5974 Charles D Evers Dr · Jacksonville, FL 32219

$201,999

5 bd · 2.0 ba · 1,399 sqft · SingleFamily public records · 12 Days on market

Built 1972 Est $257k · 22% 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Partially renovated, needs new roof. Currently have a family living there paying $1,080 on a month to month lease with a 60 day request to vacate. Mosly vinyl floring with carpets in the closets. Waher and dryer belongs to tenants, not included in sale. Partial window treatments belong to tenant. Great neighborhood and very friendly neighbors.

Key facts

• Built 1972
• Listed 12 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Cable available; Electricity available
• Home design: Single Family Residence
• Exterior features: No private pool; Residential single-family use

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range

🏷️ Possibly a rental listed for sale. The $201,999 price doesn't fit this home's estimated sale value (~$257,416) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $202k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $202k).
• Cap rate 7.9% vs local median 3.9% 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.
• Zoned schools: Grasp Academy (math 18% / reading 14%, grade F, #2,130 of 2,144 statewide, top 99%, 271 students, 52% FRL); Jean Ribault Middle School (math 28% / reading 24%, grade F, #506 of 571 statewide, top 89%, 679 students, 78% FRL); Jean Ribault High School (math 22% / reading 25%, grade F, #533 of 667 statewide, top 80%, 1,385 students, 71% FRL) — zoned schools average 67% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 46% district-wide (-24 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 549 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% of the median local income ($72k/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 $6k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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 $20k; list at $202k implies a 936% 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; 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 $201,999

Questions for the listing agent

1. Built in 1972 — 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. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $257,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7476 Queensgate Cir	0.45mi	4/2.0 (-1)	1,600 (+14%)	5mo	$280,000	$175	46
7500 Queensgate Cir	0.46mi	4/2.0 (-1)	1,607 (+15%)	4mo	$299,990	$187	45
7388 Simms Dr	0.68mi	4/2.0 (-1)	1,525 (+9%)	5mo	$250,000	$164	44
7496 Queensgate Cir	0.46mi	4/2.0 (-1)	1,607 (+15%)	7mo	$290,990	$181	43
7427 Queensgate Cir	0.43mi	4/2.0 (-1)	1,607 (+15%)	10mo	$304,990	$190	42
7471 Queensgate Cir	0.48mi	4/2.0 (-1)	1,607 (+15%)	8mo	$292,990	$182	41
7411 Queensgate Cir	0.39mi	4/2.0 (-1)	1,607 (+15%)	13mo	$292,990	$182	41
7367 Queensgate Cir	0.40mi	4/2.0 (-1)	1,607 (+15%)	13mo	$280,990	$175	40
7479 Queensgate Cir	0.48mi	4/2.0 (-1)	1,607 (+15%)	9mo	$305,990	$190	40
7443 Queensgate Cir	0.46mi	4/2.0 (-1)	1,607 (+15%)	10mo	$314,990	$196	40
7347 Queensgate Cir	0.43mi	4/2.0 (-1)	1,607 (+15%)	12mo	$307,990	$192	40
7364 Queensgate Cir	0.44mi	4/2.0 (-1)	1,607 (+15%)	12mo	$295,990	$184	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.62×
• Total profit: $-21,316
• Equity at exit: $30,119

10-year hold

• IRR: -6.1%
• Equity multiple: 0.66×
• Total profit: $-19,435
• Equity at exit: $17,465

Cash invested: $56,560 (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 32219

• Home prices YoY: -22.3%
• Rents YoY: -0.2%
• Active inventory: 549
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$1,059
• Tax from tax record: −$214 /mo · $2,564/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $274

Break-even live

Break-even rent $1,718

Max offer price $201,999

Occupancy floor 82%

Sensitivity live

Price	-10% $388	-5% $331	+0% $274	+5% $217	+10% $160
Rent	-10% $111	-5% $193	+0% $274	+5% $356	+10% $437
Rate	-1.0pp $376	-0.5pp $326	base $274	+0.5pp $222	+1.0pp $169

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: $50,500
• Closing costs: $6,060
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8036 Mattox Ave Jacksonville, FL	4.0	2.0	1160	$1,480	$1.28	18d	1	0.57mi
8367 Tubman Ct Jacksonville, FL	4.0	1.5	1398	$1,790	$1.28	19d	1	0.92mi
8645 Samona Dr W Jacksonville, FL	4.0	1.0	1196	$1,250	$1.05	25d	1	1.13mi
9340 Sibbald Rd Jacksonville, FL	4.0	2.0	1228	$1,606	$1.31	5d	1	1.25mi
8534 Addison Rd Jacksonville, FL	4.0	2.0	1410	$1,995	$1.41	25d	1	1.42mi
8509 Addison Rd Jacksonville, FL	4.0	2.0	1494	$1,675	$1.12	25d	1	1.45mi

Listing history 9 events

1. 2026-06-21
   days on market $201,999 Active 12 DOM
2. 2026-06-18
   days on market $201,999 Active 9 DOM
3. 2026-06-17
   days on market $201,999 Active 8 DOM
4. 2026-06-16
   days on market $201,999 Active 7 DOM
5. 2026-06-15
   days on market $201,999 Active 6 DOM
6. 2026-06-13
   days on market $201,999 Active 4 DOM
7. 2026-06-13
   days on market $201,999 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $201,999 Active 1 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: $2,564 · $214/mo
• Projected year-2 tax: $2,564 · $214/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 5/10 Major
• 🌡 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: $24,779
• − Mortgage interest: −$11,315
• − Property taxes: −$2,564
• − Insurance: −$1,010
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$5,876
• Taxable income: $49
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $3,278/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): 14,302
• Household income: $72,184
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 173.0

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: Majority Black (55%)
• Race & ethnicity: Black 55% White 39% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 2% Romanian 1% Hispanic 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 0%

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: ▼ -75.90%
• Current HPI: 263.8901
• Rent YoY: ▼ -0.25%
• 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

+935.9% since first listed

11 events — show timeline

• 2026-06-09 Listed $201,999 realMLS
• 2023-08-24 Relisted — realMLS
• 2023-08-24 Listing Removed — realMLS
• 2023-03-27 Pending — realMLS
• 2022-10-03 Listed $195,000 realMLS
• 2017-12-01 Listing Removed — realMLS
• 2017-10-11 Price Changed $89,500 realMLS
• 2017-09-23 Relisted — realMLS
• 2017-09-21 Listed $98,000 realMLS
• 2017-09-20 Listing Removed — realMLS
• 1972-03-29 Sold (Public Records) $19,500 Public Records

Property tax history

+12.8%/yr

Latest (2025): $2,564 · +17.5% YoY. Source: county tax records.