445 Woodbine St · Jacksonville, FL 32206

$95,000

2 bd · 2.0 ba · 860 sqft · SingleFamily public records · 80 Days on market

Built 1945 4,791 sqft lot

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Outstanding investment opportunity to own a renovated house with a year lease contract at $750 p/m. House was recently renovated including both bathrooms with new vanities and toilets, new wall tile and faucets, kitchen cabinets and sink is new, all floors are ceramic tile wood imitation, central AC. House fenced and has a large storage in the back that could be converted into another efficiency for extra income. House has complete new Plumbing in PVC, new water heater and upgraded electric panel, public water/sewer.

Key facts

• Tile flooring
• 4,791 sq ft lot
• Built 1945

Tags

• TILE FLOORING
• INTERIOR WASHER DRYER HOOKUP

Property features AI

Finance

• HOA & community: Not a senior community; Unfurnished

Exterior

• Parking: Additional parking
• Utilities: Public sewer; Electricity available
• Home design: Single family residence; One story; Entry level: 1
• Construction: Shingle roof
• Exterior features: Chain link fencing; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Primary bathroom with shower (no tub); Primary bathroom with tub and shower
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 flat; 194 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% of the median local income ($39k/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 $657 of loan paydown is wiped out by about $3k 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 80 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $53k; list at $95k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $50,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 Ivy St	0.32mi	3/1.0 (+1)	890 (+4%)	5mo	$45,000	$51	66
641 Long Branch Blvd	0.23mi	2/1.0	744 (-14%)	2mo	$10,000	$13	62
623 Ivy St	0.34mi	2/1.0	938 (+9%)	5mo	$55,000	$59	61
1076 W 32nd St	0.68mi	2/1.0	825 (-4%)	2mo	$48,000	$58	56
916 W 28th St	0.51mi	2/1.0	791 (-8%)	3mo	$40,000	$51	56
1125 W 29th St	0.73mi	3/1.0 (+1)	864 (+0%)	4mo	$73,000	$84	53
2810 Jupiter Ave	0.70mi	2/1.0	824 (-4%)	6mo	$37,500	$46	52
821 W 30th St	0.40mi	2/1.0	736 (-14%)	4mo	$47,000	$64	51
2829 Jupiter Ave	0.66mi	2/1.0	780 (-9%)	4mo	$91,500	$117	47
1004 W 26th St	0.63mi	3/1.0 (+1)	936 (+9%)	2mo	$102,500	$110	46
2830 Saturn Ave	0.65mi	3/1.0 (+1)	960 (+12%)	2mo	$72,000	$75	40
2822 Flanders St #8-19	0.63mi	2/1.0	983 (+14%)	5mo	$58,000	$59	39

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-6,358
• Equity at exit: $14,165

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $411
• Equity at exit: $8,214

Cash invested: $26,600 (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 32206

• Home prices YoY: -23.7%
• Rents YoY: 0.9%
• Active inventory: 194
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,069 high
• Mortgage (P&I): −$498
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $176

