5608 Brannon Ave · Jacksonville, FL 32244

$209,000

3 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 30 Days on market

Built 1956 0.43 ac lot Est $257k · 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

W 103RD ST FROM 295 RO L ON BRANNON PRIDE OF OWNERSHIP SHOWS IN THIS HOME/WINDOW TREATMENTS/7 CEILING FANS/ RANGE/REF/DISHWASHER ALL STAY/WATER SOFTNER /YARD WELL AND PUMP HUGH COUNTRY KITCHEN/FAM ROOM/FORMAL DINING/LIVING ROOM/GARAGE WITH WORK WORKSHOP/CH&A/NEWER ROOF/LARGE OAK TREES/CORNER LOT/ FENCED REAR DOUBLE GATE FOR YOUR BOAT/OR MOTOR HOME /NICE LANDSCAPING/SHOWS VERY WELL SORTA COUNTRY

Key facts

• Metal roof
• Bonus room
• Rv carport

Tags

• CORNER LOT
• METAL ROOF
• HVAC SYSTEM
• BONUS ROOM
• RV CARPORT
• CITY WATER

Property features AI

Exterior

• Parking: Attached garage; 1 garage space; Carport (1 space); Detached carport; Additional parking; Off-street parking; On-street parking; RV access/parking
• Security: Closed-circuit cameras
• Utilities: Septic tank; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One level; Entry level: 1
• Construction: Block construction; Metal roof
• Exterior features: Covered front porch with screened area; Chain link fencing; Corner lot; City street frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Eat-in kitchen; Primary bathroom with tub and shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $40 ($476/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 $168k (19.5% below list).
• Recommended offer: $168k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.9% 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.
• Zoned schools: Jacksonville Heights Elementary School (math 33% / reading 23%, grade F, #1,951 of 2,144 statewide, top 91%, 547 students, 73% FRL); Charger Academy (math 33% / reading 26%, grade F, #469 of 571 statewide, top 84%, 961 students, 71% FRL); Westside High School (math 26% / reading 19%, grade F, #539 of 667 statewide, top 81%, 1,583 students, 63% FRL) — zoned schools average 69% FRL vs 49% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 46% district-wide (-19 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.2%/yr); 353 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 30 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 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 $78k; list at $209k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $168,241 (19.5% below list)

Questions for the listing agent

1. Built in 1956 — 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: 0.80% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $257,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8432 Hewitt St	0.17mi	4/2.0 (+1)	1,470 (+6%)	1mo	$252,000	$171	72
5717 Kinkaid Rd	0.13mi	3/2.0	1,204 (-13%)	2mo	$205,000	$170	66
6065 Caprice Dr	0.50mi	3/2.0	1,338 (-3%)	1mo	$247,000	$185	66
8655 Nussbaum Dr	0.67mi	3/2.0	1,394 (+1%)	2mo	$259,900	$186	62
8057 Osteen St	0.42mi	3/2.0	1,270 (-8%)	1mo	$255,000	$201	62
8414 Buttercup St	0.39mi	3/2.0	1,253 (-10%)	2mo	$236,740	$189	61
8063 Osteen St	0.42mi	3/2.0	1,267 (-8%)	2mo	$250,000	$197	61
8629 Buttercup St	0.57mi	3/2.0	1,475 (+7%)	1mo	$154,000	$104	58
8649 Nussbaum Dr	0.67mi	4/2.0 (+1)	1,394 (+1%)	2mo	$259,900	$186	57
8570 Cheryl Ann Ln	0.39mi	3/2.0	1,209 (-13%)	2mo	$250,020	$207	55
7988 Renault Dr S	0.56mi	4/2.0 (+1)	1,509 (+9%)	2mo	$232,000	$154	49
8724 Gum St	0.55mi	3/2.0	1,587 (+15%)	0mo	$270,000	$170	46

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 · 2.25% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-32,672
• Equity at exit: $31,163

10-year hold

• IRR: -8.7%
• Equity multiple: 0.48×
• Total profit: $-30,576
• Equity at exit: $18,071

Cash invested: $58,520 (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 32244

• Home prices YoY: -17.8%
• Rents YoY: 2.2%
• Active inventory: 353
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $40

Break-even live

Break-even rent $1,632

Max offer price $209,000

Occupancy floor 93%

Sensitivity live

Price	-10% $158	-5% $99	+0% $40	+5% $-20	+10% $-79
Rent	-10% $-93	-5% $-27	+0% $40	+5% $106	+10% $173
Rate	-1.0pp $145	-0.5pp $93	base $40	+0.5pp $-15	+1.0pp $-70

