5571 Tiki Ln · Jackson, MS 39212

$69,900

2 bd · 2.0 ba · 1,173 sqft · SingleFamily public records · 134 Days on market

Built 1991 8,712 sqft lot $60/sqft · 44% below area Est $125k · 44% 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 +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5571 Tiki Lane, a 2-bedroom, 2-bath, single-story home located in Jackson. This home offers a good, functional floor plan with strong potential for the right buyer. The layout includes a comfortable living area and a well-sized primary suite featuring a walk-in closet and private bath, providing added convenience and privacy. The second bedroom and full bath are ideal for guests, a home office, or additional living space. While the property needs TLC, it presents an excellent opportunity for investors or homeowners looking to renovate and add value. The one-story design allows for easy living, and the manageable yard offers space to customize or enjoy outdoors. Conveniently located near shopping, dining, and major routes, this home is full of potential and ready for transformation.

Key facts

• Manageable yard
• Walk-in closet
• Private bath

Tags

• FUNCTIONAL FLOOR PLAN
• WALK-IN CLOSET
• PRIVATE BATH
• MANAGEABLE YARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: 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 (+4.2%/yr); 302 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $483 of loan paydown is wiped out by about $2k 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 + 4.2% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.71% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.22%
• DSCR: 2.34
• GRM: 4.9

CMA / ARV

• ARV (median comp): $125,122
• List price: $69,900
• Delta: -44.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5513 Dogwood Trl	0.25mi	3/2.0 (+1)	1,219 (+4%)	2mo	$130,000	$107	75
5551 Will O Run Cir	0.22mi	3/2.0 (+1)	1,138 (-3%)	6mo	$99,900	$88	74
103 Ramada Cir	0.24mi	3/2.0 (+1)	1,143 (-3%)	21mo	$50,000	$44	62
4869 Cottonwood Ln	0.30mi	3/2.0 (+1)	1,221 (+4%)	16mo	$112,500	$92	61
4341 Redwood Cir	0.04mi	3/2.0 (+1)	1,286 (+10%)	23mo	$139,900	$109	58
5526 Dogwood Trl	0.25mi	3/2.0 (+1)	1,248 (+6%)	18mo	$109,500	$88	57
235 Ramada Cir	0.29mi	3/2.0 (+1)	1,080 (-8%)	13mo	$66,000	$61	57
4271 Cypress Dr	0.60mi	3/2.0 (+1)	1,222 (+4%)	6mo	$107,900	$88	55
5536 Tiki Ln	0.08mi	3/2.0 (+1)	1,042 (-11%)	23mo	$62,500	$60	54
4953 Oak Leaf Dr	0.59mi	3/2.0 (+1)	1,244 (+6%)	15mo	$116,000	$93	45

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.10×
• Total profit: $21,554
• Equity at exit: $10,422

10-year hold

• IRR: 34.5%
• Equity multiple: 4.34×
• Total profit: $65,462
• Equity at exit: $6,044

Cash invested: $19,572 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $493

Break-even live

Break-even rent $568

Max offer price $69,900

Occupancy floor 54%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2750 N Siwell Rd Jackson, MS	1.0–2.0	1.0	850	$975	$1.15	14d	1	0.31mi
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	43d	1	0.95mi
1457 Lakeview Ave Jackson, MS	3.0	2.0	1288	$1,426	$1.11	14d	1	1.15mi
1478 Bass Ave Jackson, MS	3.0	2.0	1036	$1,525	$1.47	14d	1	1.16mi

Listing history 29 events

1. 2026-06-18
   days on market $69,900 Active 134 DOM
2. 2026-06-17
   days on market $69,900 Active 133 DOM
3. 2026-06-16
   days on market $69,900 Active 132 DOM
4. 2026-06-15
   days on market $69,900 Active 131 DOM
5. 2026-06-14
   days on market $69,900 Active 129 DOM
6. 2026-06-13
   days on market $69,900 Active 128 DOM
7. 2026-06-10
   days on market $69,900 Active 126 DOM
8. 2026-06-09
   days on market $69,900 Active 125 DOM
9. 2026-06-08
   days on market $69,900 Active 124 DOM
10. 2026-06-07
    days on market $69,900 Active 123 DOM
11. 2026-06-05
    days on market $69,900 Active 120 DOM
12. 2026-06-03
    days on market $69,900 Active 119 DOM
13. 2026-06-02
    days on market $69,900 Active 118 DOM
14. 2026-06-01
    days on market $69,900 Active 117 DOM
15. 2026-05-31
    days on market $69,900 Active 116 DOM
16. 2026-05-30
    days on market $69,900 Active 115 DOM
17. 2026-02-04
    listed $69,900 Active 809-char remark

    Show marketing remark (809 chars)

    Welcome to 5571 Tiki Lane, a 2-bedroom, 2-bath, single-story home located in Jackson. This home offers a good, functional floor plan with strong potential for the right buyer. The layout includes a comfortable living area and a well-sized primary suite featuring a walk-in closet and private bath, providing added convenience and privacy. The second bedroom and full bath are ideal for guests, a home office, or additional living space. While the property needs TLC, it presents an excellent opportunity for investors or homeowners looking to renovate and add value. The one-story design allows for easy living, and the manageable yard offers space to customize or enjoy outdoors. Conveniently located near shopping, dining, and major routes, this home is full of potential and ready for transformation.

18. 2025-12-28
    historical
19. 2025-11-16
    price $74,900
20. 2025-09-23
    listed $84,900 Active
21. 2018-08-29
    soldstatus
22. 2017-05-19
    soldstatus
23. 2017-05-17
    soldstatus
24. 2016-04-05
    listed $24,640
25. 2015-03-26
    soldstatus
26. 2015-03-10
    soldstatus
27. 2000-10-27
    soldstatus
28. 1996-05-10
    soldstatus
29. 1991-06-03
    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: $641 · $53/mo
• Projected year-2 tax: $641 · $53/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 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,308
• − Mortgage interest: −$3,915
• − Property taxes: −$641
• − Insurance: −$350
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$2,033
• Taxable income: $5,080
• Est. tax owed @ 24.0%: −$1,219
• After-tax cash flow: $4,695/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): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

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: Predominantly Black (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+183.7% since first listed

13 events — show timeline

• 2026-02-04 Listed $69,900 MLSU
• 2025-12-28 Listing Removed — MLSU
• 2025-11-16 Price Changed $74,900 MLSU
• 2025-09-23 Listed $84,900 MLSU
• 2018-08-29 Sold (Public Records) — Public Records
• 2017-05-19 Sold (MLS) — MLSU
• 2017-05-17 Sold (Public Records) — Public Records
• 2016-04-05 Listed $24,640 MLSU
• 2015-03-26 Sold (Public Records) — Public Records
• 2015-03-10 Sold (Public Records) — Public Records
• 2000-10-27 Sold (Public Records) — Public Records
• 1996-05-10 Sold (Public Records) — Public Records
• 1991-06-03 Sold (Public Records) — Public Records

Property tax history

-1.7%/yr

Latest (2025): $641 · +3.2% YoY. Source: county tax records.