5543 Tiki Ln · Jackson, MS 39212

$85,000

2 bd · 2.0 ba · 996 sqft · SingleFamily public records · 138 Days on market

Built 1989 Good condition 4,791 sqft lot $85/sqft · 26% below area Est $117k · 27% 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +0.9/10.0
• 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 $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% 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: amenities F, employment F, health & safety 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.
• Zoned schools: Timberlawn Elementary School (math 5% / reading 11%, grade F, #334 of 375 statewide, top 89%, 353 students, 100% FRL); Bailey Middle Apac School (math 46% / reading 62%, grade B-, #18 of 179 statewide, top 10%, 247 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 362 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $588 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $20k (19%) 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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: 1.35% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.17%
• DSCR: 1.68
• GRM: 6.2

CMA / ARV

• ARV (median comp): $116,764
• List price: $85,000
• Delta: -27.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5551 Will O Run Cir	0.18mi	3/2.0 (+1)	1,138 (+14%)	8mo	$99,900	$88	56
235 Ramada Cir	0.34mi	3/2.0 (+1)	1,080 (+8%)	15mo	$66,000	$61	53
4336 Cypress Dr	0.51mi	3/2.0 (+1)	1,192 (+20%)	1mo	$96,900	$81	45
103 Ramada Cir	0.27mi	3/2.0 (+1)	1,143 (+15%)	22mo	$50,000	$44	39
38 Cedar Pl	0.96mi	3/1.0 (+1)	1,125 (+13%)	5mo	$79,000	$70	30
4033 Will O Run Dr	0.96mi	2/1.0	1,133 (+14%)	22mo	$119,900	$106	19
2445 Oak Grove Ln	0.79mi	3/2.0 (+1)	1,160 (+16%)	22mo	$114,900	$99	17
2358 Princess Pine Dr	1.00mi	3/2.0 (+1)	1,156 (+16%)	22mo	$140,000	$121	16
4014 Will O Run Dr	1.02mi	3/1.0 (+1)	1,158 (+16%)	22mo	$119,900	$104	12

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: 7.3%
• Equity multiple: 1.29×
• Total profit: $6,854
• Equity at exit: $12,674

10-year hold

• IRR: 17.7%
• Equity multiple: 2.55×
• Total profit: $36,792
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 3 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $82,400 ($73/sqft)
• Median days on market: 57 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +60.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 362
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$122 /mo · $1,465/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $301

Break-even live

Break-even rent $764

Max offer price $85,000

Occupancy floor 69%

Sensitivity live

Price	-10% $349	-5% $325	+0% $301	+5% $277	+10% $253
Rent	-10% $211	-5% $256	+0% $301	+5% $346	+10% $391
Rate	-1.0pp $344	-0.5pp $323	base $301	+0.5pp $279	+1.0pp $257

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• 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	63d	1	0.27mi
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	93d	1	0.88mi
1478 Bass Ave Jackson, MS	3.0	2.0	1036	$1,525	$1.47	63d	1	1.22mi

Listing history 50 events

1. 2026-08-08
   days on market $85,000 Active 138 DOM
2. 2026-08-07
   days on market $85,000 Active 137 DOM
3. 2026-08-06
   days on market $85,000 Active 136 DOM
4. 2026-08-05
   days on market $85,000 Active 135 DOM
5. 2026-08-04
   days on market $85,000 Active 134 DOM
6. 2026-08-03
   days on market $85,000 Active 133 DOM
7. 2026-07-31
   days on market $85,000 Active 130 DOM
8. 2026-07-30
   days on market $85,000 Active 129 DOM
9. 2026-07-29
   days on market $85,000 Active 128 DOM
10. 2026-07-27
    days on market $85,000 Active 126 DOM
11. 2026-07-25
    days on market $85,000 Active 124 DOM
12. 2026-07-23
    days on market $85,000 Active 122 DOM
13. 2026-07-22
    days on market $85,000 Active 121 DOM
14. 2026-07-21
    days on market $85,000 Active 120 DOM
15. 2026-07-18
    days on market $85,000 Active 117 DOM
16. 2026-07-16
    days on market $85,000 Active 115 DOM
17. 2026-07-16
    days on market $85,000 Active 114 DOM
18. 2026-07-14
    days on market $85,000 Active 113 DOM
19. 2026-07-13
    days on market $85,000 Active 112 DOM
20. 2026-07-12
    days on market $85,000 Active 111 DOM
21. 2026-07-11
    days on market $85,000 Active 110 DOM
22. 2026-07-10
    days on market $85,000 Active 109 DOM
23. 2026-07-09
    pricedays on market $85,000 Active 108 DOM
24. 2026-07-08
    days on market $95,000 Active 107 DOM
25. 2026-07-07
    days on market $95,000 Active 106 DOM
26. 2026-07-06
    days on market $95,000 Active 105 DOM
27. 2026-07-05
    days on market $95,000 Active 104 DOM
28. 2026-07-04
    days on market $95,000 Active 103 DOM
29. 2026-07-03
    days on market $95,000 Active 102 DOM
30. 2026-07-02
    days on market $95,000 Active 101 DOM
31. 2026-07-01
    days on market $95,000 Active 100 DOM
32. 2026-06-30
    days on market $95,000 Active 99 DOM
33. 2026-06-29
    days on market $95,000 Active 98 DOM
34. 2026-06-28
    days on market $95,000 Active 97 DOM
35. 2026-06-28
    days on market $95,000 Active 96 DOM
36. 2026-06-27
    days on market $95,000 Active 95 DOM
37. 2026-06-25
    days on market $95,000 Active 93 DOM
38. 2026-06-23
    days on market $95,000 Active 91 DOM
39. 2026-06-22
    days on market $95,000 Active 90 DOM
40. 2026-06-18
    days on market $95,000 Active 87 DOM
41. 2026-06-17
    days on market $95,000 Active 86 DOM
42. 2026-06-16
    days on market $95,000 Active 85 DOM
43. 2026-06-15
    days on market $95,000 Active 84 DOM
44. 2026-06-14
    days on market $95,000 Active 82 DOM
45. 2026-06-13
    days on market $95,000 Active 81 DOM
46. 2026-06-10
    days on market $95,000 Active 79 DOM
47. 2026-06-09
    days on market $95,000 Active 78 DOM
48. 2026-06-08
    pricedays on market $95,000 Active 77 DOM
49. 2026-06-07
    days on market $105,000 Active 76 DOM
50. 2026-06-05
    days on market $105,000 Active 73 DOM

ⓘ 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: −$4,761
• − Property taxes: −$1,465
• − Insurance: −$425
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$2,473
• Taxable income: $2,413
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $3,032/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $4,980–$14,940 screening

This well-maintained 2-bedroom 2-bath home is ready for a new owner or investor. It features updated interiors, a good roof, and a good exterior. A fresh coat of paint on the exterior and a clean HVAC filter will further enhance its value.

Value-add opportunities

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and resale value of the home. ↑
• Rental Replace the HVAC filter — A clean and well-maintained HVAC system ensures comfort and reduces energy costs, making the home more attractive to renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 9/100

Zoned Schools

Elementary Timberlawn Elementary School F MS #334/375 Nat'l #39,822/41,679 High Forest Hill High School F MS #168/197 Nat'l #15,975/17,239

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

C Composite livability gradescore 68/100

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 · 242,528 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: 13% of renters

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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%

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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%

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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.