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8180 Metto Rd Jacksonville, FL	4.0	2.5	1665	$1,859	$1.12	18d	1	0.16mi
8148 Metto Rd Jacksonville, FL	3.0	2.0	1209	$1,576	$1.30	5d	1	0.18mi
8325 Homeport Ct Jacksonville, FL	3.0	2.0	1518	$1,575	$1.04	19d	1	0.18mi
8329 Homeport Ct Jacksonville, FL	3.0	2.5	1281	$1,695	$1.32	16d	1	0.19mi
8341 Homeport Ct Jacksonville, FL	3.0	2.5	1296	$1,800	$1.39	25d	1	0.19mi
8402 McGirts Village Ln Unit 7E Jacksonville, FL	2.0	2.5	1319	$1,198	$0.91	9d	1	0.20mi
8419 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,400	$1.06	3d	1	0.23mi
8443 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,381	$1.04	9d	1	0.25mi
8460 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,482	$1.12	9d	1	0.25mi
8121 Cheryl Ann Ln Unit Le Sabre Townhouse Jacksonville, FL	3.0	2.5	1601	$1,950	$1.22	6d	1	0.26mi
8515 Maple St Jacksonville, FL	3.0	2.0	1255	$1,499	$1.19	5d	1	0.27mi
8518 Maple St Jacksonville, FL	3.0	2.0	1460	$1,623	$1.11	18d	1	0.29mi
8485 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,381	$1.04	25d	1	0.29mi
8493 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,381	$1.04	23d	1	0.30mi
8050 103rd St Jacksonville, FL	1.0–3.0	1.0–2.0	1025	$1,575	$1.54	3d	11	0.34mi
5937 Camaro Dr W Jacksonville, FL	3.0	1.5	1052	$1,595	$1.52	25d	1	0.39mi
5905 Renault Dr W Jacksonville, FL	4.0	2.0	1524	$1,850	$1.21	25d	1	0.40mi
8472 Fury Dr Jacksonville, FL	4.0	2.0	1326	$1,780	$1.34	25d	1	0.45mi
7978 Renault Dr Jacksonville, FL	3.0	2.0	1080	$1,850	$1.71	25d	1	0.45mi
7948 Austin Rd Jacksonville, FL	3.0	2.0	1335	$1,775	$1.33	6d	1	0.48mi
7947 Renault Dr Jacksonville, FL	3.0	2.0	1285	$1,500	$1.17	19d	1	0.48mi
7901 Austin Rd Jacksonville, FL	3.0	2.0	1268	$1,815	$1.43	25d	1	0.53mi
8727 Osteen St Jacksonville, FL	3.0	2.0	1230	$1,546	$1.26	12d	1	0.58mi
5150 Playpen Dr #4 Jacksonville, FL	2.0	2.0	1118	$1,200	$1.07	23d	1	0.61mi
5150 Playpen Dr Unit 2-1 Jacksonville, FL	3.0	2.0	1157	$1,225	$1.06	6d	1	0.62mi
6109 Sage Willow Way Jacksonville, FL	4.0	2.0	1760	$1,921	$1.09	23d	1	0.67mi
4807 Playpen Dr Jacksonville, FL	2.0	2.5	1204	$1,322	$1.10	5d	1	0.72mi
7880 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,495	$1.12	18d	1	0.73mi
6019 Blank Dr Jacksonville, FL	3.0	2.0	1520	$1,500	$0.99	25d	1	0.75mi
5332 Westchase Ct Unit 1 Jacksonville, FL	2.0	1.0	900	$1,450	$1.61	16d	1	0.75mi
7707 Falcon St Jacksonville, FL	4.0	2.0	1300	$2,000	$1.54	19d	1	0.76mi
7840 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,398	$1.04	16d	1	0.76mi
4706 Playpen Dr Jacksonville, FL	2.0	2.5	1330	$1,321	$0.99	9d	1	0.76mi
7851 Playschool Ln Jacksonville, FL	3.0	3.0	1508	$1,600	$1.06	25d	1	0.77mi
8368 Geoffrey Ct Jacksonville, FL	3.0	1.5	1104	$1,730	$1.57	25d	1	0.78mi
7911 Melvin Rd Jacksonville, FL	3.0	2.5	1471	$1,740	$1.18	3d	1	0.78mi
7800 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,361	$1.02	16d	1	0.80mi
6263 Toyota Dr Jacksonville, FL	3.0	2.0	1663	$1,835	$1.10	9d	1	0.80mi
7796 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,375	$1.03	25d	1	0.80mi
7887 Melvin Rd Jacksonville, FL	2.0	2.5	1153	$1,600	$1.39	25d	1	0.80mi

