639 W 46th St · Jacksonville, FL 32208

$89,998

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 99 Days on market

Built 1939 5,662 sqft lot Est $125k · 28% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Currently listed as 3 br's/ could be 2 br's w/fla rm, also has enclosed area on front of home/probably a front porch at one time/ clean as a pin!! A cute bungalow nestled among the trees/ Laundry area beside garage/sellers say carpet, tile & roof on garage are new, agent has not verified/lrg patio off back of home/

Key facts

• Wood frame garage
• Asphalt shingle roof
• 5,662 sq ft lot

Tags

• WOOD FRAME GARAGE
• ASPHALT SHINGLE ROOF

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Garage (1 space)
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story
• Construction: Aluminum siding and frame construction; Shingle roof
• Exterior features: Awning(s) on patio/porch; Back yard with chain link fencing; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Electric water heater
• Laundry & utility: Unfurnished (no washer/dryer included listed)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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.
• Market conditions: Rents soft (-1.4%/yr); 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 37% 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 $622 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $81,898 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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: 1.42% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.80%
• DSCR: 1.97
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $125,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
733 Escambia St	0.22mi	3/1.0	975 (-1%)	0mo	$90,000	$92	88
625 W 46th St	0.02mi	2/1.0 (-1)	1,031 (+4%)	5mo	$40,000	$39	82
429 W 46th St	0.18mi	2/1.0 (-1)	1,020 (+3%)	2mo	$167,000	$164	79
557 Chestnut Dr	0.11mi	2/1.0 (-1)	943 (-5%)	4mo	$125,000	$133	79
569 W 49th St	0.08mi	2/1.0 (-1)	924 (-6%)	2mo	$57,000	$62	79
753 Fernway St	0.40mi	3/1.0	929 (-6%)	1mo	$110,000	$118	70
6835 Vermillion St	0.54mi	3/1.0	891 (-10%)	2mo	$65,000	$73	56
4562 Notter Ave	0.57mi	3/2.0	1,052 (+6%)	4mo	$139,000	$132	55
6711 Drayton St	0.64mi	3/1.0	1,088 (+10%)	3mo	$138,000	$127	50
4808 Silver St	0.60mi	3/1.0	1,120 (+13%)	1mo	$135,000	$121	49
110 Tallulah Ave	0.72mi	3/1.0	1,102 (+12%)	2mo	$181,000	$164	46
118 E 45th St	0.72mi	3/1.0	1,132 (+15%)	3mo	$161,000	$142	40

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: 11.2%
• Equity multiple: 1.43×
• Total profit: $10,810
• Equity at exit: $13,419

10-year hold

• IRR: 17.8%
• Equity multiple: 2.29×
• Total profit: $32,409
• Equity at exit: $7,781

Cash invested: $25,199 (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: 293
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,275 high
• Mortgage (P&I): −$472
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $458

Break-even live

Break-even rent $696

Max offer price $89,998

Occupancy floor 59%

Sensitivity live

Price	-10% $509	-5% $483	+0% $458	+5% $432	+10% $407
Rent	-10% $357	-5% $407	+0% $458	+5% $508	+10% $559
Rate	-1.0pp $503	-0.5pp $481	base $458	+0.5pp $434	+1.0pp $411

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
562 W 49th St Jacksonville, FL	3.0	1.0	1091	$1,195	$1.10	25d	1	0.06mi
5616 Calvin Ave Jacksonville, FL	3.0	1.0	1008	$1,195	$1.19	8d	1	0.07mi
5514 Long St Jacksonville, FL	2.0	1.0	941	$1,250	$1.33	3d	1	0.13mi
425 W 47th St Jacksonville, FL	3.0	1.5	1083	$1,193	$1.10	8d	1	0.17mi
6460 Lanark Ave Jacksonville, FL	2.0	1.0	708	$1,095	$1.55	25d	1	0.22mi
319 W 49th St Jacksonville, FL	2.0	1.0	977	$1,200	$1.23	25d	1	0.24mi
385 Duray Ct Jacksonville, FL	3.0	1.0	932	$1,250	$1.34	21d	1	0.36mi
356 Duray Ct Jacksonville, FL	3.0	2.0	1070	$1,425	$1.33	15d	1	0.38mi
535 W 59th St Jacksonville, FL	3.0	2.0	816	$1,395	$1.71	8d	1	0.40mi
141 W 43rd St Jacksonville, FL	3.0	2.0	1022	$1,231	$1.20	4d	1	0.44mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	25d	1	0.47mi
4918 N Pearl St Jacksonville, FL	2.0	1.0	850	$895	$1.05	25d	1	0.47mi
511 Ivy St Jacksonville, FL	2.0	1.0	900	$995	$1.11	25d	1	0.49mi
92 W 55th St Jacksonville, FL	2.0	1.0	624	$845	$1.35	22d	1	0.55mi
18 W 43rd St Jacksonville, FL	2.0	1.0	750	$795	$1.06	5d	1	0.58mi
451 Long Branch Blvd Unit 451 Jacksonville, FL	2.0	1.0	1000	$1,350	$1.35	25d	1	0.61mi
7124 Lorain St Jacksonville, FL	3.0	1.0	864	$1,043	$1.21	4d	1	0.63mi
666 Basswood St Jacksonville, FL	3.0	1.0	1002	$1,400	$1.40	25d	1	0.65mi
1136 Maynard St Jacksonville, FL	2.0	1.0	919	$1,045	$1.14	25d	1	0.66mi
1059 Glencarin St Jacksonville, FL	2.0	1.0	645	$897	$1.39	5d	1	0.67mi
961 Dorchester St Jacksonville, FL	2.0	1.0	884	$1,025	$1.16	4d	1	0.68mi
22 W 38th St Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	25d	1	0.70mi
5035 N Main St Jacksonville, FL	3.0	1.0–2.0	816	$1,459	$1.79	25d	69	0.71mi
7210 Elwood Ave Jacksonville, FL	2.0	1.0	831	$995	$1.20	22d	1	0.71mi
41 Tallulah Ave Jacksonville, FL	3.0	1.0	1092	$1,390	$1.27	4d	1	0.75mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	25d	1	0.76mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	5d	1	0.76mi
205 E 44th St Jacksonville, FL	3.0	1.0	955	$1,075	$1.13	22d	1	0.78mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	22d	1	0.78mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	15d	1	0.78mi
7511 N Shore Dr Jacksonville, FL	2.0	1.0	1014	$1,350	$1.33	5d	1	0.78mi
217 E 48th St Jacksonville, FL	3.0	1.0	979	$1,096	$1.12	11d	1	0.78mi
3933 Boulevard #2 Jacksonville, FL	2.0	1.0	684	$748	$1.09	8d	1	0.80mi
222 E 43rd St Jacksonville, FL	2.0	1.0	840	$946	$1.13	25d	1	0.82mi
849 W 30th St Apt 3 Jacksonville, FL	2.0	1.0	750	$965	$1.29	25d	1	0.88mi
917 W 30th St Jacksonville, FL	2.0	1.0	672	$1,200	$1.79	18d	1	0.90mi
3732 Lehigh St Jacksonville, FL	2.0	1.0	850	$900	$1.06	15d	1	0.91mi
3730 Lehigh St Unit 3730 Jacksonville, FL	2.0	1.0	850	$900	$1.06	15d	1	0.91mi
154 W 28th St Jacksonville, FL	2.0	2.0	818	$1,138	$1.39	18d	1	0.94mi
346 W 68th St Jacksonville, FL	3.0	1.0	1114	$1,385	$1.24	5d	1	0.95mi

