606 E 60th St · Jacksonville, FL 32208

$139,000

3 bd · 1.0 ba · 856 sqft · SingleFamily public records · 145 Days on market

Built 1926 8,712 sqft lot Est $104k · 34% over

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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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +4.6/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENT PROPERTY, TENANT HAS OCCUPIED THE HOME FOR 10 YEARS.

Key facts

• 2021 roof
• Double lot
• New ac system

Tags

• DOUBLE LOT
• NEW AC SYSTEM
• 2021 ROOF
• NEW SINK
• NEW COUNTERTOPS
• SANDED HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Additional/other parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One story
• Construction: Frame construction; Other construction materials; Shingle roof
• Exterior features: Front porch; Split-possible lot; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood flooring; Fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/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 $134k (3.7% below list).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 soft (-1.4%/yr); 291 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 39% of the median local income ($41k/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 $961 of loan paydown is wiped out by about $4k 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

• It's been on market 145 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $26k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $139k implies a 303% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.96% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $103,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7120 Buffalo Ave	0.09mi	2/1.0 (-1)	832 (-3%)	8mo	$141,017	$169	80
607 E 60th St	0.02mi	2/1.0 (-1)	892 (+4%)	13mo	$53,000	$59	76
7503 Wilder Ave	0.32mi	2/1.0 (-1)	840 (-2%)	3mo	$50,300	$60	74
81 E 61st St	0.31mi	2/1.0 (-1)	848 (-1%)	6mo	$40,000	$47	74
617 E 57th St	0.17mi	2/1.0 (-1)	772 (-10%)	7mo	$136,000	$176	65
535 E 61st St	0.11mi	3/2.0	980 (+14%)	11mo	$138,000	$141	57
299 E 48th St	0.55mi	2/1.0 (-1)	792 (-8%)	1mo	$66,500	$84	56
231 E 48th St	0.59mi	3/1.0	950 (+11%)	1mo	$143,900	$151	53
457 E 45th St	0.65mi	2/1.0 (-1)	911 (+6%)	2mo	$85,000	$93	52
7536 Wakefield Ave	0.34mi	3/2.0	979 (+14%)	14mo	$116,500	$119	44
161 W 65th St	0.64mi	2/1.0 (-1)	780 (-9%)	8mo	$94,762	$121	44
257 E 47th St	0.62mi	2/1.0 (-1)	948 (+11%)	12mo	$165,000	$174	38

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: -11.5%
• Equity multiple: 0.59×
• Total profit: $-15,763
• Equity at exit: $20,725

10-year hold

• IRR: -7.0%
• Equity multiple: 0.61×
• Total profit: $-15,198
• Equity at exit: $12,018

Cash invested: $38,920 (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 32208

• Home prices YoY: -33.6%
• Rents YoY: -1.4%
• Active inventory: 291
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$729
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $168

Break-even live

Break-even rent $1,126

Max offer price $139,000

Occupancy floor 82%

Sensitivity live

Price	-10% $247	-5% $207	+0% $168	+5% $129	+10% $89
Rent	-10% $62	-5% $115	+0% $168	+5% $221	+10% $274
Rate	-1.0pp $238	-0.5pp $203	base $168	+0.5pp $132	+1.0pp $95

