5025 Wayneland Dr Unit D12 · Jackson, MS 39211

$92,900

1 bd · 2.0 ba · 825 sqft · Condo public records · 19 Days on market

Built 1967 $216/mo HOA · 18% 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 +18.4/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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 MLS

Fantastic opportunity for easy living in super convenient gated condo complex! The Ambassador is sited directly behind the firehouse almost at the corner of Wayneland and Canton Mart. Beautifully landscaped, this complex offers amazing amenities: gated, pool, club house all within a stones throw of Parham Bridges Park and Tennis complex as well as NE Jackson restaurants and shops! Schedule your showing today

Key facts

• Gated community
• Breakfast room
• Spacious living area

Tags

• GATED COMMUNITY
• NEIGHBORHOOD AMENITIES
• SPACIOUS LIVING AREA
• BREAKFAST ROOM
• EFFICIENTLY DESIGNED KITCHEN
• WASHER AND DRYER CLOSET

Property features AI

Finance

• Financial info: Financial details not provided
• HOA & community: Monthly association fee; Association covers accounting/legal, insurance, grounds maintenance, management, pest control, and pool service; Community features include clubhouse, gated entry, and pool

Exterior

• Parking: Assigned parking; Detached carport (1 space); Electric gate
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Condominium; One level; Brick construction
• Construction: Brick construction; Slab foundation; Architectural shingle roof; Built year: public records (not specified)
• Exterior features: Private in-ground pool; Awning(s); Balcony; Wrought iron fencing; Clubhouse and community pool access; Gated community

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator
• Bedrooms: Details not provided
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Dishwasher; Electric cooktop; Electric water heater; Refrigerator; Washer/Dryer; Tile flooring; Vinyl flooring; Ceiling fan(s)
• Laundry & utility: Washer/Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $93k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $92k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Spann Elementary School (math 7% / reading 21%, grade F, #289 of 375 statewide, top 78%, 395 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; 15 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 $642 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 $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,506 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-2,991
• Equity at exit: $13,852

10-year hold

• IRR: 12.8%
• Equity multiple: 2.31×
• Total profit: $34,022
• Equity at exit: $8,032

Cash invested: $26,012 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$487
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$39
• HOA: −$216
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $87

Break-even live

Break-even rent $1,115

Max offer price $92,900

Occupancy floor 88%

Sensitivity live

Price	-10% $140	-5% $114	+0% $87	+5% $61	+10% $35
Rent	-10% $-10	-5% $39	+0% $87	+5% $136	+10% $184
Rate	-1.0pp $134	-0.5pp $111	base $87	+0.5pp $63	+1.0pp $39

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: $23,225
• Closing costs: $2,787
• 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	25d	1	0.13mi
5000 Ridgewood Rd Jackson, MS	1.0	1.0	720	$1,149	$1.60	45d	1	0.60mi
5000 Ridgewood Rd Jackson, MS	2.0	2.0	1093	$1,279	$1.17	46d	1	0.60mi
5000 Ridgewood Rd Jackson, MS	1.0	2.0	750	$1,129	$1.51	15d	1	0.60mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$900	$1.12	15d	1	0.64mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,000	$1.23	15d	1	0.81mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$700	$0.67	15d	31	0.89mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	25d	1	1.34mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	45d	1	1.34mi
227 Lawrence Rd Jackson, MS	1.0	1.0	840	$900	$1.07	25d	1	1.34mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	15d	2	1.34mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	45d	1	1.34mi
492 E Beasley Rd Jackson, MS	1.0–3.0	1.0–2.0	1133	$1,235	$1.09	15d	8	1.40mi
5845 Ridgewood Rd Jackson, MS	2.0	1.0	850	$899	$1.06	45d	1	1.41mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$1,505	$1.40	15d	15	1.42mi

HOA detail condo

• Monthly dues: $216 · $2,592/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-14
   statusdays on market $92,900 Pending 19 DOM
2. 2026-06-13
   days on market $92,900 Active 18 DOM
3. 2026-06-10
   days on market $92,900 Active 16 DOM
4. 2026-06-09
   days on market $92,900 Active 15 DOM
5. 2026-06-08
   days on market $92,900 Active 14 DOM
6. 2026-06-07
   days on market $92,900 Active 13 DOM
7. 2026-06-05
   days on market $92,900 Active 10 DOM
8. 2026-06-03
   days on market $92,900 Active 9 DOM
9. 2026-06-02
   days on market $92,900 Active 8 DOM
10. 2026-06-01
    days on market $92,900 Active 7 DOM
11. 2026-05-31
    days on market $92,900 Active 6 DOM
12. 2026-05-30
    days on market $92,900 Active 5 DOM
13. 2026-05-25
    listed $92,900 Active
14. 2023-06-28
    soldstatus Closed 411-char remark

    Show marketing remark (411 chars)

    Fantastic opportunity for easy living in super convenient gated condo complex! The Ambassador is sited directly behind the firehouse almost at the corner of Wayneland and Canton Mart. Beautifully landscaped, this complex offers amazing amenities: gated, pool, club house all within a stones throw of Parham Bridges Park and Tennis complex as well as NE Jackson restaurants and shops! Schedule your showing today

15. 2023-06-17
    soldstatus
16. 2023-05-12
    status Pending 411-char remark

    Show marketing remark (411 chars)

    Fantastic opportunity for easy living in super convenient gated condo complex! The Ambassador is sited directly behind the firehouse almost at the corner of Wayneland and Canton Mart. Beautifully landscaped, this complex offers amazing amenities: gated, pool, club house all within a stones throw of Parham Bridges Park and Tennis complex as well as NE Jackson restaurants and shops! Schedule your showing today

17. 2023-05-09
    listed $69,900 Active 411-char remark

    Show marketing remark (411 chars)

    Fantastic opportunity for easy living in super convenient gated condo complex! The Ambassador is sited directly behind the firehouse almost at the corner of Wayneland and Canton Mart. Beautifully landscaped, this complex offers amazing amenities: gated, pool, club house all within a stones throw of Parham Bridges Park and Tennis complex as well as NE Jackson restaurants and shops! Schedule your showing today

18. 2021-10-02
    historical
19. 2021-10-02
    historical
20. 2021-10-02
    historical
21. 2018-02-16
    listed $67,900
22. 2013-03-19
    listed $64,900
23. 2011-07-25
    historical
24. 2011-05-13
    listed $78,000
25. 2009-02-16
    listed $78,500
26. 2005-04-08
    soldstatus
27. 1974-11-14
    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: $1,669 · $139/mo
• Projected year-2 tax: $1,669 · $139/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 8/10 Severe 7 d/yr ≥108°F today · 21 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: $14,707
• − Mortgage interest: −$5,204
• − Property taxes: −$1,669
• − Insurance: −$464
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − HOA: −$2,592
• − Depreciation: −$2,703
• Taxable loss: −$278
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,114/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

+18.3% since first listed

15 events — show timeline

• 2026-05-25 Listed $92,900 MLSU
• 2023-06-28 Sold (MLS) — MLSU
• 2023-06-17 Sold (Public Records) — Public Records
• 2023-05-12 Pending — MLSU
• 2023-05-09 Listed $69,900 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2018-02-16 Listed $67,900 MLSU
• 2013-03-19 Listed $64,900 MLSU
• 2011-07-25 Listing Removed — MLSU
• 2011-05-13 Listed $78,000 MLSU
• 2009-02-16 Listed $78,500 MLSU
• 2005-04-08 Sold (Public Records) — Public Records
• 1974-11-14 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,669 · +1.9% YoY. Source: county tax records.