6552 Bartholf Ave · Jacksonville, FL 32210

$178,500

3 bd · 2.0 ba · 1,466 sqft · SingleFamily public records · 8 Days on market

Built 1957 6,969 sqft lot Est $240k · 26% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.2/10.0
• 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

Convenient location! Located near Interstate 295, close to shopping, restaurants, and with easy access to downtown Jacksonville. This family home has been lovingly cared for & owner occupied for some time. Loaded with potential this one is ready for new owners. The layout offers versatility & flexibility for numerous options. 3 bed 1.5 bath block home on large lot with front porch, fenced in back yard, covered back patio, & detached workshop/garage add to the appeal. Whether you're an investor or looking for your next project, this is a fantastic chance to add value to a well-built home. Property being sold as is.

Key facts

• Detached workshop
• Covered back patio
• Convenient location

Tags

• CONVENIENT LOCATION
• EASY ACCESS TO DOWNTOWN
• FENCED IN BACK YARD
• COVERED BACK PATIO
• DETACHED WORKSHOP

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Has garage; Other parking
• Utilities: Cable available; Electricity connected
• Home design: Single family residence
• Construction: Block construction; Shingle roof
• Exterior features: Front porch; Rear porch; City street frontage; Workshop on property

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Washer hookup; Electric range
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/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 $164k (8.3% below list).
• Recommended offer: $164k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 (+2.1%/yr); 441 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 ($61k/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 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $163,661 (8.3% 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. 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: 0.92% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $240,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3930 Cobalt Ave E	0.23mi	3/2.0	1,508 (+3%)	2mo	$267,000	$177	83
3944 Rodby Dr	0.15mi	3/2.0	1,390 (-5%)	2mo	$234,900	$169	83
3936 MacGregor Dr	0.21mi	3/2.0	1,400 (-4%)	2mo	$230,000	$164	81
4105 MacGregor Dr	0.11mi	3/2.0	1,604 (+9%)	1mo	$124,000	$77	78
6220 Graves St	0.40mi	3/2.0	1,490 (+2%)	1mo	$239,000	$160	78
3914 Barmer Dr	0.21mi	4/2.0 (+1)	1,518 (+4%)	2mo	$234,900	$155	78
4331 Jammes Rd	0.33mi	3/2.0	1,408 (-4%)	2mo	$215,000	$153	76
6819 Medellin Ct	0.33mi	4/2.0 (+1)	1,291 (-12%)	2mo	$225,000	$174	58
6216 Sudbury Ave S	0.44mi	4/2.0 (+1)	1,618 (+10%)	5mo	$190,000	$117	53
4109 Tyndale Dr	0.68mi	3/2.0	1,274 (-13%)	3mo	$235,000	$184	44
6853 London Bridge Ln	0.71mi	3/1.5	1,249 (-15%)	3mo	$199,900	$160	38
7060 Perke Dr	0.74mi	3/2.0	1,251 (-15%)	4mo	$229,900	$184	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 · 2.11% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-14,517
• Equity at exit: $26,615

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,668
• Equity at exit: $15,433

Cash invested: $49,980 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$936
• Tax from tax record: −$32 /mo · $384/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $250

Break-even live

Break-even rent $1,320

Max offer price $178,500

Occupancy floor 80%

Sensitivity live

Price	-10% $352	-5% $301	+0% $250	+5% $200	+10% $-64
Rent	-10% $121	-5% $186	+0% $250	+5% $315	+10% $380
Rate	-1.0pp $340	-0.5pp $296	base $250	+0.5pp $204	+1.0pp $157

