2224 W 44th St · Jacksonville, FL 32209

$90,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 125 Days on market

Built 1956 6,098 sqft lot Est $103k · 13% under ↓ 24% since listing

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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 +28.6/30.0
• ARV discount +13.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid Investment with Long-Term Tenants! This property offers steady rental income with reliable, long-term tenants in place—minimizing vacancy risk. Perfect for investors seeking a hassle-free asset with strong cash flow potential. Rent is $1147/moth. Property being sold ''As-Is''. Also, there is 2nd property that can be a sold as a bundle also. Tenant Occupied. Do Not Disturb tenants!!

Key facts

• 6,098 sq ft lot
• Built 1956
• Listed 125 days

Property features AI

Finance

• Financial info: Residential use
• HOA & community: Not a senior community

Exterior

• Parking: Additional parking available; On-street parking
• Utilities: Public sewer; Electricity available and connected; Water available
• Home design: Single family residence; One story
• Construction: Block and concrete construction; Shingle roof
• Exterior features: City street frontage; Asphalt road surface

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Central air conditioning
• Interior features: Tile flooring
• Laundry & utility: Unfurnished (no built-in washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/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: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 rising (+1.8%/yr); 399 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $1,181/mo this rent would consume 46% of the median local household income ($31k/yr) (locally 2921% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 1.8% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1956 — 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: 1.31% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.16%
• DSCR: 1.63
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $103,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5342 Mays Dr	0.38mi	3/1.0 (+1)	900 (+1%)	4mo	$74,500	$83	72
2117 W 41st St	0.18mi	3/1.0 (+1)	960 (+8%)	3mo	$19,000	$20	70
5248 Bunche Dr	0.53mi	3/1.0 (+1)	900 (+1%)	3mo	$110,000	$122	66
2170 Talladega Rd	0.12mi	3/1.0 (+1)	1,000 (+13%)	5mo	$179,017	$179	65
5745 Benedict Rd	0.52mi	3/1.0 (+1)	904 (+2%)	5mo	$60,000	$66	64
5428 Bunche Dr	0.55mi	3/1.0 (+1)	900 (+1%)	5mo	$105,000	$117	63
2058 W 40th St	0.28mi	3/1.0 (+1)	1,010 (+14%)	1mo	$71,000	$70	58
4318 Bessie Cir W	0.63mi	3/1.0 (+1)	864 (-3%)	5mo	$117,200	$136	57
2736 Lippia Rd	0.68mi	3/1.0 (+1)	856 (-4%)	0mo	$62,500	$73	57
2050 W 40th St	0.29mi	3/1.0 (+1)	1,010 (+14%)	3mo	$79,500	$79	56
2603 Sunny Acres Dr N	0.66mi	3/1.0 (+1)	854 (-4%)	4mo	$105,000	$123	54
3838 Penton St	0.62mi	3/1.0 (+1)	950 (+7%)	1mo	$110,000	$116	54

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $2,977
• Equity at exit: $13,419

10-year hold

• IRR: 11.5%
• Equity multiple: 1.85×
• Total profit: $21,478
• Equity at exit: $7,782

Cash invested: $25,200 (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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 399
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,181 high
• Mortgage (P&I): −$472
• Tax from tax record: −$127 /mo · $1,519/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $297

Break-even live

Break-even rent $805

Max offer price $90,000

Occupancy floor 70%

Sensitivity live

Price	-10% $348	-5% $323	+0% $297	+5% $272	+10% $246
Rent	-10% $204	-5% $251	+0% $297	+5% $344	+10% $391
Rate	-1.0pp $343	-0.5pp $320	base $297	+0.5pp $274	+1.0pp $250

