5635 Atlee Ave · Jacksonville, FL 32205

$180,000

5 bd · 2.0 ba · 1,694 sqft · SingleFamily public records · 304 Days on market

Built 1973 5,662 sqft lot Est $278k · 35% under

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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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.7/10.0
• 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 MLS

Property is a Single Family Home. Beautiful 5 bedroom and 2 bathrooms with 4 space driveway. The property has a open floor plan , updated kitchen, floors and bathrooms. Large Livingroom with huge open kitchen. roof recently replaced , nice yard space, a must see! All interior inspections must be pre arranged.

Key facts

• Investment potential
• Hvac system
• New roof

Tags

• NEW ROOF
• HVAC SYSTEM
• TENANT-OCCUPIED
• INVESTMENT POTENTIAL

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached garage
• Utilities: Public sewer; Sewer connected; Water available
• Home design: Single family residence; One story
• Construction: Composition siding; Shingle roof
• Exterior features: Patio; City street frontage; Asphalt road surface

Interior

• Kitchen: No appliances listed
• Bedrooms: 5 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile and vinyl flooring; In-unit laundry
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Zoned schools: Ramona Boulevard Elementary School (math 27% / reading 22%, grade F, #2,037 of 2,144 statewide, top 96%, 288 students, 88% FRL); Lake Shore Middle School (math 25% / reading 22%, grade F, #536 of 571 statewide, top 95%, 972 students, 75% FRL); Riverside High School (math 24% / reading 39%, grade F, #424 of 667 statewide, top 64%, 1,567 students, 60% FRL) — zoned schools average 74% FRL vs 49% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% 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 (+1.7%/yr); 320 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 39% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $5k 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 304 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 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 1973 — 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: 1.17% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.56%
• DSCR: 1.38
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $277,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5445 Ramona Blvd	0.25mi	4/2.0 (-1)	1,760 (+4%)	7mo	$292,500	$166	71
5459 Leaming Ave	0.46mi	4/2.0 (-1)	1,739 (+3%)	4mo	$255,000	$147	66
5450 Harriet Ave	0.48mi	4/2.0 (-1)	1,739 (+3%)	3mo	$267,000	$154	66
5438 Harriet Ave	0.49mi	4/2.0 (-1)	1,739 (+3%)	4mo	$262,100	$151	65
5444 Harriet Ave	0.48mi	4/2.0 (-1)	1,739 (+3%)	5mo	$260,000	$150	64
1130 Pangola Dr	0.53mi	4/2.0 (-1)	1,760 (+4%)	1mo	$290,000	$165	63
631 Stevens St	0.32mi	4/2.0 (-1)	1,588 (-6%)	9mo	$264,000	$166	62
5456 Harriet Ave	0.47mi	4/2.0 (-1)	1,739 (+3%)	10mo	$285,000	$164	60
1168 Pangola Dr	0.63mi	4/2.0 (-1)	1,759 (+4%)	5mo	$287,700	$164	55
1174 Pangola Dr	0.65mi	4/2.0 (-1)	1,760 (+4%)	10mo	$309,017	$176	50
5417 Attleboro St	0.45mi	4/2.0 (-1)	1,522 (-10%)	11mo	$190,000	$125	48
1213 Ellis Rd S	0.71mi	4/2.5 (-1)	1,665 (-2%)	11mo	$277,020	$166	48

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-8,856
• Equity at exit: $26,839

10-year hold

• IRR: 3.3%
• Equity multiple: 1.23×
• Total profit: $11,441
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$944
• Tax from tax record: −$279 /mo · $3,351/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $359

Break-even live

Break-even rent $1,643

Max offer price $180,000

Occupancy floor 78%

Sensitivity live

Price	-10% $461	-5% $410	+0% $359	+5% $309	+10% $258
Rent	-10% $194	-5% $277	+0% $359	+5% $442	+10% $525
Rate	-1.0pp $450	-0.5pp $405	base $359	+0.5pp $313	+1.0pp $265

