4752 Boxwood Rd · Jacksonville, FL 32210

$135,900

2 bd · 1.0 ba · 932 sqft · SingleFamily public records · 37 Days on market

Built 1940 Est $194k · 30% 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT!!! LOCATION LOCATION LOCATION!!! LAKESHORE/RIVERDALE GARDENS HANDYMAN SPECIAL.... WITH ARV's IN THE MID 200's, THIS ONE COULD BE A TERRIFIC OPPORTUNITY AS A BUY FIX SELL PROJECT, OR TO START OR EXPAND A RENTAL PORTFOLIO AS PART OF A LONG TERM WEALTH BUILDING STRATEGY!!! Property is a 2/1 that has been converted to a 3/1. Roof REPLACED 2020 according to building department records. Central hvac appears to be about 8 years old. Electrical Service appears to be 200 Amps. Property will be VACANT AT CLOSING. Corporate Seller has equitable interest and is looking for CASH or HARD MONEY DEAL ONLY. Property being sold As-Is, with Seller to make NO REPAIRS. Please conduct walkthrough prior to making offer, as seller is not interested in entertaining/negotiating sight unseen/blind offers.

Key facts

• Built 1940
• Listed 36 days

Property features AI

Exterior

• Home design: Single-family property built in 1940; Single-story entry
• Construction: 932 square feet of living area; Original construction from 1940
• Exterior features: Located in the Lakeshore subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (0.1% below list).
• Recommended offer: $132k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.0% in Jacksonville — 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 83/100 on livability (#50 in FL, #911 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Duval (urban): math 46% / reading 45% proficiency, ranked #48 of 73 in FL (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.1%/yr); 441 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $940 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $11k; list at $136k implies a 1182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $131,823 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.00% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $193,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4853 Riverdale Rd	0.23mi	3/1.0 (+1)	967 (+4%)	0mo	$117,500	$122	78
4916 Dundee Rd	0.25mi	2/1.0	898 (-4%)	7mo	$189,750	$211	77
4742 Cambridge Rd	0.24mi	2/1.0	968 (+4%)	16mo	$215,000	$222	69
5044 Sunderland Rd	0.52mi	3/1.0 (+1)	996 (+7%)	2mo	$165,000	$166	58
5250 Fremont St	0.72mi	2/1.5	908 (-3%)	5mo	$220,000	$242	56
4603 Cambridge Rd	0.34mi	3/1.0 (+1)	1,000 (+7%)	18mo	$189,000	$189	52
4741 Colonial Ave	0.61mi	3/2.0 (+1)	920 (-1%)	13mo	$191,500	$208	50
4720 Manchester Rd	0.30mi	3/1.0 (+1)	1,066 (+14%)	10mo	$105,000	$98	48
5019 Appleton Ave	0.69mi	2/1.0	972 (+4%)	20mo	$215,000	$221	44
5213 Birkenhead Rd	0.61mi	2/1.0	1,064 (+14%)	6mo	$201,050	$189	43
5214 Sunderland Rd	0.63mi	3/1.0 (+1)	1,000 (+7%)	16mo	$195,000	$195	40
5148 Fremont St	0.63mi	3/1.0 (+1)	992 (+6%)	20mo	$215,000	$217	38

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 · 2.11% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.61×
• Total profit: $-15,013
• Equity at exit: $20,263

10-year hold

• IRR: -3.0%
• Equity multiple: 0.81×
• Total profit: $-7,289
• Equity at exit: $11,750

Cash invested: $38,052 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32210

• Rents YoY: 2.1%
• Active inventory: 441
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$713
• Tax from tax record: −$175 /mo · $2,101/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $129

Break-even live

Break-even rent $1,195

Max offer price $135,900

Occupancy floor 86%

Sensitivity live

Price	-10% $206	-5% $167	+0% $129	+5% $90	+10% $52
Rent	-10% $21	-5% $75	+0% $129	+5% $182	+10% $236
Rate	-1.0pp $197	-0.5pp $163	base $129	+0.5pp $93	+1.0pp $58

