5544 Cabot Drive N Dr N · Jacksonville, FL 32244

$159,000

3 bd · 2.0 ba · 1,552 sqft · Townhouse public records · 13 Days on market

Built 1986 Est $210k · 24% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious townhouse with fully fenced backyard. 3 bedrooms with 2 full baths and second story laundry. Kitchen boasts eating area, pantry and breakfast bar. Large living/dining area with wood burning fireplace. Two car driveway. Conveniently located to NAS Jax with easy access to I-295.

Key facts

• Two-car driveway
• Dining nook
• Breakfast bar

Tags

• FULLY FENCED BACKYARD
• BREAKFAST BAR
• DINING NOOK
• WOOD-BURNING FIREPLACE
• TWO-CAR DRIVEWAY
• QUICK ACCESS TO I-295

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Cable available; Electricity available
• Home design: Townhouse; Two levels; Property is attached; Used as residential single-family
• Exterior features: No private pool

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Bedrooms: 3 bedrooms (main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air (electric)
• Interior features: One total room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $159k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 7.9% 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 (+2.2%/yr); 349 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.
• Current owner paid $32k; list at $159k implies a 405% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $159,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $209,520
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5666 Bryner Dr	0.23mi	3/2.5	1,564 (+1%)	6mo	$225,000	$144	81
5664 Bryner Dr	0.22mi	3/2.0	1,600 (+3%)	4mo	$225,000	$141	81
5580 Cabot Dr N	0.06mi	4/3.0 (+1)	1,640 (+6%)	5mo	$160,000	$98	75
5619 Marathon Pkwy	0.11mi	3/2.5	1,552 (0%)	22mo	$200,000	$129	74
5528 N Cabot Dr N	0.04mi	3/2.5	1,326 (-15%)	4mo	$203,000	$153	69
5628 Marathon Pkwy	0.10mi	3/2.5	1,367 (-12%)	8mo	$185,000	$135	67
5539 Cabot Dr N	0.03mi	3/2.5	1,335 (-14%)	15mo	$205,020	$154	61
5634 Bryner Dr	0.17mi	2/2.5 (-1)	1,404 (-10%)	14mo	$175,000	$125	57
5631 Bryner Dr	0.15mi	2/2.5 (-1)	1,404 (-10%)	20mo	$186,000	$132	54
5659 Bryner Dr	0.20mi	2/2.5 (-1)	1,404 (-10%)	18mo	$160,000	$114	53
5908 Creekside Crossing Dr	0.67mi	3/2.5	1,404 (-10%)	17mo	$229,615	$164	37

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 · 2.25% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-13,384
• Equity at exit: $23,707

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $948
• Equity at exit: $13,747

Cash invested: $44,520 (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 32244

• Home prices YoY: -17.8%
• Rents YoY: 2.2%
• Active inventory: 349
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$834
• Tax from tax record: −$179 /mo · $2,145/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $213