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: $44,625
• Closing costs: $5,355
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6560 Barmer Dr S Jacksonville, FL	4.0	2.0	1370	$1,750	$1.28	2d	1	0.17mi
6715 Cotton Tail Ln Jacksonville, FL	3.0	1.5	1120	$1,450	$1.29	15d	1	0.24mi
3740 Ballejo Ct W Jacksonville, FL	4.0	2.0	1590	$1,599	$1.01	24d	1	0.31mi
6236 Autlan Dr Jacksonville, FL	3.0	2.0	1299	$1,555	$1.20	5d	1	0.37mi
4481 Civic Way Jacksonville, FL	4.0	2.0	1648	$1,872	$1.14	3d	1	0.38mi
4503 Anvers Blvd Jacksonville, FL	3.0	2.0	1084	$1,595	$1.47	24d	1	0.40mi
4336 Harlow Blvd Jacksonville, FL	3.0	2.0	1408	$1,499	$1.06	2d	1	0.41mi
4403 Harlow Blvd Jacksonville, FL	3.0	1.5	1642	$1,545	$0.94	5d	1	0.42mi
3668 Jammes Rd Jacksonville, FL	3.0	2.0	1227	$1,540	$1.26	5d	1	0.44mi
4128 Arcot Cir Unit NA Jacksonville, FL	3.0	2.0	1640	$1,800	$1.10	24d	1	0.50mi
2640 Hugh Edwards Dr Jacksonville, FL	3.0	2.0	1816	$1,495	$0.82	24d	1	0.53mi
4102 Angol Pl Jacksonville, FL	3.0	2.0	1470	$1,650	$1.12	5d	1	0.53mi
4020 Angol Pl Jacksonville, FL	3.0	1.0	1266	$1,845	$1.46	17d	1	0.55mi
6171 Cedar Hills Blvd Jacksonville, FL	3.0	1.0	1560	$1,550	$0.99	8d	1	0.56mi
3607 Colebrooke Dr Jacksonville, FL	3.0	2.0	1360	$1,590	$1.17	3d	1	0.57mi
6511 Burgundy Rd S Jacksonville, FL	3.0	2.0	1361	$1,685	$1.24	4d	1	0.59mi
6815 Bambi Ln Jacksonville, FL	3.0	2.0	1528	$1,495	$0.98	21d	1	0.60mi
4804 Ducheneau Dr Unit 26 Jacksonville, FL	3.0	2.0	1182	$1,635	$1.38	24d	1	0.63mi
4710 Herta Rd Jacksonville, FL	4.0	2.0	1272	$1,670	$1.31	24d	1	0.64mi
7127 Prellie St Jacksonville, FL	3.0	1.0	1388	$1,450	$1.04	21d	1	0.67mi
6766 Londonbridge Ln Jacksonville, FL	3.0	2.0	1300	$1,775	$1.37	20d	1	0.73mi
6119 Wilson Blvd Jacksonville, FL	4.0	2.0	1302	$1,395	$1.07	24d	1	0.77mi
6066 Wilson Blvd Jacksonville, FL	3.0	3.0	1097	$1,800	$1.64	24d	1	0.77mi
7059 Melvin Rd Jacksonville, FL	3.0	2.0	1330	$1,600	$1.20	2d	1	0.78mi
6819 Lake Mist Ln Jacksonville, FL	3.0	2.5	1344	$1,745	$1.30	24d	1	0.83mi
6026 Wilson Blvd Jacksonville, FL	4.0	3.0	1380	$700	$0.51	24d	1	0.83mi
7101 Wilson Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	903	$1,659	$1.84	2d	23	0.86mi
6851 Lake Mist Ln Unit A Jacksonville, FL	3.0	2.5	1350	$1,745	$1.29	24d	1	0.86mi
4442 Georgetown Dr Jacksonville, FL	3.0	2.0	1259	$1,386	$1.10	3d	1	0.90mi
6809 Miss Muffet Ln S Jacksonville, FL	3.0	1.0	1095	$1,475	$1.35	5d	1	0.93mi
6650 Pinnochio Dr Jacksonville, FL	4.0	3.0	1665	$2,250	$1.35	21d	1	0.95mi
6746 Jack Horner Ln Jacksonville, FL	3.0	1.0	975	$1,450	$1.49	24d	1	0.95mi
7037 Red Robin Dr Jacksonville, FL	3.0	2.0	1208	$1,485	$1.23	5d	1	0.98mi
4243 Matador Dr Jacksonville, FL	3.0	2.0	1451	$2,100	$1.45	24d	1	1.04mi
5985 Windsor Forest Dr Unit 23 Jacksonville, FL	2.0	1.5	900	$999	$1.11	21d	1	1.05mi
5985 Windsor Forest Dr Unit 15 Jacksonville, FL	2.0	1.5	900	$999	$1.11	8d	1	1.05mi
5985 Windsor Forest Dr Jacksonville, FL	2.0	1.5	900	$1,099	$1.22	8d	1	1.05mi
6863 Jack Horner Ln Jacksonville, FL	3.0	1.0	975	$1,095	$1.12	8d	1	1.06mi
5984 Windsor Forest Dr Jacksonville, FL	2.0	1.5	900	$1,174	$1.30	21d	2	1.08mi
3680 Kirkpatrick Cir Jacksonville, FL	2.0	2.0	1029	$1,222	$1.19	11d	2	1.09mi

Listing history 2 events

1. 2026-05-13
   status Pending
2. 2026-05-05
   listed $178,500 Active

ⓘ 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: $384 · $32/mo
• Projected year-2 tax: $1,482 · $123/mo
• Expected delta: +$1,098/yr (+$91/mo · 285.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,639
• − Mortgage interest: −$9,999
• − Property taxes: −$384
• − Insurance: −$892
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$5,193
• Taxable income: $29
• Est. tax owed @ 24.0%: −$7
• After-tax cash flow: $2,999/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

2 events — show timeline

• 2026-05-13 Pending — realMLS
• 2026-05-05 Listed $178,500 realMLS

Property tax history

+5.6%/yr

Latest (2025): $384 · +81.3% YoY. Source: county tax records.