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3434 Blanding Blvd Jacksonville, FL	2.0–3.0	2.0	1101	$1,695	$1.54	3d	2	0.47mi
4301 Confederate Point Rd Jacksonville, FL	3.0	1.0–2.0	1042	$1,412	$1.36	3d	39	0.48mi
4375 Confederate Point Rd Jacksonville, FL	1.0–3.0	1.0–2.5	1125	$1,288	$1.14	3d	22	0.54mi
4455 Confederate Point Rd Jacksonville, FL	1.0–3.0	1.0–2.5	1045	$1,339	$1.28	2d	19	0.64mi
4343 Ortega Farms Cir Unit A Jacksonville, FL	2.0	1.0	800	$1,950	$2.44	24d	1	0.66mi
6066 Wilson Blvd Jacksonville, FL	3.0	3.0	1097	$1,800	$1.64	24d	1	0.79mi
5215 San Juan Ave Jacksonville, FL	2.0	1.0	750	$1,075	$1.43	8d	1	0.89mi
5214 Lexington Ave Jacksonville, FL	1.0	1.0	750	$745	$0.99	24d	1	0.91mi
4776 Cardinal Blvd Jacksonville, FL	3.0	1.0	959	$1,550	$1.62	24d	1	1.08mi
5139 Camille Ave Jacksonville, FL	3.0	2.0	1100	$1,625	$1.48	2d	1	1.13mi
2039 Niblick Dr Jacksonville, FL	1.0–2.0	1.0–2.0	847	$1,275	$1.51	3d	10	1.15mi
5615 San Juan Ave #208 Jacksonville, FL	2.0	2.0	1115	$1,200	$1.08	24d	1	1.18mi
4800 Ortega Farms Blvd Jacksonville, FL	1.0–3.0	1.0	880	$1,218	$1.38	3d	10	1.20mi
4800 Ortega Farms Blvd Jacksonville, FL	1.0–3.0	1.0	880	$1,232	$1.40	11d	9	1.20mi
5821 San Juan Ave Jacksonville, FL	1.0–3.0	1.0–2.0	1056	$1,165	$1.10	4d	7	1.26mi
4844 Merrimac Ave Jacksonville, FL	2.0	1.0	820	$1,325	$1.62	24d	1	1.31mi
4608 Wheeler Ave Jacksonville, FL	3.0	1.0	1025	$2,000	$1.95	24d	1	1.38mi
6349 Kimberly Ln Jacksonville, FL	1.0	1.0	688	$1,095	$1.59	24d	1	1.43mi
5709 Sue Ln Jacksonville, FL	1.0	1.0	575	$990	$1.72	24d	1	1.44mi
4249 Saint Johns Ave Jacksonville, FL	1.0	1.0	820	$1,495	$1.82	24d	1	1.44mi
4586 Park St Rm 2 Jacksonville, FL	1.0	1.0	900	$700	$0.78	24d	1	1.46mi
5404 101st St #2 Jacksonville, FL	1.0	1.0	650	$1,095	$1.68	3d	1	1.47mi
5985 Windsor Forest Dr Unit 23 Jacksonville, FL	2.0	1.5	900	$999	$1.11	22d	1	1.48mi
5985 Windsor Forest Dr Unit 15 Jacksonville, FL	2.0	1.5	900	$999	$1.11	8d	1	1.48mi
5985 Windsor Forest Dr Jacksonville, FL	2.0	1.5	900	$1,099	$1.22	8d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $135,900 Active 37 DOM
2. 2026-06-17
   days on market $135,900 Active 36 DOM
3. 2026-06-16
   pricedays on market $135,900 Active 35 DOM
4. 2026-06-15
   days on market $135,000 Active 34 DOM
5. 2026-06-10
   days on market $135,000 Active 28 DOM
6. 2026-06-08
   days on market $135,000 Active 27 DOM
7. 2026-06-08
   days on market $135,000 Active 26 DOM
8. 2026-06-03
   days on market $135,000 Active 22 DOM
9. 2026-06-02
   days on market $135,000 Active 21 DOM
10. 2026-06-01
    days on market $135,000 Active 20 DOM
11. 2026-05-31
    days on market $135,000 Active 19 DOM
12. 2026-05-12
    listed $135,000 Active
13. 2026-04-16
    historical 804-char remark

    Show marketing remark (804 chars)

    INVESTOR ALERT!!! LOCATION LOCATION LOCATION!!! LAKESHORE/RIVERDALE GARDENS HANDYMAN SPECIAL.... WITH ARV's IN THE MID 200's, THIS ONE COULD BE A TERRIFIC OPPORTUNITY AS A BUY FIX SELL PROJECT, OR TO START OR EXPAND A RENTAL PORTFOLIO AS PART OF A LONG TERM WEALTH BUILDING STRATEGY!!! Property is a 2/1 that has been converted to a 3/1. Roof REPLACED 2020 according to building department records. Central hvac appears to be about 8 years old. Electrical Service appears to be 200 Amps. Property will be VACANT AT CLOSING. Corporate Seller has equitable interest and is looking for CASH or HARD MONEY DEAL ONLY. Property being sold As-Is, with Seller to make NO REPAIRS. Please conduct walkthrough prior to making offer, as seller is not interested in entertaining/negotiating sight unseen/blind offers.

