5055 Romany Dr · Jackson, MS 39211

$200,000

4 bd · 2.5 ba · 1,776 sqft · SingleFamily public records · 33 Days on market

Built 1974 0.29 ac lot Est $229k · 13% under

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Why this score? — see what drove the C- 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 +19.5/30.0
• ARV discount +13.2/15.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• 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

DEAL FELL THROUGH: Seller Needs New Offers! Beautiful 4 bedroom home that's ready for new owner. This home has been completely updated. Great Floor plan. Interior features Foyer, Large Living room with Vaulted Ceilings and fireplace with built-ins. Formal Dining room, Fabulous Kitchen that has loads of cabinets, Island/bar, New Stainless appliances, Granite counters, Glass backsplash, New updated tile that runs into a huge Den area with french doors leading to the patio/deck. There is also a bedroom/half bath on the back side of the den which could make a great office if needed. The other 3 bedrooms are also a great size and feature an updated hall bath and master bath with double sinks, walk-n closet. Large laundry room with cabinets. Exterior features Entrance with cedar beams, Glass door, Patio, Deck, Fenced back yard, wonderful quite neighborhood on a dead end street. Don't miss this one!

Key facts

• Oversized den
• Grand entrance
• Open concept kitchen

Tags

• GRAND ENTRANCE
• HIGH VAULTED CEILINGS
• OPEN CONCEPT KITCHEN
• NICE SIZE ISLAND
• OVERSIZED DEN
• PRIVATE FULL BATH

Property features AI

Finance

• Other: Parcel number available

Exterior

• Parking: Driveway; Enclosed parking
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Natural gas connected
• Home design: Single-family residence (house); One level; Living area measured by appraiser
• Construction: Brick and siding construction; Architectural shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Exterior lighting; Lot approximately 0.29 acres

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Stainless steel appliances; Water heater
• Bathrooms: 2 full bathrooms; 1 half bathroom (3 total bathrooms)
• Heating & cooling: Central heating; Fireplace heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Living room fireplace; Lighting (interior)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (4.6% below list).
• Recommended offer: $165k (17.6% below list) — sets the bar for cash-flow.
• Cap rate 7.7% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Mc Leod Elementary School (math 8% / reading 26%, grade F, #259 of 375 statewide, top 71%, 378 students, 100% FRL); Chastain Middle School (math 5% / reading 11%, grade F, #165 of 179 statewide, top 93%, 499 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; 10 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).
• This rent runs 33% 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 $6k 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $164,874 (17.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $229,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5205 Harrow Dr	0.41mi	4/2.0	1,732 (-2%)	2mo	$199,900	$115	73
5216 Romany Dr	0.23mi	3/2.0 (-1)	1,730 (-3%)	8mo	$129,750	$75	71
5120 Shirlwood Dr	0.25mi	4/2.0	1,871 (+5%)	11mo	$125,000	$67	68
4638 Katherine Blvd	0.56mi	3/2.0 (-1)	1,719 (-3%)	12mo	$234,000	$136	52
2332 E Northside Dr	0.62mi	3/3.0 (-1)	1,917 (+8%)	4mo	$295,000	$154	48
4630 W Cheryl Dr	0.56mi	3/2.0 (-1)	1,950 (+10%)	6mo	$207,500	$106	46
4624 Katherine Blvd	0.58mi	3/2.0 (-1)	1,552 (-13%)	0mo	$245,000	$158	45
5329 Reddoch Dr	0.68mi	4/2.0	1,939 (+9%)	12mo	$229,900	$119	41
2249 E Northside Dr	0.65mi	3/2.0 (-1)	1,950 (+10%)	8mo	$279,900	$144	39
233 Allstate Drive Dr	0.57mi	3/2.0 (-1)	1,553 (-13%)	10mo	$199,999	$129	37
4620 W Cheryl Dr	0.57mi	3/2.0 (-1)	2,018 (+14%)	11mo	$259,000	$128	35
5346 Balmoral Dr	0.71mi	3/2.0 (-1)	1,973 (+11%)	11mo	$265,000	$134	32

