5601 Pansy Ln · Jacksonville, FL 32209

$119,000

2 bd · 1.0 ba · 846 sqft · SingleFamily public records · 20 Days on market

Built 1957 0.35 ac lot Est $104k · 14% over

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Why this score? — see what drove the D 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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute concrete block house located in the MAGNOLIA GARDENS neighborhood. Located in the heart of Jacksonville, just 15 minutes away from downtown. Close proximity to Sallye B. Mathis Elementary School (6 minutes), Restlawn South Memorial Park (4 minutes), Ribault High School Clinic (5 minutes), and Scott Park (4 minutes). This comfortable home features 2 bedrooms, one bathroom, and a carport. The property is currently rented on an annual lease at $1,010 per month through January 2025.

Key facts

• Covered carport
• Large outdoor space
• Fenced backyard

Tags

• CLEVELAND HEIGHTS NEIGHBORHOOD
• COVERED CARPORT
• FENCED BACKYARD
• SPACIOUS REAR LAUNDRY ROOM
• LARGE OUTDOOR SPACE

Property features AI

Finance

• Other: Lot size approximately 0.35 acres
• HOA & community: Not a senior community

Exterior

• Parking: Assigned covered carport (1 space)
• Utilities: Public sewer; Electricity available; Sewer available; Water available; Asphalt road access
• Home design: Single family residence; One story; Entry level: 1; North-facing
• Construction: Brick and block construction; Shingle roof
• Exterior features: Rear porch; Back yard fencing (other type)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Primary bedroom on the downstairs level; Fireplace
• Laundry & utility: Unfurnished (no built-in washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $118k (1.1% below list).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (+1.8%/yr); 394 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• At $1,177/mo this rent would consume 46% of the median local household income ($31k/yr) (locally 2921% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 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 20 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y 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: built in 1957 — 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 $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $104,058
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2603 Sunny Acres Dr N	0.11mi	3/1.0 (+1)	854 (+1%)	4mo	$105,000	$123	85
2736 Lippia Rd	0.19mi	3/1.0 (+1)	856 (+1%)	0mo	$62,500	$73	84
5428 Bunche Dr	0.27mi	3/1.0 (+1)	900 (+6%)	5mo	$105,000	$117	67
5612 Belafonte Dr	0.40mi	3/1.0 (+1)	818 (-3%)	5mo	$130,000	$159	67
2570 Spirea St	0.62mi	2/1.0	824 (-3%)	4mo	$90,000	$109	63
5248 Bunche Dr	0.40mi	3/1.0 (+1)	900 (+6%)	3mo	$110,000	$122	63
4105 Katanga Dr N	0.56mi	3/1.0 (+1)	874 (+3%)	1mo	$122,500	$140	62
5342 Mays Dr	0.41mi	3/1.0 (+1)	900 (+6%)	4mo	$74,500	$83	62
5638 Vernon Rd	0.22mi	3/1.0 (+1)	963 (+14%)	2mo	$99,000	$103	60
6151 Ardisia Rd	0.61mi	3/1.0 (+1)	892 (+5%)	2mo	$128,000	$143	56
3332 Japonica Rd N	0.73mi	3/1.0 (+1)	828 (-2%)	2mo	$103,500	$125	56
3114 Breve Dr	0.46mi	3/2.0 (+1)	782 (-8%)	3mo	$145,900	$187	54

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.58×
• Total profit: $-14,022
• Equity at exit: $17,743

10-year hold

• IRR: -4.4%
• Equity multiple: 0.72×
• Total profit: $-9,166
• Equity at exit: $10,289

Cash invested: $33,320 (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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 394
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$624
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $104

Break-even live

Break-even rent $1,045

Max offer price $119,000

Occupancy floor 86%

Sensitivity live

Price	-10% $172	-5% $138	+0% $104	+5% $70	+10% $37
Rent	-10% $11	-5% $58	+0% $104	+5% $151	+10% $197
Rate	-1.0pp $164	-0.5pp $134	base $104	+0.5pp $73	+1.0pp $42