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7140 Buffalo Ave Jacksonville, FL	2.0	1.0	832	$1,321	$1.59	24d	1	0.11mi
525 E 60th St Jacksonville, FL	3.0	2.0	1120	$1,471	$1.31	24d	1	0.14mi
814 E 60th St Jacksonville, FL	2.0	1.0	981	$1,199	$1.22	2d	1	0.16mi
841 E 60th St Jacksonville, FL	3.0	1.0	954	$1,225	$1.28	24d	1	0.20mi
8027 Floyd St Jacksonville, FL	2.0	1.5	935	$1,300	$1.39	3d	1	0.26mi
7525 Oakwood St Jacksonville, FL	3.0	1.0	945	$1,375	$1.46	15d	1	0.39mi
41 Tallulah Ave Jacksonville, FL	3.0	1.0	1092	$1,390	$1.27	3d	1	0.55mi
217 E 48th St Jacksonville, FL	3.0	1.0	979	$1,096	$1.12	11d	1	0.62mi
349 E 45th St Jacksonville, FL	2.0	1.0	954	$1,175	$1.23	8d	1	0.67mi
481 E 44th St Jacksonville, FL	2.0	1.0	668	$899	$1.35	24d	1	0.70mi
92 W 55th St Jacksonville, FL	2.0	1.0	624	$845	$1.35	21d	1	0.71mi
205 E 44th St Jacksonville, FL	3.0	1.0	955	$1,075	$1.13	21d	1	0.79mi
222 E 43rd St Jacksonville, FL	2.0	1.0	840	$946	$1.13	24d	1	0.85mi
18 W 43rd St Jacksonville, FL	2.0	1.0	750	$795	$1.06	5d	1	0.99mi
356 Duray Ct Jacksonville, FL	3.0	2.0	1070	$1,425	$1.33	14d	1	1.01mi
319 W 49th St Jacksonville, FL	2.0	1.0	977	$1,200	$1.23	24d	1	1.02mi
346 W 68th St Jacksonville, FL	3.0	1.0	1114	$1,385	$1.24	5d	1	1.03mi
5035 N Main St Jacksonville, FL	3.0	1.0–2.0	816	$1,459	$1.79	24d	69	1.05mi
385 Duray Ct Jacksonville, FL	3.0	1.0	932	$1,250	$1.34	20d	1	1.05mi
141 W 43rd St Jacksonville, FL	3.0	2.0	1022	$1,231	$1.20	3d	1	1.06mi
425 W 47th St Jacksonville, FL	3.0	1.5	1083	$1,193	$1.10	8d	1	1.09mi
7124 Lorain St Jacksonville, FL	3.0	1.0	864	$1,043	$1.21	3d	1	1.15mi
6460 Lanark Ave Jacksonville, FL	2.0	1.0	708	$1,095	$1.55	24d	1	1.15mi
535 W 59th St Jacksonville, FL	3.0	2.0	816	$1,395	$1.71	8d	1	1.17mi
562 W 49th St Jacksonville, FL	3.0	1.0	1091	$1,195	$1.10	24d	1	1.20mi
7511 N Shore Dr Jacksonville, FL	2.0	1.0	1014	$1,350	$1.33	5d	1	1.22mi
22 W 38th St Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	24d	1	1.26mi
4918 N Pearl St Jacksonville, FL	2.0	1.0	850	$895	$1.05	24d	1	1.30mi
7210 Elwood Ave Jacksonville, FL	2.0	1.0	831	$995	$1.20	21d	1	1.30mi
5616 Calvin Ave Jacksonville, FL	3.0	1.0	1008	$1,195	$1.19	8d	1	1.33mi
5514 Long St Jacksonville, FL	2.0	1.0	941	$1,250	$1.33	2d	1	1.39mi
511 Ivy St Jacksonville, FL	2.0	1.0	900	$995	$1.11	24d	1	1.40mi
1305 E 30th St Jacksonville, FL	2.0	1.0	859	$1,150	$1.34	24d	1	1.42mi
609 E 30th St Jacksonville, FL	2.0	2.0	818	$1,138	$1.39	24d	1	1.42mi
3747 Peachtree St Jacksonville, FL	3.0	2.0	1082	$1,410	$1.30	4d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $139,000 Active 145 DOM
2. 2026-06-17
   days on market $139,000 Active 144 DOM
3. 2026-06-16
   days on market $139,000 Active 143 DOM
4. 2026-06-15
   days on market $139,000 Active 142 DOM
5. 2026-06-10
   days on market $139,000 Active 136 DOM
6. 2026-06-08
   days on market $139,000 Active 135 DOM
7. 2026-06-07
   days on market $139,000 Active 134 DOM
8. 2026-06-03
   days on market $139,000 Active 130 DOM
9. 2026-06-02
   days on market $139,000 Active 129 DOM
10. 2026-06-01
    days on market $139,000 Active 128 DOM
11. 2026-05-31
    days on market $139,000 Active 127 DOM
12. 2026-04-24
    price $149,000
13. 2026-03-25
    price $154,000
14. 2026-02-23
    price $159,000
15. 2026-02-23
    price $160,000
16. 2026-01-24
    listed $165,000 Active
17. 2021-09-13
    soldstatus $34,500 Sold 69-char remark

