5528 Tiki Ln · Jackson, MS 39212

$64,900

2 bd · 2.0 ba · 963 sqft · SingleFamily public records · 111 Days on market

Built 1989 Average condition 5,227 sqft lot $67/sqft · 44% below area Est $115k · 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 +2.8/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 2BR/2BA single-story ranch in Ridges of Willowood! Enjoy vaulted ceilings, hardwood floors, and a cozy fireplace in the spacious living area. The attached 2-car garage and backyard patio add convenience and outdoor enjoyment. Located in Jackson Public Schools (Timberlawn Elementary, Bailey Middle APAC, Forest Hill High), this home is perfect for first-time buyers, downsizers, or investors. Easy access to Raymond Rd and nearby amenities--charm and comfort all in one!

Key facts

• 5,227 sq ft lot
• Built 1989
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 9.3% 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: 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); 451 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $25k (28%) 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.73% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.07%
• DSCR: 2.20
• GRM: 4.8

CMA / ARV

• ARV (median comp): $114,895
• List price: $64,900
• Delta: -43.51%
• 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
214b Parks Rd	1.48mi	1/2.0 (-1)	950 (-1%)	4mo	$179,000	$188	55
5551 Will O Run Cir	0.18mi	3/2.0 (+1)	1,138 (+18%)	11mo	$99,900	$88	53
4615 Wyndallwood Dr	0.34mi	3/2.0 (+1)	1,200 (+25%)	5mo	$99,000	$83	50
2336 Princess Pine Dr	1.03mi	2/1.0	1,035 (+8%)	1mo	$89,900	$87	48
1454 Bass Ave	1.28mi	3/2.0 (+1)	1,036 (+8%)	2mo	$89,900	$87	46
4336 Cypress Dr	0.53mi	3/2.0 (+1)	1,192 (+24%)	4mo	$96,900	$81	42
4263 Cypress Dr	0.63mi	3/2.0 (+1)	1,158 (+20%)	1mo	$135,000	$117	40
1478 Bass Ave	1.25mi	3/2.0 (+1)	1,036 (+8%)	11mo	$115,000	$111	38
1058 E Broadwater Rd	1.29mi	1/1.0 (-1)	1,150 (+19%)	3mo	$169,900	$148	28
38 Cedar Pl	0.96mi	3/1.0 (+1)	1,125 (+17%)	8mo	$79,000	$70	24
1438 Cherrie Ave	1.22mi	3/1.5 (+1)	1,161 (+21%)	12mo	$94,500	$81	23
1058 E Broadwater Rd	1.29mi	1/1.0 (-1)	1,105 (+15%)	10mo	$139,900	$127	23

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: 22.5%
• Equity multiple: 1.94×
• Total profit: $17,035
• Equity at exit: $9,677

10-year hold

• IRR: 31.3%
• Equity multiple: 4.00×
• Total profit: $54,509
• Equity at exit: $5,611

Cash invested: $18,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 2 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $89,950 ($85/sqft)
• Median days on market: 153 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +40.4% 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: 451
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$109 /mo · $1,308/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $410

Break-even live

Break-even rent $603

Max offer price $64,900

Occupancy floor 58%

Sensitivity live

Price	-10% $447	-5% $428	+0% $410	+5% $392	+10% $373
Rent	-10% $321	-5% $366	+0% $410	+5% $454	+10% $499
Rate	-1.0pp $443	-0.5pp $426	base $410	+0.5pp $393	+1.0pp $376

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: $16,225
• Closing costs: $1,947
• 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	425	$895	$2.11	0d	1	0.22mi
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	184d	1	0.87mi
1478 Bass Ave Jackson, MS	3.0	2.0	1036	$1,395	$1.35	0d	1	1.25mi

Property features AI

Exterior

• Parking: DrivewayOther parking
• Utilities: Public waterPublic sewerElectricity availableSewer availableWater available
• Home design: Single-family houseOne storySlab foundation
• Construction: Vinyl sidingAsphalt shingle roofBuilt (year per public records)
• Exterior features: Other exterior features

Interior

• Kitchen: Refrigerator
• Bedrooms: Primary bedroom on main level (12 x 14)Second bedroom on main level (10 x 11)
• Flooring: CarpetTileWood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingForced airFireplace heating (wood)Central air conditioning
• Interior features: Breakfast barVaulted ceilingsWalk-in closet(s)Vinyl windowsWood-burning fireplace in the living room