Listing history 13 events

1. 2026-05-31
   days on market $89,998 Active 99 DOM
2. 2026-02-18
   listed $89,998 Active
3. 2025-03-11
   soldstatus $75,000
4. 2005-10-07
   soldstatus $82,900
5. 2005-09-01
   historical 320-char remark

   Show marketing remark (320 chars)

   Currently listed as 3 br's/ could be 2 br's w/fla rm, also has enclosed area on front of home/probably a front porch at one time/ clean as a pin!! A cute bungalow nestled among the trees/ Laundry area beside garage/sellers say carpet, tile & roof on garage are new, agent has not verified/lrg patio off back of home/

6. 2005-07-16
   listed $83,500 320-char remark

   Show marketing remark (320 chars)

   Currently listed as 3 br's/ could be 2 br's w/fla rm, also has enclosed area on front of home/probably a front porch at one time/ clean as a pin!! A cute bungalow nestled among the trees/ Laundry area beside garage/sellers say carpet, tile & roof on garage are new, agent has not verified/lrg patio off back of home/

7. 2005-02-07
   historical 275-char remark

   Show marketing remark (275 chars)

   Property is HUd owned subject to rules Offered AS-IS without repair and subject to conditions Property IS NOT FHA INSURABLE Liens/code violations may/may not exist Broker/Purchaser to resolve LBP Mold evidence possible No remediation has or will be done HUD case # 091-315070

8. 2005-02-02
   soldstatus $51,500 275-char remark

   Show marketing remark (275 chars)

   Property is HUd owned subject to rules Offered AS-IS without repair and subject to conditions Property IS NOT FHA INSURABLE Liens/code violations may/may not exist Broker/Purchaser to resolve LBP Mold evidence possible No remediation has or will be done HUD case # 091-315070

9. 2004-12-31
   listed $43,000 275-char remark

   Show marketing remark (275 chars)

   Property is HUd owned subject to rules Offered AS-IS without repair and subject to conditions Property IS NOT FHA INSURABLE Liens/code violations may/may not exist Broker/Purchaser to resolve LBP Mold evidence possible No remediation has or will be done HUD case # 091-315070

10. 1999-03-18
    soldstatus $59,900
11. 1998-11-17
    soldstatus $35,200
12. 1998-10-29
    soldstatus $30,200
13. 1987-06-01
    soldstatus $33,900

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $747 · $62/mo
• Expected delta: +$262/yr (+$22/mo · 54.1%)

ⓘ 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: $15,306
• − Mortgage interest: −$5,041
• − Property taxes: −$485
• − Insurance: −$450
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$2,618
• Taxable income: $4,263
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $4,470/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

+165.5% since first listed

12 events — show timeline

• 2026-02-18 Listed $89,998 realMLS
• 2025-03-11 Sold (Public Records) $75,000 Public Records
• 2005-10-07 Sold (Public Records) $82,900 Public Records
• 2005-09-01 Listing Removed — realMLS
• 2005-07-16 Listed $83,500 realMLS
• 2005-02-07 Listing Removed — realMLS
• 2005-02-02 Sold (MLS) $51,500 realMLS
• 2004-12-31 Listed $43,000 realMLS
• 1999-03-18 Sold (Public Records) $59,900 Public Records
• 1998-11-17 Sold (Public Records) $35,200 Public Records
• 1998-10-29 Sold (Public Records) $30,200 Public Records
• 1987-06-01 Sold (Public Records) $33,900 Public Records

Property tax history

+7.9%/yr

Latest (2025): $485 · +62.8% YoY. Source: county tax records.