14. 2026-04-13
    price $124,900 804-char remark

    Show marketing remark (804 chars)

    INVESTOR ALERT!!! LOCATION LOCATION LOCATION!!! LAKESHORE/RIVERDALE GARDENS HANDYMAN SPECIAL.... WITH ARV's IN THE MID 200's, THIS ONE COULD BE A TERRIFIC OPPORTUNITY AS A BUY FIX SELL PROJECT, OR TO START OR EXPAND A RENTAL PORTFOLIO AS PART OF A LONG TERM WEALTH BUILDING STRATEGY!!! Property is a 2/1 that has been converted to a 3/1. Roof REPLACED 2020 according to building department records. Central hvac appears to be about 8 years old. Electrical Service appears to be 200 Amps. Property will be VACANT AT CLOSING. Corporate Seller has equitable interest and is looking for CASH or HARD MONEY DEAL ONLY. Property being sold As-Is, with Seller to make NO REPAIRS. Please conduct walkthrough prior to making offer, as seller is not interested in entertaining/negotiating sight unseen/blind offers.

15. 2026-04-07
    price $129,900 804-char remark

    Show marketing remark (804 chars)

    INVESTOR ALERT!!! LOCATION LOCATION LOCATION!!! LAKESHORE/RIVERDALE GARDENS HANDYMAN SPECIAL.... WITH ARV's IN THE MID 200's, THIS ONE COULD BE A TERRIFIC OPPORTUNITY AS A BUY FIX SELL PROJECT, OR TO START OR EXPAND A RENTAL PORTFOLIO AS PART OF A LONG TERM WEALTH BUILDING STRATEGY!!! Property is a 2/1 that has been converted to a 3/1. Roof REPLACED 2020 according to building department records. Central hvac appears to be about 8 years old. Electrical Service appears to be 200 Amps. Property will be VACANT AT CLOSING. Corporate Seller has equitable interest and is looking for CASH or HARD MONEY DEAL ONLY. Property being sold As-Is, with Seller to make NO REPAIRS. Please conduct walkthrough prior to making offer, as seller is not interested in entertaining/negotiating sight unseen/blind offers.

16. 2026-04-02
    listed $134,900 Active 804-char remark

    Show marketing remark (804 chars)

    INVESTOR ALERT!!! LOCATION LOCATION LOCATION!!! LAKESHORE/RIVERDALE GARDENS HANDYMAN SPECIAL.... WITH ARV's IN THE MID 200's, THIS ONE COULD BE A TERRIFIC OPPORTUNITY AS A BUY FIX SELL PROJECT, OR TO START OR EXPAND A RENTAL PORTFOLIO AS PART OF A LONG TERM WEALTH BUILDING STRATEGY!!! Property is a 2/1 that has been converted to a 3/1. Roof REPLACED 2020 according to building department records. Central hvac appears to be about 8 years old. Electrical Service appears to be 200 Amps. Property will be VACANT AT CLOSING. Corporate Seller has equitable interest and is looking for CASH or HARD MONEY DEAL ONLY. Property being sold As-Is, with Seller to make NO REPAIRS. Please conduct walkthrough prior to making offer, as seller is not interested in entertaining/negotiating sight unseen/blind offers.

17. 1971-03-19
    soldstatus $10,600

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,101 · $175/mo
• Projected year-2 tax: $2,101 · $175/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,299
• − Mortgage interest: −$7,613
• − Property taxes: −$2,101
• − Insurance: −$680
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,953
• Taxable loss: −$656
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $1,701/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: Duval
• NCES district ID: 1200480
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $48,987
• Composite: 38.97/100
• National rank: #4076
• State rank: #48 of 73 in FL

Livability — Jacksonville

• Score: 83/100
• State rank: #50
• US rank: #911

Category grades

Amenities A+ Commute A+ Cost of living A Crime C Employment C Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, FL
• County: Duval County · 1,015,274 people
• City population: 979,034
• Metro: Jacksonville, FL
• Population (ZIP): 65,729
• Household income: $61,050
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 3605.0

Population outlook (Duval County) Hauer SSP2

• Today (2025): 1,013,010 people
• By 2030: 1,059,228 · +4.6%
• By 2040: 1,141,439 · +12.7%
• By 2050: 1,205,258 · +19.0%
• By 2075: 1,324,282 · +30.7%
• By 2100: 1,319,620 · +30.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 43% Black 38% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Hispanic 2% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Tagalog/Filipino 1%

Political lean MEDSL · Duval

• 2024 margin: Toss-up / Even · D 48.7% · R 50.1% · Other 1.2%
• 2008→2024 swing: +0.4pp no change · 2008: -1.9pp · 2024: -1.5pp
• All cycles: 2024: R+1.5 2020: D+3.8 2016: R+1.5 2012: R+3.6 2008: R+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -314.81%
• Current HPI: 281.2688
• Rent YoY: ▲ 2.11%
• Metro: Jacksonville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+1173.6% since first listed

6 events — show timeline

• 2026-05-12 Listed $135,000 FSBO.com
• 2026-04-16 Listing Removed — realMLS
• 2026-04-13 Price Changed $124,900 realMLS
• 2026-04-07 Price Changed $129,900 realMLS
• 2026-04-02 Listed $134,900 realMLS
• 1971-03-19 Sold (Public Records) $10,600 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,101 · +18.8% YoY. Source: county tax records.