Listing history 50 events

1. 2026-11-02
   days on market $64,900 Active 111 DOM
2. 2026-11-01
   days on market $64,900 Active 110 DOM
3. 2026-10-31
   days on market $64,900 Active 109 DOM
4. 2026-10-30
   days on market $64,900 Active 108 DOM
5. 2026-10-29
   days on market $64,900 Active 107 DOM
6. 2026-10-28
   days on market $64,900 Active 106 DOM
7. 2026-10-27
   days on market $64,900 Active 105 DOM
8. 2026-10-26
   days on market $64,900 Active 104 DOM
9. 2026-10-25
   days on market $64,900 Active 103 DOM
10. 2026-10-24
    days on market $64,900 Active 102 DOM
11. 2026-10-23
    days on market $64,900 Active 101 DOM
12. 2026-10-22
    days on market $64,900 Active 100 DOM
13. 2026-10-21
    days on market $64,900 Active 99 DOM
14. 2026-10-20
    days on market $64,900 Active 98 DOM
15. 2026-10-19
    days on market $64,900 Active 97 DOM
16. 2026-10-18
    days on market $64,900 Active 96 DOM
17. 2026-10-17
    days on market $64,900 Active 95 DOM
18. 2026-10-16
    days on market $64,900 Active 94 DOM
19. 2026-10-15
    pricedays on market $64,900 Active 93 DOM
20. 2026-10-14
    days on market $69,900 Active 92 DOM
21. 2026-10-13
    statusdays on market $69,900 Active 91 DOM
22. 2026-08-04
    statusdays on market $69,900 Pending 90 DOM
23. 2026-08-03
    days on market $69,900 Active 89 DOM
24. 2026-07-31
    days on market $69,900 Active 86 DOM
25. 2026-07-30
    days on market $69,900 Active 85 DOM
26. 2026-07-29
    days on market $69,900 Active 84 DOM
27. 2026-07-27
    days on market $69,900 Active 82 DOM
28. 2026-07-25
    days on market $69,900 Active 80 DOM
29. 2026-07-23
    days on market $69,900 Active 78 DOM
30. 2026-07-22
    days on market $69,900 Active 77 DOM
31. 2026-07-21
    days on market $69,900 Active 76 DOM
32. 2026-07-18
    days on market $69,900 Active 73 DOM
33. 2026-07-16
    days on market $69,900 Active 71 DOM
34. 2026-07-16
    days on market $69,900 Active 70 DOM
35. 2026-07-14
    days on market $69,900 Active 69 DOM
36. 2026-07-13
    days on market $69,900 Active 68 DOM
37. 2026-07-12
    days on market $69,900 Active 67 DOM
38. 2026-07-11
    days on market $69,900 Active 66 DOM
39. 2026-07-10
    days on market $69,900 Active 65 DOM
40. 2026-07-09
    days on market $69,900 Active 64 DOM
41. 2026-07-08
    days on market $69,900 Active 63 DOM
42. 2026-07-07
    pricedays on market $69,900 Active 62 DOM
43. 2026-07-06
    days on market $89,900 Active 61 DOM
44. 2026-07-05
    days on market $89,900 Active 60 DOM
45. 2026-07-04
    days on market $89,900 Active 59 DOM
46. 2026-07-03
    days on market $89,900 Active 58 DOM
47. 2026-07-02
    days on market $89,900 Active 57 DOM
48. 2026-07-01
    days on market $89,900 Active 56 DOM
49. 2026-06-30
    days on market $89,900 Active 55 DOM
50. 2026-06-29
    days on market $89,900 Active 54 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: $1,308 · $109/mo
• Projected year-2 tax: $1,308 · $109/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 · 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: $13,464
• − Mortgage interest: −$3,635
• − Property taxes: −$1,308
• − Insurance: −$324
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$1,888
• Taxable income: $4,154
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $3,923/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

Average 55/100 Cosmetic rehab Est. rehab $4,815–$14,445 screening

A move-in ready 2BR/2BA single-story ranch with average exterior and interior condition. Minor repairs and maintenance are needed to enhance its curb appeal and value.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters laminate Appliances white HVAC central · new lt5

Repairs flagged

• Minor Driveway — Cracks visible
• Minor Landscaping — Needs trimming

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and value ↑
• Both Replace HVAC filters — Improves air quality and energy efficiency ↑

ⓘ 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 20/100

Zoned Schools

Elementary Timberlawn Elementary School F MS #334/375 Nat'l #39,822/41,679 Middle Northwest Middle School F MS #53/179 Nat'l #5,602/14,009 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%
• 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

Property features AI

Exterior

• Parking: DrivewayOther parking
• Utilities: Public waterPublic sewerElectricity availableSewer availableWater available
• Home design: Single-family houseOne storySlab foundation
• Construction: Vinyl sidingAsphalt shingle roofBuilt (year per public records)
• Exterior features: Other exterior features

Interior

• Kitchen: Refrigerator
• Bedrooms: Primary bedroom on main level (12 x 14)Second bedroom on main level (10 x 11)
• Flooring: CarpetTileWood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingForced airFireplace heating (wood)Central air conditioning
• Interior features: Breakfast barVaulted ceilingsWalk-in closet(s)Vinyl windowsWood-burning fireplace in the living room

Price history

+29.4% since first listed

15 events — show timeline

• 2026-07-07 Price Changed $69,900 MLSU
• 2026-06-22 Relisted — MLSU
• 2026-05-21 Pending — MLSU
• 2026-04-03 Listed $89,900 MLSU
• 2017-06-19 Sold (Public Records) — Public Records
• 2015-10-20 Sold (Public Records) — Public Records
• 2015-09-23 Listing Removed — MLSU
• 2015-08-28 Listed $49,500 MLSU
• 2006-05-02 Listing Removed — MLSU
• 2002-10-03 Sold (Public Records) — Public Records
• 2002-10-03 Sold (MLS) — MLSU
• 2002-02-19 Listed $57,500 MLSU
• 2000-01-28 Listed $54,000 MLSU
• 1993-11-24 Sold (Public Records) — Public Records
• 1993-01-08 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,308 · +4.2% YoY. Source: county tax records.