Break-even live

Break-even rent $1,366

Max offer price $159,000

Occupancy floor 82%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5626 Bryner Dr Jacksonville, FL	2.0	3.0	1404	$1,320	$0.94	21d	1	0.18mi
5642 Bryner Dr Jacksonville, FL	2.0	1.5	1406	$1,290	$0.92	21d	1	0.21mi
5327 Timuquana Rd Jacksonville, FL	1.0–3.0	1.0–2.0	950	$1,599	$1.68	2d	27	0.53mi
5058 Acre Estates Dr W Jacksonville, FL	3.0	2.0	1402	$1,825	$1.30	3d	1	0.63mi
5939 Pueblo Ct Jacksonville, FL	4.0	2.0	1288	$1,495	$1.16	8d	1	0.70mi
5958 Creekside Crossing Dr Jacksonville, FL	3.0	2.5	1404	$1,895	$1.35	11d	1	0.75mi
5988 Creekside Crossing Dr Jacksonville, FL	3.0	2.5	1404	$1,850	$1.32	15d	1	0.76mi
5984 Creekside Crossing Dr Jacksonville, FL	3.0	2.5	1404	$1,695	$1.21	15d	1	0.76mi
4800 Ortega Farms Blvd Jacksonville, FL	1.0–3.0	1.0	880	$1,465	$1.66	11d	9	0.79mi
4800 Ortega Farms Blvd Jacksonville, FL	1.0–3.0	1.0	880	$1,435	$1.63	3d	10	0.79mi
6221 Alfredo Dr W Jacksonville, FL	3.0	2.0	1133	$1,710	$1.51	4d	1	0.84mi
5983 Ortega Lake Dr Unit 1 Jacksonville, FL	3.0	2.5	1400	$1,950	$1.39	24d	1	0.93mi
6136 Blanding Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1030	$2,020	$1.96	2d	9	1.02mi
5745 Antoinette Ln Jacksonville, FL	2.0	1.0	1200	$1,150	$0.96	3d	1	1.19mi
5747 Antoinette Ln Jacksonville, FL	2.0	1.0	1200	$1,195	$1.00	24d	1	1.19mi
6063 Maggies Cir #110 Jacksonville, FL	3.0	2.0	1335	$1,350	$1.01	4d	1	1.19mi
6063 Maggies Cir Jacksonville, FL	2.0–3.0	2.0	1121	$1,350	$1.20	16d	2	1.19mi
6325 Delacy Rd Jacksonville, FL	4.0	2.0	1286	$1,680	$1.31	4d	1	1.20mi
6051 Maggies Cir #107 Jacksonville, FL	3.0	2.0	1335	$1,400	$1.05	21d	1	1.20mi
4455 Confederate Point Rd Jacksonville, FL	1.0–3.0	1.0–2.5	1045	$1,599	$1.53	2d	19	1.22mi
6112 Maggies Cir #108 Jacksonville, FL	3.0	2.0	1335	$1,375	$1.03	24d	1	1.25mi
6379 Delacy Rd Jacksonville, FL	3.0	1.0	1296	$1,495	$1.15	24d	1	1.25mi
6111 Maggies Cir #107 Jacksonville, FL	3.0	2.0	1335	$1,350	$1.01	24d	1	1.25mi
5933 Jammes Rd Jacksonville, FL	3.0	3.0	1071	$1,900	$1.77	24d	1	1.27mi
6094 Maggies Cir #107 Jacksonville, FL	3.0	2.0	1335	$1,425	$1.07	15d	1	1.30mi
6105 Maggies Cir Jacksonville, FL	2.0–3.0	2.0	1121	$1,445	$1.29	17d	2	1.31mi
6105 Maggies Cir #115 Jacksonville, FL	3.0	2.0	1335	$1,425	$1.07	2d	1	1.31mi
6087 Maggies Cir #104 Jacksonville, FL	2.0	2.0	1099	$1,275	$1.16	24d	1	1.33mi
6099 Maggies Cir #101 Jacksonville, FL	3.0	2.0	1335	$1,650	$1.24	17d	1	1.34mi
4375 Confederate Point Rd Jacksonville, FL	1.0–3.0	1.0–2.5	1125	$1,536	$1.37	3d	22	1.34mi
5639 Bullseye Cir Jacksonville, FL	3.0	2.0	1574	$1,825	$1.16	24d	1	1.36mi
4804 Ducheneau Dr Unit 26 Jacksonville, FL	3.0	2.0	1182	$1,635	$1.38	24d	1	1.37mi
5726 Ovella Rd Jacksonville, FL	3.0	2.0	1579	$1,650	$1.04	24d	1	1.40mi
6428 Hannah Stables Dr Jacksonville, FL	3.0	2.0	1613	$1,800	$1.12	2d	1	1.42mi
4301 Confederate Point Rd Jacksonville, FL	3.0	1.0–2.0	1042	$1,606	$1.54	3d	39	1.46mi

Listing history 10 events

1. 2026-06-18
   days on market $159,000 Active 13 DOM
2. 2026-06-17
   days on market $159,000 Active 12 DOM
3. 2026-06-16
   days on market $159,000 Active 11 DOM
4. 2026-06-15
   days on market $159,000 Active 10 DOM
5. 2026-06-13
   days on market $159,000 Active 8 DOM
6. 2026-06-13
   days on market $159,000 Active 7 DOM
7. 2026-06-09
   days on market $159,000 Active 4 DOM
8. 2026-06-08
   days on market $159,000 Active 3 DOM
9. 2026-06-07
   remarks 686-char remark
10. 2026-06-07
    listed $159,000 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: $2,145 · $179/mo
• Projected year-2 tax: $2,145 · $179/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,629
• − Mortgage interest: −$8,906
• − Property taxes: −$2,145
• − Insurance: −$795
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$4,625
• Taxable income: $17
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $2,557/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): 63,592
• Household income: $62,204
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2799.0

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 35% Hispanic / Latino 15% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 9% Tagalog/Filipino 3% French/Haitian/Cajun 2%

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: ▼ -64.22%
• Current HPI: 296.5375
• Rent YoY: ▲ 2.25%
• 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

+191.7% since first listed

14 events — show timeline

• 2026-06-05 Listed $159,000 realMLS
• 2025-09-25 Rental Removed $1,495 NEFLMLS
• 2025-08-28 Pending — realMLS
• 2025-08-28 Listing Removed — realMLS
• 2025-07-14 Listed $185,000 realMLS
• 2025-07-10 Price Changed $1,495 NEFLMLS
• 2025-06-14 Listed for Rent $1,600 NEFLMLS
• 2022-12-18 Rental Removed — RENT.
• 2013-09-19 Sold (MLS) $31,500 realMLS
• 2011-03-09 Listed $31,000 realMLS
• 2007-12-31 Listing Removed — realMLS
• 2007-07-02 Listed $125,000 realMLS
• 1999-04-22 Sold (Public Records) $60,900 Public Records
• 1985-12-01 Sold (Public Records) $54,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,145 · +16.2% YoY. Source: county tax records.