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5428 Bunche Dr Jacksonville, FL	3.0	1.0	900	$1,600	$1.78	24d	1	0.27mi
5326 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,200	$1.33	24d	1	0.40mi
5531 Agra Ct Jacksonville, FL	3.0	1.0	988	$1,295	$1.31	15d	1	0.41mi
5217 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,250	$1.39	8d	1	0.43mi
4144 Katanga Dr N Jacksonville, FL	3.0	1.0	1114	$1,095	$0.98	24d	1	0.52mi
4294 Katanga Dr N Jacksonville, FL	3.0	1.0	864	$1,450	$1.68	24d	1	0.54mi
5035 Campenella Dr Jacksonville, FL	3.0	1.0	875	$1,095	$1.25	24d	1	0.62mi
2268 W 44th St Jacksonville, FL	3.0	2.0	1077	$1,440	$1.34	4d	1	0.69mi
5355 New Kings Rd Unit 21 Jacksonville, FL	2.0	1.0	700	$800	$1.14	5d	1	0.72mi
5355 New Kings Rd Unit 24 Jacksonville, FL	1.0	1.0	600	$700	$1.17	8d	1	0.72mi
5306 Paris Ave Jacksonville, FL	3.0	1.0	944	$1,150	$1.22	24d	1	0.78mi
6601 Cleveland Rd Jacksonville, FL	3.0	1.0	896	$1,400	$1.56	24d	1	0.79mi
5355 New Kings Rd Unit 10 Jacksonville, FL	2.0	1.0	528	$775	$1.47	24d	1	0.79mi
2221 W 39th St Jacksonville, FL	2.0	1.0	675	$800	$1.19	24d	1	0.80mi
2185 Benedict Rd Unit 2187 Jacksonville, FL	2.0	1.0	630	$995	$1.58	11d	1	0.82mi
2185 Benedict Rd Jacksonville, FL	2.0	1.0	630	$995	$1.58	24d	1	0.82mi
6114 Strawflower Pl Jacksonville, FL	3.0	1.0	1030	$1,200	$1.17	24d	1	0.83mi
2171 W 40th St Jacksonville, FL	2.0	1.0	700	$950	$1.36	24d	1	0.85mi
2092 Benedict Rd Jacksonville, FL	3.0	1.0	816	$1,095	$1.34	24d	1	0.91mi
4236 Homer Rd N Jacksonville, FL	3.0	1.0	888	$1,250	$1.41	11d	1	0.92mi
2540 W 25th St Jacksonville, FL	3.0	1.5	854	$1,295	$1.52	15d	1	0.98mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	16d	1	0.99mi
3997 Leonnie Rd Unit 1 Jacksonville, FL	2.0	1.0	840	$950	$1.13	8d	1	1.00mi
4211 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$995	$1.18	24d	1	1.01mi
3516 Penton St Jacksonville, FL	3.0	1.0	1000	$1,350	$1.35	24d	1	1.05mi
4253 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$975	$1.16	24d	1	1.07mi
1959 W 45th St Jacksonville, FL	2.0	1.0	895	$1,245	$1.39	14d	1	1.08mi
4177 Lorenzo Ct Unit 4 Jacksonville, FL	2.0	1.0	840	$945	$1.12	2d	1	1.11mi
4543 Moncrief Rd W Jacksonville, FL	2.0	1.0	950	$1,075	$1.13	8d	1	1.22mi
2627 Wylene St Jacksonville, FL	2.0	2.0	594	$1,400	$2.36	24d	1	1.25mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	24d	1	1.28mi
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	8d	1	1.30mi
4440 Ken Knight Dr N Jacksonville, FL	2.0	1.0	716	$650	$0.91	15d	1	1.32mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	24d	1	1.34mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	24d	1	1.34mi
4655 Ken Knight Dr N Jacksonville, FL	2.0	1.0	646	$600	$0.93	24d	1	1.39mi
5736 Teeler Ave Jacksonville, FL	3.0	1.0	852	$1,000	$1.17	24d	1	1.40mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	24d	1	1.48mi
2345 W 15th St Jacksonville, FL	3.0	2.0	1112	$1,400	$1.26	24d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $119,000 Active 20 DOM
2. 2026-06-17
   days on market $119,000 Active 19 DOM
3. 2026-06-16
   days on market $119,000 Active 18 DOM
4. 2026-06-15
   days on market $119,000 Active 17 DOM
5. 2026-06-13
   days on market $119,000 Active 15 DOM
6. 2026-06-13
   days on market $119,000 Active 14 DOM
7. 2026-06-10
   days on market $119,000 Active 11 DOM
8. 2026-06-08
   days on market $119,000 Active 10 DOM
9. 2026-06-07
   days on market $119,000 Active 9 DOM
10. 2026-06-05
    days on market $119,000 Active 6 DOM
11. 2026-06-03
    days on market $119,000 Active 5 DOM
12. 2026-06-02
    days on market $119,000 Active 4 DOM
13. 2026-06-01
    days on market $119,000 Active 3 DOM
14. 2026-05-31
    days on market $119,000 Active 2 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 FL · Resets to sale price