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
2268 W 44th St Jacksonville, FL	3.0	2.0	1077	$1,440	$1.34	5d	1	0.06mi
5306 Paris Ave Jacksonville, FL	3.0	1.0	944	$1,150	$1.22	24d	1	0.07mi
2171 W 40th St Jacksonville, FL	2.0	1.0	700	$950	$1.36	24d	1	0.24mi
5035 Campenella Dr Jacksonville, FL	3.0	1.0	875	$1,095	$1.25	24d	1	0.25mi
2221 W 39th St Jacksonville, FL	2.0	1.0	675	$800	$1.19	24d	1	0.30mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	17d	1	0.32mi
5531 Agra Ct Jacksonville, FL	3.0	1.0	988	$1,295	$1.31	15d	1	0.32mi
1959 W 45th St Jacksonville, FL	2.0	1.0	895	$1,245	$1.39	14d	1	0.37mi
5217 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,250	$1.39	8d	1	0.39mi
5326 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,200	$1.33	24d	1	0.39mi
2092 Benedict Rd Jacksonville, FL	3.0	1.0	816	$1,095	$1.34	24d	1	0.43mi
2185 Benedict Rd Jacksonville, FL	2.0	1.0	630	$995	$1.58	24d	1	0.50mi
2185 Benedict Rd Unit 2187 Jacksonville, FL	2.0	1.0	630	$995	$1.58	11d	1	0.50mi
5428 Bunche Dr Jacksonville, FL	3.0	1.0	900	$1,600	$1.78	24d	1	0.55mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	24d	1	0.56mi
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	8d	1	0.58mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	24d	1	0.62mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	24d	1	0.62mi
6114 Strawflower Pl Jacksonville, FL	3.0	1.0	1030	$1,200	$1.17	24d	1	0.73mi
5736 Teeler Ave Jacksonville, FL	3.0	1.0	852	$1,000	$1.17	24d	1	0.76mi
3516 Penton St Jacksonville, FL	3.0	1.0	1000	$1,350	$1.35	24d	1	0.78mi
1839 W 30th St Jacksonville, FL	3.0	1.0	828	$1,050	$1.27	24d	1	0.84mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	22d	1	0.84mi
1653 W 35th St Jacksonville, FL	2.0	1.0	800	$825	$1.03	24d	1	0.88mi
2540 W 25th St Jacksonville, FL	3.0	1.5	854	$1,295	$1.52	15d	1	0.92mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$870	$1.15	3d	8	0.94mi
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	24d	1	0.96mi
1536 W 45th St Jacksonville, FL	2.0	1.0	800	$1,050	$1.31	24d	1	0.97mi
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	24d	1	0.98mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	24d	1	0.99mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	24d	1	1.03mi
1968 W 23rd St Unit Main Jacksonville, FL	3.0	2.0	1106	$1,400	$1.27	22d	1	1.04mi
1599 W 30th St Unit B Jacksonville, FL	2.0	1.0	780	$1,150	$1.47	15d	1	1.05mi
1971 W 22nd St Jacksonville, FL	3.0	1.0	1094	$1,095	$1.00	8d	1	1.06mi
1551 W 33rd St #2 Jacksonville, FL	2.0	1.0	842	$795	$0.94	21d	1	1.06mi
1584 W 31st St Unit 3 Jacksonville, FL	2.0	1.0	832	$900	$1.08	24d	1	1.06mi
1636 W 28th St Jacksonville, FL	3.0	2.0	912	$1,375	$1.51	24d	1	1.07mi
4144 Katanga Dr N Jacksonville, FL	3.0	1.0	1114	$1,095	$0.98	24d	1	1.11mi
1625 W 26th St Unit 2 Jacksonville, FL	2.0	1.0	750	$800	$1.07	24d	1	1.13mi
1625 W 26th St Jacksonville, FL	2.0	1.0	750	$800	$1.07	2d	1	1.13mi

Listing history 7 events

1. 2026-06-02
   status $90,000 Pending 125 DOM
2. 2026-06-01
   days on market $90,000 Active 125 DOM
3. 2026-05-31
   days on market $90,000 Active 124 DOM
4. 2026-01-24
   listed $110,000 Active
5. 2025-12-05
   historical 397-char remark

   Show marketing remark (397 chars)

   Solid Investment with Long-Term Tenants! This property offers steady rental income with reliable, long-term tenants in place—minimizing vacancy risk. Perfect for investors seeking a hassle-free asset with strong cash flow potential. Rent is $1147/moth. Property being sold ''As-Is''. Also, there is 2nd property that can be a sold as a bundle also. Tenant Occupied. Do Not Disturb tenants!!

6. 2025-11-06
   price $132,000 397-char remark

   Show marketing remark (397 chars)

   Solid Investment with Long-Term Tenants! This property offers steady rental income with reliable, long-term tenants in place—minimizing vacancy risk. Perfect for investors seeking a hassle-free asset with strong cash flow potential. Rent is $1147/moth. Property being sold ''As-Is''. Also, there is 2nd property that can be a sold as a bundle also. Tenant Occupied. Do Not Disturb tenants!!

7. 2025-07-17
   listed $145,000 Active 397-char remark

   Show marketing remark (397 chars)

   Solid Investment with Long-Term Tenants! This property offers steady rental income with reliable, long-term tenants in place—minimizing vacancy risk. Perfect for investors seeking a hassle-free asset with strong cash flow potential. Rent is $1147/moth. Property being sold ''As-Is''. Also, there is 2nd property that can be a sold as a bundle also. Tenant Occupied. Do Not Disturb tenants!!

ⓘ 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: $1,519 · $127/mo
• Projected year-2 tax: $1,519 · $127/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: $14,177
• − Mortgage interest: −$5,041
• − Property taxes: −$1,519
• − Insurance: −$450
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$2,618
• Taxable income: $2,280
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $3,020/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): 34,657
• Household income: $30,514
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2921.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% 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: ▼ -53.92%
• Current HPI: 189.5977
• Rent YoY: ▲ 1.81%
• 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

-24.1% since first listed

4 events — show timeline

• 2026-01-24 Listed $110,000 realMLS
• 2025-12-05 Listing Removed — realMLS
• 2025-11-06 Price Changed $132,000 realMLS
• 2025-07-17 Listed $145,000 realMLS

Property tax history

+5.6%/yr

Latest (2025): $1,519 · +18.0% YoY. Source: county tax records.