5328 Golf Forest Ct · Jacksonville, FL 32208

$124,990

2 bd · 1.0 ba · 860 sqft · SingleFamily public records · 17 Days on market

Built 2000 5,662 sqft lot Est $104k · 20% over

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Why this score? — see what drove the F 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 +14.1/30.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2Br/1BA home is a perfect starter home for 1st time home buyers or small family. This is a HabiJax home Owner occupied only. Sorry no investors. Owner is tearing out old carpet to install new tile. Includes one year home warranty.

Key facts

• Ample outdoor space
• Inviting front porch
• New lvp flooring

Tags

• NEW LVP FLOORING
• INVITING FRONT PORCH
• AMPLE OUTDOOR SPACE

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One story; Entry level: 1
• Exterior features: Front porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate flooring
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $19 ($227/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 $111k (11.4% below list).
• Recommended offer: $111k (11.4% 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: Northwestern Legends Elementary (math 21% / reading 14%, grade F, #2,117 of 2,144 statewide, top 99%, 528 students, 88% FRL); Joseph Stilwell Middle School (math 31% / reading 33%, grade F, #448 of 571 statewide, top 79%, 612 students, 68% FRL); Jean Ribault High School (math 22% / reading 25%, grade F, #533 of 667 statewide, top 80%, 1,385 students, 71% FRL) — zoned schools average 76% FRL vs 49% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 46% district-wide (-21 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.4%/yr); 294 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 $864 of loan paydown is wiped out by about $4k 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 17 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,751 (11.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $104,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5298 Golfbrook Dr	0.17mi	2/1.0	875 (+2%)	8mo	$116,500	$133	83
7069 Alan Ave	0.52mi	3/1.0 (+1)	872 (+1%)	8mo	$129,900	$149	62
1595 W 32nd St	0.72mi	2/1.0	840 (-2%)	10mo	$105,000	$125	54
7400 Fernandina Ave	0.68mi	2/1.0	933 (+8%)	1mo	$28,000	$30	54
5752 Oprey St	0.51mi	3/2.0 (+1)	912 (+6%)	6mo	$110,000	$121	52
844 Crestwood St	0.71mi	2/1.0	792 (-8%)	6mo	$75,000	$95	48
831 Ashford St	0.67mi	2/2.0	912 (+6%)	8mo	$40,000	$44	48
753 Fernway St	0.75mi	3/1.0 (+1)	929 (+8%)	1mo	$110,000	$118	46
7447 Oriole St	0.71mi	3/1.5 (+1)	912 (+6%)	8mo	$71,250	$78	43
1594 W 33rd St	0.70mi	3/2.0 (+1)	870 (+1%)	17mo	$90,000	$103	42
1559 W 31st St	0.75mi	2/1.0	759 (-12%)	4mo	$113,000	$149	42
7381 Fernandina Ave	0.64mi	2/1.0	732 (-15%)	10mo	$125,000	$171	37

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-22,281
• Equity at exit: $18,636

10-year hold

• IRR: -18.6%
• Equity multiple: 0.13×
• Total profit: $-30,342
• Equity at exit: $10,807

Cash invested: $34,997 (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: 294
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$655
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $19

Break-even live

Break-even rent $1,084

Max offer price $124,990

Occupancy floor 93%

Sensitivity live

Price	-10% $90	-5% $54	+0% $19	+5% $-16	+10% $-52
Rent	-10% $-69	-5% $-25	+0% $19	+5% $63	+10% $106
Rate	-1.0pp $82	-0.5pp $51	base $19	+0.5pp $-13	+1.0pp $-46

