5543 Tiki Ln · Jackson, MS 39212

$95,000

2 bd · 2.0 ba · 996 sqft · SingleFamily public records · 87 Days on market

Built 1989 4,791 sqft lot $95/sqft · 16% below area Est $116k · 18% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• 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

Check out this well maintained 2 bedroom 2 bath home. This home is great for a first time homebuyer, someone looking to downsize, or an investor who is looking to add an amazing turn key property to their portfolio. Enjoy the nice private fenced in backyard with patio, spacious walk in closets, vaulted high ceilings, and fireplace. Schedule your showing TODAY!

Key facts

• Walk in closets
• Fireplace
• 4,791 sq ft lot

Tags

• PRIVATE FENCED BACKYARD
• WALK IN CLOSETS
• VAULTED HIGH CEILINGS
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

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; 3 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 $657 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 + 4.2% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $116,136
• List price: $95,000
• Delta: -18.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5536 Tiki Ln	0.04mi	3/2.0 (+1)	1,042 (+5%)	23mo	$62,500	$60	66
5551 Will O Run Cir	0.18mi	3/2.0 (+1)	1,138 (+14%)	6mo	$99,900	$88	57
235 Ramada Cir	0.34mi	3/2.0 (+1)	1,080 (+8%)	13mo	$66,000	$61	54
103 Ramada Cir	0.27mi	3/2.0 (+1)	1,143 (+15%)	21mo	$50,000	$44	40

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,621
• Equity at exit: $14,165

10-year hold

• IRR: 12.4%
• Equity multiple: 2.04×
• Total profit: $27,562
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$122 /mo · $1,465/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $244

Break-even live

Break-even rent $835

Max offer price $95,000

Occupancy floor 74%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.27mi
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	44d	1	0.88mi
1478 Bass Ave Jackson, MS	3.0	2.0	1036	$1,525	$1.47	14d	1	1.22mi

Listing history 25 events

1. 2026-06-18
   days on market $95,000 Active 87 DOM
2. 2026-06-17
   days on market $95,000 Active 86 DOM
3. 2026-06-16
   days on market $95,000 Active 85 DOM
4. 2026-06-15
   days on market $95,000 Active 84 DOM
5. 2026-06-14
   days on market $95,000 Active 82 DOM
6. 2026-06-13
   days on market $95,000 Active 81 DOM
7. 2026-06-10
   days on market $95,000 Active 79 DOM
8. 2026-06-09
   days on market $95,000 Active 78 DOM
9. 2026-06-08
   pricedays on market $95,000 Active 77 DOM
10. 2026-06-07
    days on market $105,000 Active 76 DOM
11. 2026-06-05
    days on market $105,000 Active 73 DOM
12. 2026-06-03
    days on market $105,000 Active 72 DOM
13. 2026-06-02
    days on market $105,000 Active 71 DOM
14. 2026-06-01
    days on market $105,000 Active 70 DOM
15. 2026-05-31
    days on market $105,000 Active 69 DOM
16. 2026-05-30
    days on market $105,000 Active 68 DOM
17. 2026-03-23
    listed $105,000 Active 362-char remark

    Show marketing remark (362 chars)

    Check out this well maintained 2 bedroom 2 bath home. This home is great for a first time homebuyer, someone looking to downsize, or an investor who is looking to add an amazing turn key property to their portfolio. Enjoy the nice private fenced in backyard with patio, spacious walk in closets, vaulted high ceilings, and fireplace. Schedule your showing TODAY!

18. 2022-10-19
    soldstatus
19. 2021-05-21
    soldstatus 517-char remark

    Show marketing remark (517 chars)

    Cute as a button! Check out this well maintained 2 bedroom 2 bath home. Nice and cozy and makes a great home for someone who is looking to downsize or start their journey to homeownership. Will also be great for an investor who is looking to add an amazing turn key property to their portfolio. Enjoy the nice private fenced in backyard with patio, spacious walk in closets, vaulted high ceilings, and fireplace. Don't wait too long as I'm sure this one will go fast. Call your favorite Realtor for a private showing.

20. 2021-04-15
    listed $65,000 517-char remark

    Show marketing remark (517 chars)

    Cute as a button! Check out this well maintained 2 bedroom 2 bath home. Nice and cozy and makes a great home for someone who is looking to downsize or start their journey to homeownership. Will also be great for an investor who is looking to add an amazing turn key property to their portfolio. Enjoy the nice private fenced in backyard with patio, spacious walk in closets, vaulted high ceilings, and fireplace. Don't wait too long as I'm sure this one will go fast. Call your favorite Realtor for a private showing.

21. 2018-04-30
    soldstatus
22. 2018-04-30
    soldstatus
23. 2017-12-01
    listed $59,900
24. 2017-10-25
    soldstatus
25. 1989-02-03
    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: $1,465 · $122/mo
• Projected year-2 tax: $1,465 · $122/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: $13,735
• − Mortgage interest: −$5,321
• − Property taxes: −$1,465
• − Insurance: −$475
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$2,764
• Taxable income: $1,512
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $2,569/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

+75.3% since first listed

9 events — show timeline

• 2026-03-23 Listed $105,000 MLSU
• 2022-10-19 Sold (Public Records) — Public Records
• 2021-05-21 Sold (MLS) — MLSU
• 2021-04-15 Listed $65,000 MLSU
• 2018-04-30 Sold (Public Records) — Public Records
• 2018-04-30 Sold (MLS) — MLSU
• 2017-12-01 Listed $59,900 MLSU
• 2017-10-25 Sold (Public Records) — Public Records
• 1989-02-03 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,465 · +4.5% YoY. Source: county tax records.