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1128 Comanche St Jacksonville, FL	4.0	2.5	1539	$1,761	$1.14	3d	1	0.61mi
1209 Ellis Rd S Jacksonville, FL	4.0	2.5	1665	$1,698	$1.02	17d	1	0.71mi
5710 Lenox Ave Jacksonville, FL	1.0–4.0	1.0–2.0	988	$1,435	$1.45	24d	1	0.82mi
6781 Grace Ln Jacksonville, FL	4.0	3.0	1296	$2,300	$1.77	24d	1	0.95mi
1374 Lake Shore Blvd Jacksonville, FL	4.0	2.0	1456	$2,150	$1.48	8d	2	1.17mi
1216 Glen Laura Rd Jacksonville, FL	4.0	2.0	1324	$2,145	$1.62	5d	1	1.33mi
4315 Antisdale St Jacksonville, FL	4.0	1.0	1100	$1,600	$1.45	24d	1	1.43mi
1354 Stimson St Jacksonville, FL	4.0	2.0	1601	$2,100	$1.31	24d	1	1.43mi

Listing history 36 events

1. 2026-06-18
   days on market $180,000 Active 304 DOM
2. 2026-06-17
   days on market $180,000 Active 303 DOM
3. 2026-06-16
   days on market $180,000 Active 302 DOM
4. 2026-06-15
   days on market $180,000 Active 301 DOM
5. 2026-06-10
   days on market $180,000 Active 295 DOM
6. 2026-06-08
   days on market $180,000 Active 294 DOM
7. 2026-06-08
   pricedays on market $180,000 Active 293 DOM
8. 2026-06-03
   days on market $175,000 Active 289 DOM
9. 2026-06-02
   days on market $175,000 Active 288 DOM
10. 2026-06-01
    days on market $175,000 Active 287 DOM
11. 2026-05-31
    days on market $175,000 Active 286 DOM
12. 2026-01-26
    status Active
13. 2026-01-16
    historical Active Under Contract
14. 2026-01-15
    price $175,000
15. 2026-01-14
    status Active
16. 2026-01-12
    historical Active Under Contract
17. 2025-10-08
    price $185,000
18. 2025-08-18
    listed $196,000 Active
19. 2023-11-02
    historical $2,308
20. 2023-10-20
    price $2,308
21. 2023-09-21
    price $2,500
22. 2023-08-29
    listed $3,000
23. 2022-11-16
    soldstatus $195,000
24. 2022-11-14
    soldstatus $195,000 Sold 312-char remark

    Show marketing remark (312 chars)

    Property is a Single Family Home. Beautiful 5 bedroom and 2 bathrooms with 4 space driveway. The property has a open floor plan , updated kitchen, floors and bathrooms. Large Livingroom with huge open kitchen. roof recently replaced , nice yard space, a must see! All interior inspections must be pre arranged.

25. 2022-10-24
    status Pending 312-char remark

    Show marketing remark (312 chars)

    Property is a Single Family Home. Beautiful 5 bedroom and 2 bathrooms with 4 space driveway. The property has a open floor plan , updated kitchen, floors and bathrooms. Large Livingroom with huge open kitchen. roof recently replaced , nice yard space, a must see! All interior inspections must be pre arranged.

26. 2022-09-30
    price $195,000 312-char remark

    Show marketing remark (312 chars)

    Property is a Single Family Home. Beautiful 5 bedroom and 2 bathrooms with 4 space driveway. The property has a open floor plan , updated kitchen, floors and bathrooms. Large Livingroom with huge open kitchen. roof recently replaced , nice yard space, a must see! All interior inspections must be pre arranged.

27. 2022-09-26
    status Active 312-char remark

    Show marketing remark (312 chars)

    Property is a Single Family Home. Beautiful 5 bedroom and 2 bathrooms with 4 space driveway. The property has a open floor plan , updated kitchen, floors and bathrooms. Large Livingroom with huge open kitchen. roof recently replaced , nice yard space, a must see! All interior inspections must be pre arranged.

28. 2022-07-18
    historical 312-char remark

    Show marketing remark (312 chars)

    Property is a Single Family Home. Beautiful 5 bedroom and 2 bathrooms with 4 space driveway. The property has a open floor plan , updated kitchen, floors and bathrooms. Large Livingroom with huge open kitchen. roof recently replaced , nice yard space, a must see! All interior inspections must be pre arranged.

