404 Demper Dr · Jacksonville, FL 32208

$115,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 224 Days on market

Built 1938 3,920 sqft lot Est $142k · 19% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL! NEWER CH/A, ROOF ONLY 5 YEARS OLD, LARGE LIVING ROOM COULD BE DEN OR 3RD BEDROOM. DETACHED GARAGE. CALL SHARI GRAHAM-LISTING AGENT FOR MORE DETAILS AT 759-2782.

Key facts

• Easy access
• New flooring
• Fresh updates

Tags

• FRESH UPDATES
• NEW FLOORING
• ROOF REPLACED
• MATURE TREES
• PEACEFUL NEIGHBORHOOD
• EASY ACCESS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Electricity connected
• Home design: Single family residence; Current use: Ranch / Residential / Single Family
• Exterior features: No private pool; Lot approximately 0.09 acres

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Refrigerator included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% 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 $795 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 224 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $70k; list at $115k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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 1938 — 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: 1.09% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $142,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
465 W 60th St	0.36mi	2/3.5	1,157 (-2%)	3mo	$89,000	$77	68
429 W 46th St	0.17mi	2/1.0	1,020 (-13%)	2mo	$167,000	$164	68
182 W 61st St	0.43mi	2/3.0	1,161 (-1%)	3mo	$125,770	$108	67
6711 Drayton St	0.38mi	3/1.0 (+1)	1,088 (-8%)	3mo	$138,000	$127	62
110 Tallulah Ave	0.46mi	3/1.0 (+1)	1,102 (-6%)	2mo	$181,000	$164	61
118 E 45th St	0.59mi	3/1.0 (+1)	1,132 (-4%)	3mo	$161,000	$142	59
4808 Silver St	0.66mi	3/1.0 (+1)	1,120 (-5%)	1mo	$135,000	$121	56
317 W 41st St	0.47mi	3/2.0 (+1)	1,268 (+8%)	2mo	$125,000	$99	55
50 W 58th St	0.52mi	2/1.0	1,004 (-15%)	1mo	$71,000	$71	50
7625 N North Shore Dr	0.74mi	3/2.0 (+1)	1,214 (+3%)	1mo	$215,500	$178	50
250 E 48th St	0.66mi	3/1.0 (+1)	1,027 (-13%)	3mo	$110,000	$107	41
264 E 45th St	0.73mi	3/1.0 (+1)	1,328 (+13%)	2mo	$105,000	$79	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: -10.1%
• Equity multiple: 0.64×
• Total profit: $-11,510
• Equity at exit: $17,147

10-year hold

• IRR: -5.7%
• Equity multiple: 0.68×
• Total profit: $-10,222
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$603
• Tax from tax record: −$171 /mo · $2,050/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $169

Break-even live

Break-even rent $1,040

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $234	-5% $202	+0% $169	+5% $136	+10% $104
Rent	-10% $70	-5% $119	+0% $169	+5% $219	+10% $268
Rate	-1.0pp $227	-0.5pp $198	base $169	+0.5pp $139	+1.0pp $109

