7220 Bunion Dr · Jacksonville, FL 32222

$61,500

4 bd · 2.0 ba · 1,647 sqft · MultiFamily public records · 18 Days on market

Built 1942 0.73 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Perfect Investment Property! Each side has 2 bed 1 bath. New electric, New Central heating and cooling, new vinyl siding, and new plumbing. Lot dimensions are 300 x 105. Storage unit 20 x 30. All appliances Stay! 3/4 Acre fenced in. This home wont last long!

Key facts

• Income potential
• Large lot
• Many renovations

Tags

• INCOME POTENTIAL
• OUTDOOR LIVING
• LARGE LOT
• MANY RENOVATIONS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $62k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $62k).
• Recommended offer: $61k (1.5% below list) — sets the bar for market timing.
• Cap rate 48.0% 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 (+2.6%/yr); 137 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• At $3,243/mo this rent would consume 45% of the median local household income ($86k/yr) (locally 666% 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 $425 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 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: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,577 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 5.27% ✓
• Cap rate: 47.99%
• Cash-on-cash: 148.92%
• DSCR: 7.63
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.62% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.26×
• Total profit: $124,952
• Equity at exit: $9,170

10-year hold

• IRR: —
• Equity multiple: 17.22×
• Total profit: $279,230
• Equity at exit: $5,317

Cash invested: $17,220 (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 32222

• Home prices YoY: -20.0%
• Rents YoY: 2.6%
• Active inventory: 137
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $3,243 medium
• Mortgage (P&I): −$323
• Tax est. 1.5%: −$77 /mo · $922/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $2,137

Break-even live

Break-even rent $538

Max offer price $61,500

Occupancy floor 29%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,242
Total (2 units)			$3,243

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: $15,375
• Closing costs: $1,845
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7529 Falcon Trace Dr W Jacksonville, FL	3.0	2.0	1484	$1,850	$1.25	2d	1	0.52mi
6925 Monica Ct Jacksonville, FL	4.0	2.0	1526	$1,840	$1.21	24d	1	0.59mi
7573 Falcon Trace Ct Jacksonville, FL	3.0	2.0	1385	$1,750	$1.26	14d	1	0.66mi
8754 Kaye Ln Jacksonville, FL	4.0	2.0	1760	$2,120	$1.20	24d	1	0.76mi
8073 Leafcrest Dr Jacksonville, FL	3.0	2.0	1525	$1,845	$1.21	4d	1	0.79mi
8682 Kaye Ln Jacksonville, FL	4.0	2.0	1648	$2,024	$1.23	4d	1	0.85mi
8682 Kaye Ln Jacksonville, FL	4.0	2.0	1648	$2,024	$1.23	7d	1	0.85mi
7540 Collins Ct Jacksonville, FL	3.0	2.0	1472	$1,785	$1.21	24d	1	0.87mi
8137 Leafcrest Dr Jacksonville, FL	3.0	2.0	1427	$1,855	$1.30	7d	1	0.89mi
8146 Leafcrest Dr Jacksonville, FL	4.0	2.0	2163	$2,300	$1.06	10d	1	0.91mi
9202 Redtail Dr Jacksonville, FL	4.0	2.0	1669	$2,060	$1.23	4d	1	0.92mi
8522 Sugartree Dr Jacksonville, FL	3.0	2.0	1437	$1,895	$1.32	4d	1	0.92mi
7650 Dover Cliff Dr S Jacksonville, FL	3.0	2.0	1248	$1,880	$1.51	4d	1	0.92mi
7658 Collins Ridge Blvd Jacksonville, FL	3.0	2.0	1542	$1,881	$1.22	20d	1	1.03mi
8516 Bending Branch Ct Jacksonville, FL	3.0	2.0	1573	$1,775	$1.13	16d	1	1.03mi
8023 Tuxford Ln Jacksonville, FL	3.0	2.0	1538	$1,950	$1.27	24d	1	1.08mi
8131 Cumberland Gap Trl Jacksonville, FL	3.0	2.0	1298	$1,624	$1.25	14d	1	1.15mi
8077 Welbeck Ln Jacksonville, FL	3.0	2.0	1460	$1,985	$1.36	10d	1	1.17mi
8077 Cumberland Gap Trl Jacksonville, FL	3.0	2.5	1307	$1,750	$1.34	24d	1	1.18mi
8382 Stelling Dr S Jacksonville, FL	3.0	2.0	1279	$1,750	$1.37	4d	1	1.24mi
9056 Tahoe Ln Jacksonville, FL	4.0	2.0	1705	$1,995	$1.17	7d	1	1.26mi
9086 Tahoe Ln Jacksonville, FL	3.0	2.0	1564	$1,850	$1.18	24d	1	1.27mi
8134 Rocky Creek Dr Jacksonville, FL	3.0	2.0	1689	$1,250	$0.74	14d	1	1.28mi
7820 Collins Ridge Blvd E Jacksonville, FL	3.0	2.0	1357	$1,950	$1.44	20d	1	1.29mi
9099 Tahoe Ln Jacksonville, FL	3.0	2.0	1564	$2,000	$1.28	24d	1	1.30mi
7852 Catskills Ct Jacksonville, FL	3.0	2.0	1352	$2,276	$1.68	3d	1	1.32mi
7840 Old Middleburg Rd S Jacksonville, FL	3.0	2.0	1144	$1,495	$1.31	21d	1	1.35mi
8106 Byrd Landing Ct Jacksonville, FL	4.0	2.5	1889	$2,315	$1.23	4d	1	1.38mi
8528 Echoridge Ct Jacksonville, FL	4.0	2.0	1803	$2,395	$1.33	17d	1	1.42mi
8236 Hot Springs Dr N Jacksonville, FL	3.0	2.0	1734	$1,865	$1.08	7d	1	1.44mi
7940 Collins Bay Ct Jacksonville, FL	3.0	2.0	1554	$2,025	$1.30	20d	1	1.46mi
7811 Invermere Blvd N Jacksonville, FL	4.0	2.0	1831	$1,990	$1.09	20d	1	1.48mi
10104 Bedford Lakes Ct Jacksonville, FL	3.0	2.0	2064	$2,100	$1.02	14d	1	1.50mi

