5155 Wayneland Dr Unit H5 · Jackson, MS 39211

$122,900

2 bd · 3.0 ba · 1,296 sqft · Condo public records · 57 Days on market

Built 1970 $95/sqft · at area comps Est $124k · at est. $288/mo HOA · 19% of rent

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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 +22.7/30.0
• ARV discount +7.9/15.0
• 1% rule +7.6/10.0
• DSCR +7.3/10.0
• 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

A REALLY NICE 2/2.5 WITH FORMAL DINING ROOM, PATIO AND PLENTY OF STORAGE SPACE AND CLOSETS. THIS ONE IS IN REALLY GOOD CONDITION. CONDO FEE INCLUDES POOL, CLUB HOUSE, WATER, SEWAGE, CABLE IN CLUDING HBO, TRASH PICKUP, PEST CONTROL, INSURANCE FOR STRUCTURE AND MAINT. OF COMMON AREAS. This one will not last long. Call your favorite Realtor today to schedule and appointment to tour this Condo.

Key facts

• Formal dining room
• Club house
• Pool

Tags

• FORMAL DINING ROOM
• PATIO
• PLENTY OF STORAGE SPACE
• CLUB HOUSE
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $123k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $119k (3.0% 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: schools F, amenities F, employment 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.
• Market conditions: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $850 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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

• 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 $119,213 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 6.6

CMA / ARV

• ARV (median comp): $123,950
• List price: $122,900
• Delta: -0.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.9% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,735
• Equity at exit: $18,325

10-year hold

• IRR: 15.8%
• Equity multiple: 2.62×
• Total profit: $55,750
• Equity at exit: $10,626

Cash invested: $34,412 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$645
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$51
• HOA: −$288
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $212

Break-even live

Break-even rent $1,277

Max offer price $122,900

Occupancy floor 81%

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: $30,725
• Closing costs: $3,687
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	23d	1	0.02mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	43d	1	0.28mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	13d	1	0.28mi
5538 Pine Lane Dr Jackson, MS	3.0	2.0	1627	$1,465	$0.90	43d	1	0.63mi
5544 Wayneland Dr Jackson, MS	3.0	2.0	1800	$1,831	$1.02	43d	1	0.64mi
5000 Ridgewood Rd Jackson, MS	2.0	2.0	1093	$1,279	$1.17	44d	1	0.66mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	13d	1	0.73mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	13d	1	0.81mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$900	$0.86	13d	31	1.01mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	1.23mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	1.23mi
492 E Beasley Rd Jackson, MS	1.0–3.0	1.0–2.0	1133	$1,338	$1.18	13d	8	1.26mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	1.31mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$1,880	$1.75	13d	15	1.36mi
4263 Forest Park Dr Jackson, MS	3.0	2.0	1318	$1,949	$1.48	43d	1	1.42mi

HOA detail condo

• Monthly dues: $288 · $3,456/yr
• Likely covers: watertrashcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-17
   status Pending 393-char remark

   Show marketing remark (393 chars)

   A REALLY NICE 2/2.5 WITH FORMAL DINING ROOM, PATIO AND PLENTY OF STORAGE SPACE AND CLOSETS. THIS ONE IS IN REALLY GOOD CONDITION. CONDO FEE INCLUDES POOL, CLUB HOUSE, WATER, SEWAGE, CABLE IN CLUDING HBO, TRASH PICKUP, PEST CONTROL, INSURANCE FOR STRUCTURE AND MAINT. OF COMMON AREAS. This one will not last long. Call your favorite Realtor today to schedule and appointment to tour this Condo.

2. 2026-03-20
   listed $122,900 Active 393-char remark

   Show marketing remark (393 chars)

   A REALLY NICE 2/2.5 WITH FORMAL DINING ROOM, PATIO AND PLENTY OF STORAGE SPACE AND CLOSETS. THIS ONE IS IN REALLY GOOD CONDITION. CONDO FEE INCLUDES POOL, CLUB HOUSE, WATER, SEWAGE, CABLE IN CLUDING HBO, TRASH PICKUP, PEST CONTROL, INSURANCE FOR STRUCTURE AND MAINT. OF COMMON AREAS. This one will not last long. Call your favorite Realtor today to schedule and appointment to tour this Condo.

3. 2021-10-08
   historical
4. 2003-04-17
   soldstatus
5. 2003-03-17
   listed $69,000
6. 2000-09-08
   soldstatus
7. 1999-07-29
   listed $64,975
8. 1998-06-18
   soldstatus
9. 1991-05-08
   soldstatus
10. 1987-05-18
    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: $300 · $25/mo
• Projected year-2 tax: $971 · $81/mo
• Expected delta: +$671/yr (+$56/mo · 223.4%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,549
• − Mortgage interest: −$6,884
• − Property taxes: −$300
• − Insurance: −$614
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − HOA: −$3,456
• − Depreciation: −$3,575
• Taxable income: $751
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $2,369/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

+89.1% since first listed

10 events — show timeline

• 2026-05-17 Pending — MLSU
• 2026-03-20 Listed $122,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2003-04-17 Sold (MLS) — MLSU
• 2003-03-17 Listed $69,000 MLSU
• 2000-09-08 Sold (Public Records) — Public Records
• 1999-07-29 Listed $64,975 MLSU
• 1998-06-18 Sold (Public Records) — Public Records
• 1991-05-08 Sold (Public Records) — Public Records
• 1987-05-18 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $300 · +17.3% YoY. Source: county tax records.