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 W 49th St Jacksonville, FL	2.0	1.0	977	$1,200	$1.23	24d	1	0.06mi
425 W 47th St Jacksonville, FL	3.0	1.5	1083	$1,193	$1.10	8d	1	0.10mi
562 W 49th St Jacksonville, FL	3.0	1.0	1091	$1,195	$1.10	24d	1	0.17mi
6460 Lanark Ave Jacksonville, FL	2.0	1.0	708	$1,095	$1.55	24d	1	0.17mi
356 Duray Ct Jacksonville, FL	3.0	2.0	1070	$1,425	$1.33	14d	1	0.21mi
385 Duray Ct Jacksonville, FL	3.0	1.0	932	$1,250	$1.34	20d	1	0.22mi
6418 Sapphire Dr Jacksonville, FL	3.0	1.5	1296	$1,350	$1.04	24d	1	0.26mi
5616 Calvin Ave Jacksonville, FL	3.0	1.0	1008	$1,195	$1.19	8d	1	0.29mi
646 Escambia St Jacksonville, FL	3.0	2.0	1200	$1,395	$1.16	21d	1	0.31mi
664 Escambia St Jacksonville, FL	3.0	2.0	1352	$1,500	$1.11	17d	1	0.33mi
535 W 59th St Jacksonville, FL	3.0	2.0	816	$1,395	$1.71	8d	1	0.33mi
5514 Long St Jacksonville, FL	2.0	1.0	941	$1,250	$1.33	2d	1	0.36mi
141 W 43rd St Jacksonville, FL	3.0	2.0	1022	$1,231	$1.20	3d	1	0.40mi
343 W 60th St Jacksonville, FL	3.0	1.0	1238	$1,299	$1.05	21d	1	0.43mi
18 W 43rd St Jacksonville, FL	2.0	1.0	750	$795	$1.06	4d	1	0.51mi
41 Tallulah Ave Jacksonville, FL	3.0	1.0	1092	$1,390	$1.27	3d	1	0.52mi
7124 Lorain St Jacksonville, FL	3.0	1.0	864	$1,043	$1.21	3d	1	0.53mi
7115 Lucky Dr W Jacksonville, FL	3.0	1.0	1158	$1,500	$1.30	24d	1	0.53mi
4918 N Pearl St Jacksonville, FL	2.0	1.0	850	$895	$1.05	24d	1	0.54mi
851 Broxton St Unit 851 Jacksonville, FL	1.0	1.0	700	$875	$1.25	17d	1	0.55mi
6701 N Main St Jacksonville, FL	1.0	1.0	700	$950	$1.36	24d	1	0.57mi
511 Ivy St Jacksonville, FL	2.0	1.0	900	$995	$1.11	24d	1	0.60mi
217 E 48th St Jacksonville, FL	3.0	1.0	979	$1,096	$1.12	11d	1	0.61mi
643 Linwood Ave Jacksonville, FL	3.0	2.0	1232	$1,325	$1.08	3d	1	0.61mi
472 W 65th St Jacksonville, FL	3.0	1.0	1312	$1,295	$0.99	21d	1	0.63mi
205 E 44th St Jacksonville, FL	3.0	1.0	955	$1,075	$1.13	21d	1	0.65mi
7210 Elwood Ave Jacksonville, FL	2.0	1.0	831	$995	$1.20	21d	1	0.65mi
5035 N Main St Jacksonville, FL	3.0	1.0–2.0	816	$1,181	$1.45	24d	69	0.66mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	24d	1	0.67mi
7511 N Shore Dr Jacksonville, FL	2.0	1.0	1014	$1,350	$1.33	4d	1	0.68mi
209 Woodrow St Jacksonville, FL	3.0	1.0	1282	$1,325	$1.03	24d	1	0.70mi
222 E 43rd St Jacksonville, FL	2.0	1.0	840	$946	$1.13	24d	1	0.71mi
920 Alderside St Jacksonville, FL	3.0	1.0	1255	$1,195	$0.95	4d	1	0.71mi
22 W 38th St Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	24d	1	0.72mi
451 Long Branch Blvd Unit 451 Jacksonville, FL	2.0	1.0	1000	$1,350	$1.35	24d	1	0.73mi
346 W 68th St Jacksonville, FL	3.0	1.0	1114	$1,385	$1.24	4d	1	0.80mi
961 Dorchester St Jacksonville, FL	2.0	1.0	884	$1,025	$1.16	3d	1	0.81mi
349 E 45th St Jacksonville, FL	2.0	1.0	954	$1,175	$1.23	8d	1	0.81mi
345 E 44th St Jacksonville, FL	3.0	1.0	1145	$1,150	$1.00	24d	1	0.82mi
666 Basswood St Jacksonville, FL	3.0	1.0	1002	$1,400	$1.40	24d	1	0.83mi

Listing history 13 events

1. 2026-05-13
   status Pending
2. 2026-04-15
   price $115,000
3. 2026-02-11
   status Active
4. 2026-02-05
   status Pending
5. 2025-09-24
   listed $120,000 Active
6. 2025-01-31
   historical $1,350
7. 2025-01-28
   price $1,350
8. 2025-01-25
   price $1,355
9. 2025-01-24
   price $1,350
10. 2025-01-23
    listed $1,700
11. 2002-05-14
    soldstatus $69,900
12. 2001-08-22
    soldstatus $30,000 178-char remark

    Show marketing remark (178 chars)

    INVESTOR SPECIAL! NEWER CH/A, ROOF ONLY 5 YEARS OLD, LARGE LIVING ROOM COULD BE DEN OR 3RD BEDROOM. DETACHED GARAGE. CALL SHARI GRAHAM-LISTING AGENT FOR MORE DETAILS AT 759-2782.

13. 2001-07-12
    listed $35,900 178-char remark

    Show marketing remark (178 chars)

    INVESTOR SPECIAL! NEWER CH/A, ROOF ONLY 5 YEARS OLD, LARGE LIVING ROOM COULD BE DEN OR 3RD BEDROOM. DETACHED GARAGE. CALL SHARI GRAHAM-LISTING AGENT FOR MORE DETAILS AT 759-2782.

ⓘ 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: $2,050 · $171/mo
• Projected year-2 tax: $2,050 · $171/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 · 21 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: $15,051
• − Mortgage interest: −$6,442
• − Property taxes: −$2,050
• − Insurance: −$575
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$3,345
• Taxable income: $231
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $1,973/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

+220.3% since first listed

13 events — show timeline

• 2026-05-13 Pending — realMLS
• 2026-04-15 Price Changed $115,000 realMLS
• 2026-02-11 Relisted — realMLS
• 2026-02-05 Pending — realMLS
• 2025-09-24 Listed $120,000 realMLS
• 2025-01-31 Rental Removed $1,350 ZUMPER1
• 2025-01-28 Price Changed $1,350 ZUMPER1
• 2025-01-25 Price Changed $1,355 ZUMPER1
• 2025-01-24 Price Changed $1,350 ZUMPER1
• 2025-01-23 Listed for Rent $1,700 ZUMPER1
• 2002-05-14 Sold (Public Records) $69,900 Public Records
• 2001-08-22 Sold (MLS) $30,000 realMLS
• 2001-07-12 Listed $35,900 realMLS

Property tax history

+7.1%/yr

Latest (2025): $2,050 · +12.2% YoY. Source: county tax records.