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: $31,248
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1536 W 45th St Jacksonville, FL	2.0	1.0	800	$1,050	$1.31	25d	1	0.31mi
1136 Maynard St Jacksonville, FL	2.0	1.0	919	$1,045	$1.14	25d	1	0.37mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$870	$1.15	4d	8	0.41mi
1059 Glencarin St Jacksonville, FL	2.0	1.0	645	$897	$1.39	6d	1	0.43mi
961 Dorchester St Jacksonville, FL	2.0	1.0	884	$1,025	$1.16	4d	1	0.53mi
5736 Teeler Ave Jacksonville, FL	3.0	1.0	852	$1,000	$1.17	25d	1	0.55mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	25d	1	0.60mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	25d	1	0.62mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	25d	1	0.63mi
1653 W 35th St Jacksonville, FL	2.0	1.0	800	$825	$1.03	25d	1	0.64mi
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	9d	1	0.65mi
1551 W 33rd St #2 Jacksonville, FL	2.0	1.0	842	$795	$0.94	22d	1	0.66mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	25d	1	0.67mi
851 Broxton St Unit 851 Jacksonville, FL	1.0	1.0	700	$875	$1.25	19d	1	0.67mi
1417 W 31st St Jacksonville, FL	3.0	1.0	880	$1,100	$1.25	3d	1	0.70mi
4114 Moncrief Rd Jacksonville, FL	2.0	1.0	821	$975	$1.19	9d	1	0.70mi
4114 Moncrief Rd Unit 2 Jacksonville, FL	2.0	1.0	821	$1,050	$1.28	25d	1	0.70mi
1316 W 31st St Jacksonville, FL	2.0	1.0	906	$998	$1.10	25d	1	0.73mi
1584 W 31st St Unit 3 Jacksonville, FL	2.0	1.0	832	$900	$1.08	25d	1	0.78mi
1599 W 30th St Unit B Jacksonville, FL	2.0	1.0	780	$1,150	$1.47	16d	1	0.81mi
1196 W 30th St Jacksonville, FL	2.0	1.0	875	$880	$1.01	19d	1	0.82mi
1244 Ida St Apt 4 Jacksonville, FL	1.0	1.0	686	$900	$1.31	25d	1	0.83mi
1959 W 45th St Jacksonville, FL	2.0	1.0	895	$1,245	$1.39	15d	1	0.84mi
1204 W 29th St Jacksonville, FL	1.0	3.0	960	$1,295	$1.35	16d	1	0.86mi
1220 W 28th St Jacksonville, FL	3.0	1.0	1122	$1,299	$1.16	25d	1	0.90mi
3902 Stuart St Jacksonville, FL	2.0	2.0	1114	$1,050	$0.94	25d	1	0.90mi
1104 W 29th St Unit 1104 Jacksonville, FL	2.0	1.0	624	$850	$1.36	25d	1	0.90mi
1556 W 28th St Jacksonville, FL	2.0	1.0	682	$875	$1.28	12d	1	0.90mi
5514 Long St Jacksonville, FL	2.0	1.0	941	$1,250	$1.33	3d	1	0.91mi
1201 W 27th St Jacksonville, FL	3.0	2.0	1120	$1,145	$1.02	25d	1	0.92mi
1173 W 27th St Jacksonville, FL	3.0	1.0	1080	$1,145	$1.06	15d	1	0.94mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	25d	1	0.94mi
1437 W 26th St Jacksonville, FL	2.0	1.0	644	$650	$1.01	25d	1	0.94mi
1636 W 28th St Jacksonville, FL	3.0	2.0	912	$1,375	$1.51	25d	1	0.94mi
5616 Calvin Ave Jacksonville, FL	3.0	1.0	1008	$1,195	$1.19	9d	1	0.95mi
1839 W 30th St Jacksonville, FL	3.0	1.0	828	$1,050	$1.27	25d	1	0.95mi
917 W 30th St Jacksonville, FL	2.0	1.0	672	$1,200	$1.79	19d	1	0.95mi
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	25d	1	0.97mi
849 W 30th St Apt 3 Jacksonville, FL	2.0	1.0	750	$965	$1.29	25d	1	0.99mi
7350 Linda Dr Jacksonville, FL	1.0	1.0	954	$795	$0.83	9d	1	1.00mi

Listing history 15 events

1. 2026-06-07
   statusdays on market $124,990 Pending 17 DOM
2. 2026-06-05
   days on market $124,990 Active 16 DOM
3. 2026-06-03
   days on market $124,990 Active 15 DOM
4. 2026-06-02
   days on market $124,990 Active 14 DOM
5. 2026-06-01
   days on market $124,990 Active 13 DOM
6. 2026-05-31
   days on market $124,990 Active 12 DOM
7. 2026-05-19
   listed $124,990 Active
8. 2024-04-02
   historical $1,159
9. 2024-03-19
   price $1,159
10. 2024-02-28
    listed $1,199
11. 2022-04-20
    soldstatus $6,500,000
12. 2022-02-16
    soldstatus $4,991,200
13. 2015-10-22
    soldstatus $579,600
14. 2012-09-15
    historical 241-char remark

    Show marketing remark (241 chars)

    This 2Br/1BA home is a perfect starter home for 1st time home buyers or small family. This is a HabiJax home Owner occupied only. Sorry no investors. Owner is tearing out old carpet to install new tile. Includes one year home warranty.

15. 2011-09-16
    listed $27,900 241-char remark

    Show marketing remark (241 chars)

    This 2Br/1BA home is a perfect starter home for 1st time home buyers or small family. This is a HabiJax home Owner occupied only. Sorry no investors. Owner is tearing out old carpet to install new tile. Includes one year home warranty.

ⓘ 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: $1,781 · $148/mo
• Projected year-2 tax: $1,781 · $148/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 · 19 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: $13,290
• − Mortgage interest: −$7,001
• − Property taxes: −$1,781
• − Insurance: −$625
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$3,636
• Taxable loss: −$1,880
• Est. tax savings @ 24.0%: +$451
• After-tax cash flow: $679/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

+348.0% since first listed

9 events — show timeline

• 2026-05-19 Listed $124,990 realMLS
• 2024-04-02 Rental Removed $1,159 RENT.
• 2024-03-19 Price Changed $1,159 RENT.
• 2024-02-28 Listed for Rent $1,199 RENT.
• 2022-04-20 Sold (Public Records) $6,500,000 Public Records
• 2022-02-16 Sold (Public Records) $4,991,200 Public Records
• 2015-10-22 Sold (Public Records) $579,600 Public Records
• 2012-09-15 Listing Removed — realMLS
• 2011-09-16 Listed $27,900 realMLS

Property tax history

+9.8%/yr

Latest (2025): $1,781 · +11.7% YoY. Source: county tax records.