5456 Wayneland Dr · Jackson, MS 39211

$110,000

2 bd · 2.0 ba · 1,310 sqft · SingleFamily public records · 15 Days on market

Built 1956 0.33 ac lot $84/sqft · 32% below area Est $163k · 32% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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 MLS

Conveniently located 2 bedroom, 2 bathroom home in Northeast Jackson with Fireplace, hardwood floors, and tile in Master bath. Very cozy den/family room with fireplace and large formal living room with hardwood floors. Home has storage room off of carport and large outside patio with plenty of trees shading the large backyard. Priced to sell.

Key facts

• Central location
• Nearby parks
• Recreational areas

Tags

• INVESTMENT OPPORTUNITY
• STRONG RENTAL PROPERTY
• AFFORDABLE PRIMARY RESIDENCE
• NEARBY PARKS
• RECREATIONAL AREAS
• CENTRAL LOCATION

Property features AI

Exterior

• Parking: 1-space carport
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One level; Fixer condition
• Construction: Wood siding; Asphalt shingle roof; Slab foundation; Built by owner (year built source: owner)
• Exterior features: Slab patio/porch; Lot approximately 0.33 acres

Interior

• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Heating: See remarks; Cooling: See remarks
• Interior features: Fireplace; Aluminum frame windows; Appliances: See remarks
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% 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: Spann Elementary School (math 7% / reading 21%, grade F, #289 of 375 statewide, top 78%, 395 students, 100% FRL); 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $761 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 + 7.9% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.73%
• DSCR: 1.70
• GRM: 5.9

CMA / ARV

• ARV (median comp): $162,715
• List price: $110,000
• Delta: -32.40%
• 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
5447 Wayneland Dr	0.04mi	2/2.0	1,310 (0%)	2mo	$98,000	$75	97
5317 S Venetian Way	0.44mi	3/2.0 (+1)	1,334 (+2%)	9mo	$175,000	$131	64
5348 Keele St	0.54mi	3/2.0 (+1)	1,356 (+4%)	2mo	$162,500	$120	62
5322 Pinelane Dr	0.23mi	3/2.0 (+1)	1,408 (+8%)	12mo	$138,000	$98	61
5253 Wayneland Dr	0.30mi	3/2.0 (+1)	1,457 (+11%)	1mo	$146,000	$100	61
5347 Cedar Park Dr	0.60mi	3/2.0 (+1)	1,347 (+3%)	6mo	$130,000	$97	57
5307 Pine Lane Dr	0.31mi	3/2.0 (+1)	1,500 (+14%)	1mo	$169,000	$113	56
159 Pimlico Pl	0.68mi	3/2.0 (+1)	1,367 (+4%)	1mo	$199,000	$146	55
811 Fairfax Cir	0.54mi	3/2.0 (+1)	1,421 (+8%)	8mo	$115,000	$81	49
5120 Reddoch Dr	0.51mi	3/2.0 (+1)	1,469 (+12%)	9mo	$199,000	$135	44
5517 Keele St	0.50mi	3/1.5 (+1)	1,482 (+13%)	8mo	$84,900	$57	41
5542 Grafton St	0.70mi	3/1.0 (+1)	1,136 (-13%)	13mo	$83,000	$73	26

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: 12.3%
• Equity multiple: 1.52×
• Total profit: $15,975
• Equity at exit: $16,401

10-year hold

• IRR: 25.0%
• Equity multiple: 3.72×
• Total profit: $83,722
• Equity at exit: $9,511

Cash invested: $30,800 (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 →

ZIP-level market 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$577
• Tax from tax record: −$199 /mo · $2,389/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $404

Break-even live

Break-even rent $1,040

Max offer price $110,000

Occupancy floor 69%

Sensitivity live

Price	-10% $466	-5% $435	+0% $404	+5% $373	+10% $341
Rent	-10% $281	-5% $342	+0% $404	+5% $465	+10% $526
Rate	-1.0pp $459	-0.5pp $432	base $404	+0.5pp $375	+1.0pp $346

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5538 Pine Lane Dr Jackson, MS	3.0	2.0	1627	$1,465	$0.90	44d	1	0.15mi
5544 Wayneland Dr Jackson, MS	3.0	2.0	1800	$1,831	$1.02	44d	1	0.16mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	44d	1	0.46mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	24d	1	0.49mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	14d	1	0.64mi
492 E Beasley Rd Jackson, MS	1.0–3.0	1.0–2.0	1133	$1,338	$1.18	14d	8	0.82mi
5000 Ridgewood Rd Jackson, MS	2.0	2.0	1093	$1,279	$1.17	45d	1	0.97mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	14d	1	1.01mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	14d	1	1.16mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$1,880	$1.75	14d	15	1.19mi
3001 Jamestown Way Jackson, MS	2.0	1.5	1200	$1,100	$0.92	24d	1	1.28mi
1702 Jamestown Way Unit 1702 Jackson, MS	3.0	2.0	1465	$1,495	$1.02	44d	1	1.29mi
425 Beasley Rd Jackson, MS	2.0	1.0–2.0	995	$885	$0.89	14d	3	1.41mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$900	$0.86	14d	31	1.48mi

Listing history 8 events

1. 2026-05-14
   status Pending 795-char remark
2. 2026-04-29
   listed $110,000 Active 795-char remark
3. 2017-08-18
   soldstatus 344-char remark

   Show marketing remark (344 chars)

   Conveniently located 2 bedroom, 2 bathroom home in Northeast Jackson with Fireplace, hardwood floors, and tile in Master bath. Very cozy den/family room with fireplace and large formal living room with hardwood floors. Home has storage room off of carport and large outside patio with plenty of trees shading the large backyard. Priced to sell.

4. 2017-08-18
   soldstatus

   Show marketing remark (344 chars)

   Conveniently located 2 bedroom, 2 bathroom home in Northeast Jackson with Fireplace, hardwood floors, and tile in Master bath. Very cozy den/family room with fireplace and large formal living room with hardwood floors. Home has storage room off of carport and large outside patio with plenty of trees shading the large backyard. Priced to sell.

5. 2016-10-24
   listed $88,000 344-char remark

   Show marketing remark (344 chars)

   Conveniently located 2 bedroom, 2 bathroom home in Northeast Jackson with Fireplace, hardwood floors, and tile in Master bath. Very cozy den/family room with fireplace and large formal living room with hardwood floors. Home has storage room off of carport and large outside patio with plenty of trees shading the large backyard. Priced to sell.

6. 2000-04-25
   soldstatus
7. 1990-03-06
   soldstatus
8. 1983-04-14
   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: $2,389 · $199/mo
• Projected year-2 tax: $2,389 · $199/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 7/10 Severe 7 d/yr ≥108°F today · 18 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: $18,615
• − Mortgage interest: −$6,162
• − Property taxes: −$2,389
• − Insurance: −$550
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$3,200
• Taxable income: $3,336
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $4,044/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

+25.0% since first listed

8 events — show timeline

• 2026-05-14 Pending — MLSU
• 2026-04-29 Listed $110,000 MLSU
• 2017-08-18 Sold (Public Records) — Public Records
• 2017-08-18 Sold (MLS) — MLSU
• 2016-10-24 Listed $88,000 MLSU
• 2000-04-25 Sold (Public Records) — Public Records
• 1990-03-06 Sold (Public Records) — Public Records
• 1983-04-14 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,389 · +2.0% YoY. Source: county tax records.