29. 2022-05-27
    price $220,000 312-char remark

    Show marketing remark (312 chars)

    Property is a Single Family Home. Beautiful 5 bedroom and 2 bathrooms with 4 space driveway. The property has a open floor plan , updated kitchen, floors and bathrooms. Large Livingroom with huge open kitchen. roof recently replaced , nice yard space, a must see! All interior inspections must be pre arranged.

30. 2022-05-17
    price $230,000 312-char remark

    Show marketing remark (312 chars)

    Property is a Single Family Home. Beautiful 5 bedroom and 2 bathrooms with 4 space driveway. The property has a open floor plan , updated kitchen, floors and bathrooms. Large Livingroom with huge open kitchen. roof recently replaced , nice yard space, a must see! All interior inspections must be pre arranged.

31. 2022-04-12
    price $240,000 312-char remark

    Show marketing remark (312 chars)

    Property is a Single Family Home. Beautiful 5 bedroom and 2 bathrooms with 4 space driveway. The property has a open floor plan , updated kitchen, floors and bathrooms. Large Livingroom with huge open kitchen. roof recently replaced , nice yard space, a must see! All interior inspections must be pre arranged.

32. 2022-04-12
    status Active 312-char remark

    Show marketing remark (312 chars)

    Property is a Single Family Home. Beautiful 5 bedroom and 2 bathrooms with 4 space driveway. The property has a open floor plan , updated kitchen, floors and bathrooms. Large Livingroom with huge open kitchen. roof recently replaced , nice yard space, a must see! All interior inspections must be pre arranged.

33. 2022-03-30
    status Pending 312-char remark

    Show marketing remark (312 chars)

    Property is a Single Family Home. Beautiful 5 bedroom and 2 bathrooms with 4 space driveway. The property has a open floor plan , updated kitchen, floors and bathrooms. Large Livingroom with huge open kitchen. roof recently replaced , nice yard space, a must see! All interior inspections must be pre arranged.

34. 2022-02-24
    listed $250,000 Active 312-char remark

    Show marketing remark (312 chars)

    Property is a Single Family Home. Beautiful 5 bedroom and 2 bathrooms with 4 space driveway. The property has a open floor plan , updated kitchen, floors and bathrooms. Large Livingroom with huge open kitchen. roof recently replaced , nice yard space, a must see! All interior inspections must be pre arranged.

35. 2015-06-01
    soldstatus $1,400,000
36. 2000-02-04
    soldstatus $1,400,000

ⓘ 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: $3,351 · $279/mo
• Projected year-2 tax: $3,351 · $279/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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,179
• − Mortgage interest: −$10,083
• − Property taxes: −$3,351
• − Insurance: −$900
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$5,236
• Taxable income: $1,581
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $3,934/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

-87.5% since first listed

25 events — show timeline

• 2026-01-26 Relisted — realMLS
• 2026-01-16 Contingent — realMLS
• 2026-01-15 Price Changed $175,000 realMLS
• 2026-01-14 Relisted — realMLS
• 2026-01-12 Contingent — realMLS
• 2025-10-08 Price Changed $185,000 realMLS
• 2025-08-18 Listed $196,000 realMLS
• 2023-11-02 Rental Removed $2,308 NEFLMLS
• 2023-10-20 Price Changed $2,308 NEFLMLS
• 2023-09-21 Price Changed $2,500 NEFLMLS
• 2023-08-29 Listed for Rent $3,000 NEFLMLS
• 2022-11-16 Sold (Public Records) $195,000 Public Records
• 2022-11-14 Sold (MLS) $195,000 realMLS
• 2022-10-24 Pending — realMLS
• 2022-09-30 Price Changed $195,000 realMLS
• 2022-09-26 Relisted — realMLS
• 2022-07-18 Listing Removed — realMLS
• 2022-05-27 Price Changed $220,000 realMLS
• 2022-05-17 Price Changed $230,000 realMLS
• 2022-04-12 Price Changed $240,000 realMLS
• 2022-04-12 Relisted — realMLS
• 2022-03-30 Pending — realMLS
• 2022-02-24 Listed $250,000 realMLS
• 2015-06-01 Sold (Public Records) $1,400,000 Public Records
• 2000-02-04 Sold (Public Records) $1,400,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,351 · +9.0% YoY. Source: county tax records.