    Show marketing remark (69 chars)

    GREAT INVESTMENT PROPERTY, TENANT HAS OCCUPIED THE HOME FOR 10 YEARS.

18. 2021-08-14
    status Pending 69-char remark

    Show marketing remark (69 chars)

    GREAT INVESTMENT PROPERTY, TENANT HAS OCCUPIED THE HOME FOR 10 YEARS.

19. 2021-07-19
    listed $59,000 Active 69-char remark

    Show marketing remark (69 chars)

    GREAT INVESTMENT PROPERTY, TENANT HAS OCCUPIED THE HOME FOR 10 YEARS.

20. 2011-08-31
    historical 162-char remark

    Show marketing remark (162 chars)

    READY TO MOVE IN OR RENT. COULD BE MADE INTO 3 BEDROOM EASILY. INSIDE LAUNDRY, DETACHED GARAGE, AND DOUBLE LOT. IT DOESN'T GET ANY BETTER THAN THIS FOR UNDER 20K.

21. 2011-07-27
    listed $16,900 162-char remark

    Show marketing remark (162 chars)

    READY TO MOVE IN OR RENT. COULD BE MADE INTO 3 BEDROOM EASILY. INSIDE LAUNDRY, DETACHED GARAGE, AND DOUBLE LOT. IT DOESN'T GET ANY BETTER THAN THIS FOR UNDER 20K.

22. 2011-06-07
    historical
23. 2010-06-07
    listed $15,000
24. 2009-11-03
    historical
25. 2009-10-28
    soldstatus $10,000
26. 2009-08-26
    listed $10,900
27. 1988-03-01
    soldstatus $20,400
28. 1987-11-01
    soldstatus $15,000

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $1,235 · $103/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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $16,069
• − Mortgage interest: −$7,786
• − Property taxes: −$1,235
• − Insurance: −$695
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$4,044
• Taxable loss: −$262
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $2,080/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): 32,699
• Household income: $41,324
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1765.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% White 16% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -110.56%
• Current HPI: 217.9706
• Rent YoY: ▼ -1.36%
• 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

+893.3% since first listed

17 events — show timeline

• 2026-04-24 Price Changed $149,000 realMLS
• 2026-03-25 Price Changed $154,000 realMLS
• 2026-02-23 Price Changed $159,000 realMLS
• 2026-02-23 Price Changed $160,000 realMLS
• 2026-01-24 Listed $165,000 realMLS
• 2021-09-13 Sold (MLS) $34,500 realMLS
• 2021-08-14 Pending — realMLS
• 2021-07-19 Listed $59,000 realMLS
• 2011-08-31 Listing Removed — realMLS
• 2011-07-27 Listed $16,900 realMLS
• 2011-06-07 Listing Removed — realMLS
• 2010-06-07 Listed $15,000 realMLS
• 2009-11-03 Listing Removed — realMLS
• 2009-10-28 Sold (MLS) $10,000 realMLS
• 2009-08-26 Listed $10,900 realMLS
• 1988-03-01 Sold (Public Records) $20,400 Public Records
• 1987-11-01 Sold (Public Records) $15,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,235 · +26.7% YoY. Source: county tax records.