5015 Romany Dr · Jackson, MS 39211

$149,900

4 bd · 2.5 ba · 2,331 sqft · SingleFamily public records · 18 Days on market

Built 1974 0.45 ac lot $64/sqft · 28% below area Est $217k · 31% under ↓ 19% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

SELLER RECEIVING MULTIPLE OFFERS SUNDAY 5/17/26 THRU 5PM TODAY--WILL REVIEW ALL OFFERS AND RESPOND BY 7pm CASH ONLY - AS IS SALE, TOTAL FIXER UPPER NESTLED ON OVER-SIZED CUL-DE-SAC LOT WITH VERY SPACIOUS PLAN 4/2.5 FORMAL FOYER, LIVING, DINING WITH OVERSIZED GREATROOM. HUGE, PRIVATE, COMPLETELY FENCED BACKYARD OFFERING TOTAL PRIVACY WITH STUNNING SCENIC VIEW OF BEAUTIFUL TREES, OCCASSIONAL DEER

Key facts

• Cul-de-sac lot
• Scenic view
• Fenced backyard

Tags

• CUL-DE-SAC LOT
• FENCED BACKYARD
• SCENIC VIEW

Property features AI

Finance

• HOA & community: Near entertainment; Near sports fields

Exterior

• Parking: Attached garage; Attached carport; Covered parking; Gated parking lot; RV access/parking; Storage; Concrete surfaces; Total parking for 24 vehicles; 2 carport spaces
• Security: Security fence; Smoke detectors
• Utilities: Public water; Public sewer; Cable available and connected; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family house; One level; Fixer condition; Residential estate (suburban) zoning
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built area approximately 2,442 (per public records)
• Exterior features: Front porch; Wrap-around porch; Slab patio/porch; Private yard; Chain-link and security fencing; Back yard fence; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Free-standing gas range; Tile countertops; Pantry; Eat-in kitchen
• Bedrooms: Large master with walk-in closet
• Flooring: Carpet; Ceramic tile; Laminate; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total)
• Heating & cooling: Hot water heating; Central air; Ceiling fans
• Interior features: Bar; Beamed ceilings; Built-in features; Cathedral ceilings; Ceiling fans; Double vanity; Eat-in kitchen; Entrance foyer; High ceilings; Pantry; Tile counters; Walk-in closet(s); Wired for sound; Blinds and window treatments; Insulated windows; Dead bolt locks; Sliding doors
• Laundry & utility: Separate laundry room; Washer hookup; Electric dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 7.9% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.48% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.38%
• DSCR: 2.04
• GRM: 5.6

CMA / ARV

• ARV (median comp): $217,015
• List price: $149,900
• Delta: -30.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5320 Meadow Oaks Pk Dr	0.45mi	4/2.0	2,314 (-1%)	3mo	$223,000	$96	73
5130 Sunnyvale Dr	0.19mi	4/2.5	2,154 (-8%)	7mo	$205,900	$96	73
2317 E Northside Dr	0.58mi	4/2.0	2,319 (-0%)	1mo	$363,900	$157	69
318 Rollingwood Dr	0.57mi	4/2.5	2,391 (+3%)	3mo	$275,000	$115	67
144 Rollingwood Dr	0.47mi	3/2.0 (-1)	2,380 (+2%)	1mo	$294,000	$124	66
125 Poinciana Dr	0.40mi	3/2.5 (-1)	2,497 (+7%)	0mo	$322,500	$129	64
2245 N Cheryl Dr	0.40mi	4/3.0	2,526 (+8%)	2mo	$369,900	$146	64
5165 Shirlwood Dr	0.31mi	5/2.5 (+1)	2,588 (+11%)	0mo	$160,000	$62	62
5525 Meadow Oaks Park Dr	0.51mi	4/2.5	2,476 (+6%)	9mo	$249,900	$101	59
5172 Kaywood Cir	0.70mi	4/2.5	2,255 (-3%)	6mo	$214,900	$95	57
5347 Reddoch Dr	0.68mi	4/2.0	2,234 (-4%)	4mo	$249,000	$111	56
5255 Parkway Dr	0.69mi	5/3.0 (+1)	2,165 (-7%)	4mo	$179,900	$83	46

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.29×
• Total profit: $12,323
• Equity at exit: $22,351

10-year hold

• IRR: 21.0%
• Equity multiple: 3.28×
• Total profit: $95,860
• Equity at exit: $12,961

Cash invested: $41,972 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,218 high
• Mortgage (P&I): −$786
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $391

Break-even live

Break-even rent $1,723

Max offer price $149,900

Occupancy floor 77%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1046 Newland St Jackson, MS	4.0	2.5	2700	$3,200	$1.19	23d	1	0.69mi
5125 Old Canton Rd Jackson, MS	3.0	3.0	2025	$2,100	$1.04	23d	1	0.81mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	13d	1	1.06mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	1955	$1,675	$0.86	23d	1	1.13mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	2401	$1,675	$0.70	13d	1	1.13mi
4750 Old Canton Rd Jackson, MS	4.0	3.0	2085	$2,200	$1.06	23d	1	1.26mi

Listing history 5 events

1. 2026-05-18
   status Pending 398-char remark
2. 2026-05-15
   price $149,900 398-char remark
3. 2026-04-28
   listed $185,000 Active 398-char remark
4. 1994-09-29
   soldstatus
5. 1988-06-23
   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: $1,029 · $86/mo
• Projected year-2 tax: $1,184 · $99/mo
• Expected delta: +$156/yr (+$13/mo · 15.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $26,611
• − Mortgage interest: −$8,397
• − Property taxes: −$1,029
• − Insurance: −$5,868
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$4,361
• Taxable income: $2,699
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $4,045/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

-19.0% since first listed

5 events — show timeline

• 2026-05-18 Pending — MLSU
• 2026-05-15 Price Changed $149,900 MLSU
• 2026-04-28 Listed $185,000 MLSU
• 1994-09-29 Sold (Public Records) — Public Records
• 1988-06-23 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,029 · +5.5% YoY. Source: county tax records.