,000 Active 237 DOM
3. 2026-06-16
   days on market $115,000 Active 236 DOM
4. 2026-06-15
   days on market $115,000 Active 235 DOM
5. 2026-06-14
   days on market $115,000 Active 233 DOM
6. 2026-06-13
   days on market $115,000 Active 232 DOM
7. 2026-06-10
   days on market $115,000 Active 230 DOM
8. 2026-06-09
   days on market $115,000 Active 229 DOM
9. 2026-06-08
   days on market $115,000 Active 228 DOM
10. 2026-06-07
    days on market $115,000 Active 227 DOM
11. 2026-06-05
    days on market $115,000 Active 224 DOM
12. 2026-06-03
    days on market $115,000 Active 223 DOM
13. 2026-06-02
    days on market $115,000 Active 222 DOM
14. 2026-06-01
    days on market $115,000 Active 221 DOM
15. 2026-05-31
    days on market $115,000 Active 220 DOM
16. 2026-05-30
    days on market $115,000 Active 219 DOM
17. 2026-05-13
    price $115,000 471-char remark

    Show marketing remark (471 chars)

    Nice updated Downstairs 2 bedroom 2 bath condo at The Ambassador Condominiums. A gated community. Living room, Dining room, and nice bay windows with lots of sunlight. New vinyl plank flooring throughout and newly painted. Great fenced in patio. Refrigerator, Washer/Dryer to remain. Beautiful gated pool. Monthly HOA of $343 includes water, Comcast cable, Internet, pest control, outside insurance, management, bookkeeping, nice dog park. All electric. Come see!

18. 2026-04-23
    status Active 471-char remark

    Show marketing remark (471 chars)

    Nice updated Downstairs 2 bedroom 2 bath condo at The Ambassador Condominiums. A gated community. Living room, Dining room, and nice bay windows with lots of sunlight. New vinyl plank flooring throughout and newly painted. Great fenced in patio. Refrigerator, Washer/Dryer to remain. Beautiful gated pool. Monthly HOA of $343 includes water, Comcast cable, Internet, pest control, outside insurance, management, bookkeeping, nice dog park. All electric. Come see!

19. 2026-04-22
    historical 471-char remark

    Show marketing remark (471 chars)

    Nice updated Downstairs 2 bedroom 2 bath condo at The Ambassador Condominiums. A gated community. Living room, Dining room, and nice bay windows with lots of sunlight. New vinyl plank flooring throughout and newly painted. Great fenced in patio. Refrigerator, Washer/Dryer to remain. Beautiful gated pool. Monthly HOA of $343 includes water, Comcast cable, Internet, pest control, outside insurance, management, bookkeeping, nice dog park. All electric. Come see!

20. 2026-03-05
    price $119,900 471-char remark

    Show marketing remark (471 chars)

    Nice updated Downstairs 2 bedroom 2 bath condo at The Ambassador Condominiums. A gated community. Living room, Dining room, and nice bay windows with lots of sunlight. New vinyl plank flooring throughout and newly painted. Great fenced in patio. Refrigerator, Washer/Dryer to remain. Beautiful gated pool. Monthly HOA of $343 includes water, Comcast cable, Internet, pest control, outside insurance, management, bookkeeping, nice dog park. All electric. Come see!

21. 2025-11-17
    price $125,000 471-char remark

    Show marketing remark (471 chars)

    Nice updated Downstairs 2 bedroom 2 bath condo at The Ambassador Condominiums. A gated community. Living room, Dining room, and nice bay windows with lots of sunlight. New vinyl plank flooring throughout and newly painted. Great fenced in patio. Refrigerator, Washer/Dryer to remain. Beautiful gated pool. Monthly HOA of $343 includes water, Comcast cable, Internet, pest control, outside insurance, management, bookkeeping, nice dog park. All electric. Come see!

22. 2025-10-22
    listed $129,900 Active 471-char remark

    Show marketing remark (471 chars)

    Nice updated Downstairs 2 bedroom 2 bath condo at The Ambassador Condominiums. A gated community. Living room, Dining room, and nice bay windows with lots of sunlight. New vinyl plank flooring throughout and newly painted. Great fenced in patio. Refrigerator, Washer/Dryer to remain. Beautiful gated pool. Monthly HOA of $343 includes water, Comcast cable, Internet, pest control, outside insurance, management, bookkeeping, nice dog park. All electric. Come see!

23. 2017-09-06
    soldstatus
24. 2017-07-10
    soldstatus
25. 2004-07-09
    soldstatus
26. 1984-06-22
    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: $2,311 · $193/mo
• Projected year-2 tax: $2,311 · $193/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $17,055
• − Mortgage interest: −$6,442
• − Property taxes: −$2,311
• − Insurance: −$575
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − HOA: −$3,936
• − Depreciation: −$3,345
• Taxable loss: −$2,283
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $-37/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

-11.5% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $115,000 MLSU
• 2026-04-23 Relisted — MLSU
• 2026-04-22 Listing Removed — MLSU
• 2026-03-05 Price Changed $119,900 MLSU
• 2025-11-17 Price Changed $125,000 MLSU
• 2025-10-22 Listed $129,900 MLSU
• 2017-09-06 Sold (Public Records) — Public Records
• 2017-07-10 Sold (Public Records) — Public Records
• 2004-07-09 Sold (Public Records) — Public Records
• 1984-06-22 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,311 · +3938.7% YoY. Source: county tax records.