• Current annual tax: $1,821 · $152/mo
• Projected year-2 tax: $1,821 · $152/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 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,119
• − Mortgage interest: −$6,666
• − Property taxes: −$1,821
• − Insurance: −$595
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$3,462
• Taxable loss: −$683
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $1,414/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): 34,657
• Household income: $30,514
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2921.0

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: Predominantly Black (88%)
• Race & ethnicity: Black 88% White 5% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -53.92%
• Current HPI: 189.5977
• Rent YoY: ▲ 1.81%
• 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

+161.5% since first listed

33 events — show timeline

• 2026-05-28 Listed $119,000 realMLS
• 2025-12-28 Rental Removed $1,000 BUILDIUM
• 2025-12-11 Price Changed $1,000 BUILDIUM
• 2025-11-21 Price Changed $1,025 BUILDIUM
• 2025-11-09 Price Changed $1,050 BUILDIUM
• 2025-10-09 Listed for Rent $1,100 BUILDIUM
• 2024-07-02 Sold (Public Records) $116,000 Public Records
• 2024-05-29 Listing Removed — realMLS
• 2024-05-07 Listed $120,000 realMLS
• 2021-12-29 Sold (Public Records) $105,500 Public Records
• 2021-11-01 Listing Removed — realMLS
• 2021-10-04 Listed $112,500 realMLS
• 2021-08-23 Sold (Public Records) $71,000 Public Records
• 2021-07-14 Sold (MLS) $71,000 realMLS
• 2021-04-15 Pending — realMLS
• 2021-04-06 Relisted — realMLS
• 2021-03-09 Listing Removed — realMLS
• 2021-02-15 Relisted — realMLS
• 2021-02-08 Pending — realMLS
• 2021-02-05 Price Changed $74,000 realMLS
• 2021-01-29 Listed $69,900 realMLS
• 2021-01-08 Sold (Public Records) $57,000 Public Records
• 2015-12-22 Sold (MLS) $19,000 realMLS
• 2015-12-17 Pending — realMLS
• 2015-12-15 Listed $24,900 realMLS
• 2015-11-23 Listing Removed — realMLS
• 2015-11-14 Listed $27,000 realMLS
• 2010-12-09 Listing Removed — realMLS
• 2010-06-14 Listing Removed — realMLS
• 2010-06-09 Listed $40,000 realMLS
• 2009-11-30 Listed $50,000 realMLS
• 2009-05-15 Listing Removed — realMLS
• 2007-12-13 Listed $45,500 realMLS

Property tax history

+5.8%/yr

Latest (2025): $1,821 · +32.6% YoY. Source: county tax records.