Break-even live

Break-even rent $847

Max offer price $95,000

Occupancy floor 79%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	13d	1	0.02mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	21d	1	0.02mi
3933 Boulevard #2 Jacksonville, FL	2.0	1.0	684	$748	$1.09	7d	1	0.05mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	23d	1	0.13mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	4d	1	0.13mi
3732 Lehigh St Jacksonville, FL	2.0	1.0	850	$900	$1.06	14d	1	0.17mi
3730 Lehigh St Unit 3730 Jacksonville, FL	2.0	1.0	850	$900	$1.06	14d	1	0.17mi
451 Long Branch Blvd Unit 451 Jacksonville, FL	2.0	1.0	1000	$1,350	$1.35	23d	1	0.19mi
666 Basswood St Jacksonville, FL	3.0	1.0	1002	$1,400	$1.40	23d	1	0.20mi
154 W 28th St Jacksonville, FL	2.0	2.0	818	$1,138	$1.39	17d	1	0.23mi
3728 Silver St Jacksonville, FL	2.0	1.0	916	$1,100	$1.20	23d	1	0.30mi
528 W 25th St Jacksonville, FL	2.0	1.0	944	$1,100	$1.17	23d	1	0.31mi
511 Ivy St Jacksonville, FL	2.0	1.0	900	$995	$1.11	23d	1	0.31mi
519 W 23rd St Jacksonville, FL	1.0	1.0	624	$775	$1.24	23d	1	0.38mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	23d	1	0.38mi
539 W 23rd St #3 Jacksonville, FL	1.0	1.0	795	$775	$0.97	23d	1	0.39mi
4918 N Pearl St Jacksonville, FL	2.0	1.0	850	$895	$1.05	23d	1	0.40mi
849 W 30th St Apt 3 Jacksonville, FL	2.0	1.0	750	$965	$1.29	23d	1	0.42mi
204 W 23rd St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	1d	1	0.43mi
134 W 23rd St Jacksonville, FL	2.0	1.0	768	$1,050	$1.37	23d	1	0.45mi
22 W 38th St Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	23d	1	0.47mi
917 W 30th St Jacksonville, FL	2.0	1.0	672	$1,200	$1.79	17d	1	0.47mi
34 W 23rd St Jacksonville, FL	3.0	1.5	962	$1,400	$1.46	23d	1	0.50mi
522 W 21st St Jacksonville, FL	3.0	2.0	1045	$1,350	$1.29	23d	1	0.51mi
101 W 21st St Unit 2 Jacksonville, FL	2.0	1.0	635	$1,085	$1.71	23d	1	0.53mi
916 W 25th St Jacksonville, FL	2.0	1.0	816	$1,025	$1.26	17d	1	0.56mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,075	$1.00	4d	1	0.57mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,095	$1.02	21d	1	0.57mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,075	$1.00	13d	1	0.57mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,095	$1.02	21d	1	0.57mi
2906 Silver St Unit 01 Jacksonville, FL	2.0	1.0	840	$895	$1.07	23d	1	0.58mi
3416 N Lee St Unit 1 Jacksonville, FL	2.0	1.0	680	$995	$1.46	23d	1	0.64mi
141 W 43rd St Jacksonville, FL	3.0	2.0	1022	$1,231	$1.20	3d	1	0.65mi
3902 Stuart St Jacksonville, FL	2.0	2.0	1114	$1,050	$0.94	23d	1	0.66mi
610 W 18th St Unit 2 Jacksonville, FL	2.0	1.0	750	$825	$1.10	2d	1	0.67mi
610 W 18th St Unit 1 Jacksonville, FL	2.0	1.0	750	$825	$1.10	23d	1	0.67mi
5035 N Main St Jacksonville, FL	3.0	1.0–2.0	816	$1,181	$1.45	23d	69	0.68mi
2817 Mars Ave Jacksonville, FL	2.0	1.0	945	$975	$1.03	21d	1	0.69mi
1104 W 29th St Unit 1104 Jacksonville, FL	2.0	1.0	624	$850	$1.36	23d	1	0.69mi
5514 Long St Jacksonville, FL	2.0	1.0	941	$1,250	$1.33	1d	1	0.70mi

Listing history 30 events

1. 2026-06-18
   days on market $95,000 Active 80 DOM
2. 2026-06-17
   days on market $95,000 Active 79 DOM
3. 2026-06-16
   days on market $95,000 Active 78 DOM
4. 2026-06-15
   days on market $95,000 Active 77 DOM
5. 2026-06-13
   days on market $95,000 Active 74 DOM
6. 2026-06-10
   days on market $95,000 Active 71 DOM
7. 2026-06-08
   days on market $95,000 Active 70 DOM
8. 2026-06-07
   days on market $95,000 Active 69 DOM
9. 2026-06-03
   days on market $95,000 Active 65 DOM
10. 2026-06-02
    days on market $95,000 Active 64 DOM
11. 2026-06-01
    days on market $95,000 Active 63 DOM
12. 2026-05-31
    days on market $95,000 Active 62 DOM
13. 2026-03-30
    listed $95,000 Active
14. 2026-03-14
    historical $995
15. 2025-07-21
    listed $995
16. 2025-06-22
    historical $995
17. 2024-12-01
    listed $995
18. 2024-11-26
    historical $995
19. 2024-11-20
    listed $995
20. 2020-06-15
    historical 522-char remark

    Show marketing remark (522 chars)

    Outstanding investment opportunity to own a renovated house with a year lease contract at $750 p/m. House was recently renovated including both bathrooms with new vanities and toilets, new wall tile and faucets, kitchen cabinets and sink is new, all floors are ceramic tile wood imitation, central AC. House fenced and has a large storage in the back that could be converted into another efficiency for extra income. House has complete new Plumbing in PVC, new water heater and upgraded electric panel, public water/sewer.