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: -16.7%
• Equity multiple: 0.38×
• Total profit: $-34,976
• Equity at exit: $29,821

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,014
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,907 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$147 /mo · $1,765/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-199

Break-even live

Break-even rent $2,159

Max offer price $164,874

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-142	+0% $-199	+5% $-255	+10% $-312
Rent	-10% $-350	-5% $-274	+0% $-199	+5% $-123	+10% $-48
Rate	-1.0pp $-98	-0.5pp $-148	base $-199	+0.5pp $-251	+1.0pp $-303

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5125 Old Canton Rd Jackson, MS	3.0	3.0	2025	$2,100	$1.04	25d	1	0.81mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$2,255	$2.10	15d	15	0.82mi
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	25d	1	0.92mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	15d	1	1.04mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	2401	$1,675	$0.70	15d	1	1.06mi
5855 Canton Park Dr Jackson, MS	4.0	2.0	1955	$1,675	$0.86	25d	1	1.06mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	45d	1	1.07mi
4750 Old Canton Rd Jackson, MS	4.0	3.0	2085	$2,200	$1.06	25d	1	1.28mi
4263 Forest Park Dr Jackson, MS	3.0	2.0	1318	$1,949	$1.48	45d	1	1.36mi
5538 Pine Lane Dr Jackson, MS	3.0	2.0	1627	$1,465	$0.90	45d	1	1.46mi

Listing history 33 events

1. 2026-06-22
   days on market $200,000 Active 33 DOM
2. 2026-06-18
   days on market $200,000 Active 30 DOM
3. 2026-06-17
   days on market $200,000 Active 29 DOM
4. 2026-06-16
   days on market $200,000 Active 28 DOM
5. 2026-06-15
   days on market $200,000 Active 27 DOM
6. 2026-06-14
   days on market $200,000 Active 25 DOM
7. 2026-06-13
   days on market $200,000 Active 24 DOM
8. 2026-06-10
   days on market $200,000 Active 22 DOM
9. 2026-06-09
   days on market $200,000 Active 21 DOM
10. 2026-06-08
    days on market $200,000 Active 20 DOM
11. 2026-06-07
    days on market $200,000 Active 19 DOM
12. 2026-06-05
    days on market $200,000 Active 16 DOM
13. 2026-06-03
    days on market $200,000 Active 15 DOM
14. 2026-06-02
    days on market $200,000 Active 14 DOM
15. 2026-06-01
    days on market $200,000 Active 13 DOM
16. 2026-05-31
    days on market $200,000 Active 12 DOM
17. 2026-05-30
    days on market $200,000 Active 11 DOM
18. 2026-05-18
    listed $200,000 Active
19. 2018-03-15
    soldstatus 905-char remark

    Show marketing remark (905 chars)

    DEAL FELL THROUGH: Seller Needs New Offers! Beautiful 4 bedroom home that's ready for new owner. This home has been completely updated. Great Floor plan. Interior features Foyer, Large Living room with Vaulted Ceilings and fireplace with built-ins. Formal Dining room, Fabulous Kitchen that has loads of cabinets, Island/bar, New Stainless appliances, Granite counters, Glass backsplash, New updated tile that runs into a huge Den area with french doors leading to the patio/deck. There is also a bedroom/half bath on the back side of the den which could make a great office if needed. The other 3 bedrooms are also a great size and feature an updated hall bath and master bath with double sinks, walk-n closet. Large laundry room with cabinets. Exterior features Entrance with cedar beams, Glass door, Patio, Deck, Fenced back yard, wonderful quite neighborhood on a dead end street. Don't miss this one!