Listing history 21 events

1. 2026-06-21
   days on market $209,000 Active 30 DOM
2. 2026-06-18
   days on market $209,000 Active 27 DOM
3. 2026-06-17
   days on market $209,000 Active 26 DOM
4. 2026-06-16
   days on market $209,000 Active 25 DOM
5. 2026-06-15
   days on market $209,000 Active 24 DOM
6. 2026-06-13
   days on market $209,000 Active 22 DOM
7. 2026-06-13
   days on market $209,000 Active 21 DOM
8. 2026-06-10
   days on market $209,000 Active 18 DOM
9. 2026-06-08
   days on market $209,000 Active 17 DOM
10. 2026-06-07
    days on market $209,000 Active 16 DOM
11. 2026-06-05
    days on market $209,000 Active 13 DOM
12. 2026-06-03
    days on market $209,000 Active 12 DOM
13. 2026-06-02
    days on market $209,000 Active 11 DOM
14. 2026-06-01
    days on market $209,000 Active 10 DOM
15. 2026-05-31
    days on market $209,000 Active 9 DOM
16. 2026-05-22
    listed $209,000 Active
17. 2001-05-23
    soldstatus $78,000
18. 2001-05-15
    soldstatus $78,000 401-char remark

    Show marketing remark (401 chars)

    W 103RD ST FROM 295 RO L ON BRANNON PRIDE OF OWNERSHIP SHOWS IN THIS HOME/WINDOW TREATMENTS/7 CEILING FANS/ RANGE/REF/DISHWASHER ALL STAY/WATER SOFTNER /YARD WELL AND PUMP HUGH COUNTRY KITCHEN/FAM ROOM/FORMAL DINING/LIVING ROOM/GARAGE WITH WORK WORKSHOP/CH&A/NEWER ROOF/LARGE OAK TREES/CORNER LOT/ FENCED REAR DOUBLE GATE FOR YOUR BOAT/OR MOTOR HOME /NICE LANDSCAPING/SHOWS VERY WELL SORTA COUNTRY

19. 2001-03-22
    listed $79,900 401-char remark

    Show marketing remark (401 chars)

    W 103RD ST FROM 295 RO L ON BRANNON PRIDE OF OWNERSHIP SHOWS IN THIS HOME/WINDOW TREATMENTS/7 CEILING FANS/ RANGE/REF/DISHWASHER ALL STAY/WATER SOFTNER /YARD WELL AND PUMP HUGH COUNTRY KITCHEN/FAM ROOM/FORMAL DINING/LIVING ROOM/GARAGE WITH WORK WORKSHOP/CH&A/NEWER ROOF/LARGE OAK TREES/CORNER LOT/ FENCED REAR DOUBLE GATE FOR YOUR BOAT/OR MOTOR HOME /NICE LANDSCAPING/SHOWS VERY WELL SORTA COUNTRY

20. 1994-09-16
    soldstatus $18,000
21. 1994-03-28
    soldstatus $54,500

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $1,735 · $145/mo
• Expected delta: +$458/yr (+$38/mo · 35.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,189
• − Mortgage interest: −$11,707
• − Property taxes: −$1,276
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$6,080
• Taxable loss: −$3,150
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $1,232/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): 63,592
• Household income: $62,204
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2799.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 39% Black 35% Hispanic / Latino 15% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 9% Tagalog/Filipino 3% French/Haitian/Cajun 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: ▼ -64.22%
• Current HPI: 296.5375
• Rent YoY: ▲ 2.25%
• 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

+283.5% since first listed

6 events — show timeline

• 2026-05-22 Listed $209,000 realMLS
• 2001-05-23 Sold (Public Records) $78,000 Public Records
• 2001-05-15 Sold (MLS) $78,000 realMLS
• 2001-03-22 Listed $79,900 realMLS
• 1994-09-16 Sold (Public Records) $18,000 Public Records
• 1994-03-28 Sold (Public Records) $54,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,276 · +19.1% YoY. Source: county tax records.