Listing history 12 events

1. 2026-02-25
   status Pending
2. 2026-02-25
   status Active
3. 2026-01-09
   status Pending
4. 2026-01-07
   historical
5. 2025-12-22
   listed $61,500 Active
6. 2020-11-19
   historical
7. 2020-11-16
   listed $85,000 Active
8. 2004-11-17
   soldstatus $100,800
9. 2004-11-08
   historical 258-char remark

   Show marketing remark (258 chars)

   Perfect Investment Property! Each side has 2 bed 1 bath. New electric, New Central heating and cooling, new vinyl siding, and new plumbing. Lot dimensions are 300 x 105. Storage unit 20 x 30. All appliances Stay! 3/4 Acre fenced in. This home wont last long!

10. 2004-11-05
    soldstatus $100,800 258-char remark

    Show marketing remark (258 chars)

    Perfect Investment Property! Each side has 2 bed 1 bath. New electric, New Central heating and cooling, new vinyl siding, and new plumbing. Lot dimensions are 300 x 105. Storage unit 20 x 30. All appliances Stay! 3/4 Acre fenced in. This home wont last long!

11. 2004-07-16
    listed $104,900 258-char remark

    Show marketing remark (258 chars)

    Perfect Investment Property! Each side has 2 bed 1 bath. New electric, New Central heating and cooling, new vinyl siding, and new plumbing. Lot dimensions are 300 x 105. Storage unit 20 x 30. All appliances Stay! 3/4 Acre fenced in. This home wont last long!

12. 1999-12-14
    soldstatus $30,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,916
• − Mortgage interest: −$3,445
• − Property taxes: −$922
• − Insurance: −$308
• − Repairs & maintenance: −$3,113
• − Management: −$3,113
• − Depreciation: −$1,789
• Taxable income: $26,225
• Est. tax owed @ 24.0%: −$6,294
• After-tax cash flow: $19,349/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): 18,258
• Household income: $85,649
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 666.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 39% Black 34% Hispanic / Latino 16% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 2% Dominican 1%
• Common ancestry: Italian 2% Iranian 1% Romanian 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 12% Tagalog/Filipino 3% Other Asian/Pacific 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: ▼ -64.56%
• Current HPI: 257.6466
• Rent YoY: ▲ 2.62%
• 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

+105.0% since first listed

12 events — show timeline

• 2026-02-25 Pending — realMLS
• 2026-02-25 Relisted — realMLS
• 2026-01-09 Pending — realMLS
• 2026-01-07 Listing Removed — realMLS
• 2025-12-22 Listed $61,500 realMLS
• 2020-11-19 Listing Removed — realMLS
• 2020-11-16 Listed $85,000 realMLS
• 2004-11-17 Sold (Public Records) $100,800 Public Records
• 2004-11-08 Listing Removed — realMLS
• 2004-11-05 Sold (MLS) $100,800 realMLS
• 2004-07-16 Listed $104,900 realMLS
• 1999-12-14 Sold (Public Records) $30,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,658 · +17.1% YoY. Source: county tax records.