4805 College St · Jacksonville, FL 32205

$49,900

1 bd · 1.0 ba · 676 sqft · SingleFamily public records · 23 Days on market

Built 1924 5,662 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unique 1 bedroom home set back on a 50 x 115 lot in Murray Hill area. Home needs repair to be habitable. Priced as a potential lot sale. demo and build new. Selling in AS IS condition. This property is available to OWNER OCC BUYERS ONLY in the first 30 days of listing period * Investor or non owner occ buyer offers will be considered on day 31 * All offers need to be presented via loading on Propoffers via an agent. Agents pls see below.

Key facts

• 5,662 sq ft lot
• Built 1924
• Listed 23 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected
• Home design: Single-family residence; Used as a single-family home
• Exterior features: South-facing lot

Interior

• Kitchen: No appliances included
• Bedrooms: 1 bedroom
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Wood flooring; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.9% 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 (+1.7%/yr); 320 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 + 1.7% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1924 — 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 $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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: 2.10% ✓
• Cap rate: 17.95%
• Cash-on-cash: 41.62%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $173,732
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4021 Myra St	0.65mi	2/1.0 (+1)	744 (+10%)	5mo	$150,000	$202	43
4035 Ernest St	0.66mi	2/1.0 (+1)	760 (+12%)	19mo	$195,000	$257	28

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 · 1.73% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 2.54×
• Total profit: $21,467
• Equity at exit: $7,440

10-year hold

• IRR: 42.8%
• Equity multiple: 4.81×
• Total profit: $53,197
• Equity at exit: $4,314

Cash invested: $13,972 (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 32205

• Rents YoY: 1.7%
• Active inventory: 320
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,050 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $485

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 49%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4808 Lawnview St Unit B Jacksonville, FL	1.0	1.0	600	$995	$1.66	16d	1	0.13mi
1111 Woodruff Ave Jacksonville, FL	1.0	1.0	500	$1,050	$2.10	16d	2	0.54mi
1131 Woodruff Ave Unit 6 Jacksonville, FL	1.0	1.0	500	$1,025	$2.05	4d	1	0.59mi
1131 Woodruff Ave Unit 1 Jacksonville, FL	1.0	1.0	500	$1,050	$2.10	23d	1	0.59mi
1165 Randolph St Unit 17 Jacksonville, FL	1.0	1.0	525	$1,025	$1.95	23d	1	0.67mi
5433 Leaming Ave Jacksonville, FL	2.0	1.0	548	$1,099	$2.01	19d	1	0.74mi
5340 Kingsbury St Jacksonville, FL	1.0	1.0	600	$900	$1.50	1d	1	0.76mi
5344 Kingsbury St Jacksonville, FL	1.0	1.0	600	$1,000	$1.67	23d	1	0.77mi
1131 Lake Shore Blvd Unit 1131 Jacksonville, FL	2.0	1.0	696	$995	$1.43	19d	1	0.85mi
5461 Lenox Ave Jacksonville, FL	1.0	1.0	350	$699	$2.00	23d	1	0.85mi
1160 Comanche St Jacksonville, FL	1.0	1.0	500	$995	$1.99	1d	1	0.88mi
1160 Comanche St Jacksonville, FL	2.0	1.0	625	$1,095	$1.75	21d	1	0.88mi
1159 Pangola Dr Jacksonville, FL	2.0	1.0	676	$896	$1.33	23d	1	0.95mi
3343 Post St Unit 1 Jacksonville, FL	1.0	1.0	642	$925	$1.44	10d	1	0.95mi
3337 Post St Unit 2 Jacksonville, FL	1.0	1.0	642	$925	$1.44	10d	1	0.96mi
5687 Akra Ave Jacksonville, FL	1.0	1.0	448	$950	$2.12	23d	1	1.00mi
3329 Mayflower St Unit 3331 Jacksonville, FL	1.0	1.0	616	$1,095	$1.78	4d	1	1.02mi
3673 Randall St Jacksonville, FL	1.0	1.0	550	$1,100	$2.00	16d	1	1.06mi
3233 Post St Jacksonville, FL	2.0	1.0	750	$1,095	$1.46	23d	1	1.10mi
3250 Phyllis St Jacksonville, FL	2.0	1.0	720	$850	$1.18	23d	1	1.13mi
3236 Phyllis St Unit 3244 Jacksonville, FL	2.0	1.0	720	$850	$1.18	23d	1	1.15mi
1078 Day Ave Jacksonville, FL	—	1.0	350	$995	$2.84	23d	1	1.19mi
3324 Randall St Jacksonville, FL	1.0	1.0	450	$975	$2.17	23d	1	1.20mi
1338 Wolfe St Unit 2 Jacksonville, FL	1.0	1.0	552	$1,200	$2.17	17d	1	1.23mi
5710 Lenox Ave Jacksonville, FL	1.0–4.0	1.0–2.0	988	$1,027	$1.04	23d	1	1.31mi
3357 Columbus Ave Jacksonville, FL	1.0	1.0	550	$1,000	$1.82	17d	1	1.49mi
3359 Columbus Ave Jacksonville, FL	1.0	1.0	525	$1,000	$1.90	11d	1	1.50mi
3359 Columbus Ave Jacksonville, FL	1.0	1.0	550	$1,000	$1.82	23d	1	1.50mi

Listing history 10 events

1. 2026-05-08
   historical Active Under Contract
2. 2026-04-28
   listed $49,900 Active
3. 2025-09-04
   historical
4. 2025-09-04
   status Pending
5. 2025-09-03
   listed $79,000 Active
6. 2024-12-31
   historical
7. 2024-11-12
   price $124,990
8. 2024-11-07
   price $131,990
9. 2024-11-03
   listed $134,990 Active
10. 2004-12-14
    soldstatus $50,000

ⓘ 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 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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,599
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$1,452
• Taxable income: $5,338
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $4,534/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): 29,148
• Household income: $64,789
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1398.0

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 0.59)
• Race & ethnicity: White 59% Black 21% Hispanic / Latino 11% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Dominican Republic
• Languages at home: 88% English-only · Spanish 8% Vietnamese 1% 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: ▼ -386.70%
• Current HPI: 310.4566
• Rent YoY: ▲ 1.73%
• 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

-0.2% since first listed

10 events — show timeline

• 2026-05-08 Contingent — realMLS
• 2026-04-28 Listed $49,900 realMLS
• 2025-09-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-31 Listing Removed — realMLS
• 2024-11-12 Price Changed $124,990 realMLS
• 2024-11-07 Price Changed $131,990 realMLS
• 2024-11-03 Listed $134,990 realMLS
• 2004-12-14 Sold (Public Records) $50,000 Public Records

Property tax history

+16.4%/yr

Latest (2025): $3,194 · +4.9% YoY. Source: county tax records.