21. 2020-06-08
    soldstatus $53,000
22. 2020-03-11
    listed $58,500 Active 522-char remark

    Show marketing remark (522 chars)

    Outstanding investment opportunity to own a renovated house with a year lease contract at $750 p/m. House was recently renovated including both bathrooms with new vanities and toilets, new wall tile and faucets, kitchen cabinets and sink is new, all floors are ceramic tile wood imitation, central AC. House fenced and has a large storage in the back that could be converted into another efficiency for extra income. House has complete new Plumbing in PVC, new water heater and upgraded electric panel, public water/sewer.

23. 2008-11-24
    historical 355-char remark

    Show marketing remark (355 chars)

    This 2 bedroom frame constructed home offers: 1 bath with shower/tub, 1 bath with standing shower. Seperate dining, living room. Fenced back yard. Detached garage. Missing ac unit and elect meter. Seller will not turn power on for inspections. SELLING AS IS WHERE IS. PLEASE HAVE PROFESSIONAL INSPECT BEFORE CLOSING. SELLER DOES NOT HAVE A SURVEY ON FILE

24. 2008-08-28
    listed $9,900 355-char remark

    Show marketing remark (355 chars)

    This 2 bedroom frame constructed home offers: 1 bath with shower/tub, 1 bath with standing shower. Seperate dining, living room. Fenced back yard. Detached garage. Missing ac unit and elect meter. Seller will not turn power on for inspections. SELLING AS IS WHERE IS. PLEASE HAVE PROFESSIONAL INSPECT BEFORE CLOSING. SELLER DOES NOT HAVE A SURVEY ON FILE

25. 2006-04-10
    soldstatus $37,000
26. 2006-03-29
    soldstatus $40,200
27. 2006-03-28
    historical
28. 2006-03-23
    soldstatus $37,000
29. 2006-01-19
    listed $43,500
30. 1993-04-22
    soldstatus $6,800

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $1,574 · $131/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 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,828
• − Mortgage interest: −$5,321
• − Property taxes: −$1,574
• − Insurance: −$475
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,764
• Taxable income: $642
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $1,953/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): 17,105
• Household income: $39,242
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1057.0

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 (65%)
• Race & ethnicity: Black 65% White 22% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Arabic 1% German/W. Germanic 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: ▼ -64.55%
• Current HPI: 208.1852
• Rent YoY: ▲ 0.94%
• 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

+1297.1% since first listed

18 events — show timeline

• 2026-03-30 Listed $95,000 realMLS
• 2026-03-14 Rental Removed $995 RENTALBEAST
• 2025-07-21 Listed for Rent $995 RENTALBEAST
• 2025-06-22 Rental Removed $995 RENTALBEAST
• 2024-12-01 Listed for Rent $995 RENTALBEAST
• 2024-11-26 Rental Removed $995 RENTALBEAST
• 2024-11-20 Listed for Rent $995 RENTALBEAST
• 2020-06-15 Listing Removed — realMLS
• 2020-06-08 Sold (Public Records) $53,000 Public Records
• 2020-03-11 Listed $58,500 realMLS
• 2008-11-24 Listing Removed — realMLS
• 2008-08-28 Listed $9,900 realMLS
• 2006-04-10 Sold (Public Records) $37,000 Public Records
• 2006-03-29 Sold (Public Records) $40,200 Public Records
• 2006-03-28 Listing Removed — realMLS
• 2006-03-23 Sold (MLS) $37,000 realMLS
• 2006-01-19 Listed $43,500 realMLS
• 1993-04-22 Sold (Public Records) $6,800 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,574 · +20.6% YoY. Source: county tax records.