20. 2018-03-15
    soldstatus

    Show marketing remark (905 chars)

    DEAL FELL THROUGH: Seller Needs New Offers! Beautiful 4 bedroom home that's ready for new owner. This home has been completely updated. Great Floor plan. Interior features Foyer, Large Living room with Vaulted Ceilings and fireplace with built-ins. Formal Dining room, Fabulous Kitchen that has loads of cabinets, Island/bar, New Stainless appliances, Granite counters, Glass backsplash, New updated tile that runs into a huge Den area with french doors leading to the patio/deck. There is also a bedroom/half bath on the back side of the den which could make a great office if needed. The other 3 bedrooms are also a great size and feature an updated hall bath and master bath with double sinks, walk-n closet. Large laundry room with cabinets. Exterior features Entrance with cedar beams, Glass door, Patio, Deck, Fenced back yard, wonderful quite neighborhood on a dead end street. Don't miss this one!

21. 2017-11-10
    listed $159,900 905-char remark

    Show marketing remark (905 chars)

    DEAL FELL THROUGH: Seller Needs New Offers! Beautiful 4 bedroom home that's ready for new owner. This home has been completely updated. Great Floor plan. Interior features Foyer, Large Living room with Vaulted Ceilings and fireplace with built-ins. Formal Dining room, Fabulous Kitchen that has loads of cabinets, Island/bar, New Stainless appliances, Granite counters, Glass backsplash, New updated tile that runs into a huge Den area with french doors leading to the patio/deck. There is also a bedroom/half bath on the back side of the den which could make a great office if needed. The other 3 bedrooms are also a great size and feature an updated hall bath and master bath with double sinks, walk-n closet. Large laundry room with cabinets. Exterior features Entrance with cedar beams, Glass door, Patio, Deck, Fenced back yard, wonderful quite neighborhood on a dead end street. Don't miss this one!

22. 2017-08-21
    soldstatus 117-char remark

    Show marketing remark (117 chars)

    Super spacious!! Conveniently located!! This house could be an amazing home!! Don't miss out on a great opportunity!!

23. 2017-08-01
    soldstatus
24. 2017-06-09
    listed $74,900 117-char remark

    Show marketing remark (117 chars)

    Super spacious!! Conveniently located!! This house could be an amazing home!! Don't miss out on a great opportunity!!

25. 2016-07-28
    soldstatus
26. 2008-08-20
    soldstatus
27. 2008-07-31
    soldstatus
28. 2008-06-02
    listed $89,900
29. 2005-02-03
    soldstatus
30. 2005-01-31
    soldstatus
31. 2004-06-03
    listed $144,900
32. 1998-03-05
    soldstatus
33. 1994-04-29
    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: $1,765 · $147/mo
• Projected year-2 tax: $1,765 · $147/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 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 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: $22,890
• − Mortgage interest: −$11,203
• − Property taxes: −$1,765
• − Insurance: −$6,118
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$5,818
• Taxable loss: −$5,677
• Est. tax savings @ 24.0%: +$1,362
• After-tax cash flow: $-1,024/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

+38.0% since first listed

16 events — show timeline

• 2026-05-18 Listed $200,000 MLSU
• 2018-03-15 Sold (Public Records) — Public Records
• 2018-03-15 Sold (MLS) — MLSU
• 2017-11-10 Listed $159,900 MLSU
• 2017-08-21 Sold (MLS) — MLSU
• 2017-08-01 Sold (Public Records) — Public Records
• 2017-06-09 Listed $74,900 MLSU
• 2016-07-28 Sold (Public Records) — Public Records
• 2008-08-20 Sold (MLS) — MLSU
• 2008-07-31 Sold (Public Records) — Public Records
• 2008-06-02 Listed $89,900 MLSU
• 2005-02-03 Sold (MLS) — MLSU
• 2005-01-31 Sold (Public Records) — Public Records
• 2004-06-03 Listed $144,900 MLSU
• 1998-03-05 Sold (Public Records) — Public Records
• 1994-04-29 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,765 · +3.2% YoY. Source: county tax records.