2750 Calloway Cir · Jacksonville, FL 32209

$169,000

4 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 16 Days on market

Built 1957 9,583 sqft lot Est $169k · at est.

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Why this score? — see what drove the D 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 +12.1/30.0
• ARV discount +7.4/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• DSCR +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This newly renovated home is move in ready! It has 4 bedrooms and 2 bathroom with 1,350 sq feet of living space and updates throughout. Call for your showing today!

Key facts

• Charming front porch
• Hvac installed
• Roof replaced

Tags

• ACCESSORY DWELLING UNIT
• HOME OFFICE
• CHARMING FRONT PORCH
• ROOF REPLACED
• HVAC INSTALLED
• QUIET ESTABLISHED COMMUNITY

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Cable available
• Home design: Single family residence; One story
• Construction: Shingle roof
• Exterior features: Back yard fencing; No private pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air
• Interior features: Washer hookup; Electric dryer hookup; Carpet flooring
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-38 ($-458/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (11.7% below list).
• Recommended offer: $149k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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); 394 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,493/mo this rent would consume 59% 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 $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 16 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $140k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $149,279 (11.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.88% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $168,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5334 Mays Dr	0.24mi	4/2.0	1,508 (+12%)	5mo	$143,000	$95	65
2702 Eventide Dr	0.18mi	3/1.0 (-1)	1,272 (-6%)	11mo	$125,000	$98	64
5211 Vernon Rd	0.24mi	3/2.0 (-1)	1,209 (-10%)	12mo	$230,000	$190	56
2936 Breve Dr	0.34mi	3/1.0 (-1)	1,156 (-14%)	7mo	$145,000	$125	46
5822 Begonia Rd	0.57mi	3/2.0 (-1)	1,504 (+11%)	5mo	$185,000	$123	45
4037 Marland St	0.47mi	3/2.0 (-1)	1,180 (-13%)	11mo	$188,000	$159	43
2611 Sunny Acres Dr N	0.28mi	3/1.0 (-1)	1,158 (-14%)	14mo	$98,000	$85	42
5541 Mahalia Dr	0.52mi	3/2.0 (-1)	1,196 (-11%)	13mo	$205,000	$171	41
2239 W 45th St	0.64mi	3/2.0 (-1)	1,169 (-13%)	5mo	$193,020	$165	39
3542 Division St	0.69mi	3/1.0 (-1)	1,216 (-10%)	5mo	$62,500	$51	39
3562 Gladys St	0.72mi	3/2.0 (-1)	1,248 (-8%)	14mo	$177,000	$142	37
5811 Geranium Rd	0.60mi	4/1.0	1,500 (+11%)	15mo	$114,900	$77	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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-31,527
• Equity at exit: $25,198

10-year hold

• IRR: -14.6%
• Equity multiple: 0.21×
• Total profit: $-37,442
• Equity at exit: $14,612

Cash invested: $47,320 (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: 394
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,493 high
• Mortgage (P&I): −$886
• Tax from tax record: −$261 /mo · $3,129/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-38

Break-even live

Break-even rent $1,541

Max offer price $162,264

Occupancy floor 98%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5428 Bunche Dr Jacksonville, FL	3.0	1.0	900	$1,600	$1.78	23d	1	0.09mi
5247 Cleveland Rd Jacksonville, FL	4.0	2.0	1850	$1,775	$0.96	14d	1	0.14mi
5227 Bunche Dr Jacksonville, FL	3.0	2.0	1174	$1,450	$1.24	23d	1	0.17mi
5326 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,200	$1.33	23d	1	0.22mi
5217 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,250	$1.39	7d	1	0.23mi
5565 Minosa Cir E Jacksonville, FL	3.0	1.0	1227	$1,400	$1.14	4d	1	0.36mi
5531 Agra Ct Jacksonville, FL	3.0	1.0	988	$1,295	$1.31	14d	1	0.38mi
5035 Campenella Dr Jacksonville, FL	3.0	1.0	875	$1,095	$1.25	23d	1	0.42mi
2904 Lippia Rd Jacksonville, FL	4.0	1.0	964	$1,400	$1.45	23d	1	0.42mi
5814 Begonia Rd Unit 1 Jacksonville, FL	3.0	1.5	1500	$1,655	$1.10	23d	1	0.55mi
2268 W 44th St Jacksonville, FL	3.0	2.0	1077	$1,440	$1.34	4d	1	0.56mi
5821 Begonia Rd Jacksonville, FL	3.0	2.0	1230	$1,155	$0.94	4d	1	0.56mi
5838 Abelia Rd Jacksonville, FL	3.0	1.0	1135	$1,150	$1.01	23d	1	0.59mi
5306 Paris Ave Jacksonville, FL	3.0	1.0	944	$1,150	$1.22	23d	1	0.64mi
2661 W 25th St Jacksonville, FL	4.0	2.0	1031	$1,350	$1.31	23d	1	0.64mi
2693 W 25th St Jacksonville, FL	3.0	1.5	1300	$1,450	$1.12	23d	1	0.65mi
2108 Talladega Rd Jacksonville, FL	3.0	2.0	1160	$1,579	$1.36	4d	1	0.74mi
3516 Penton St Jacksonville, FL	3.0	1.0	1000	$1,350	$1.35	23d	1	0.75mi
5816 Paris Ave Jacksonville, FL	4.0	2.0	1701	$1,599	$0.94	23d	1	0.79mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	16d	1	0.80mi
2069 Talladega Rd Jacksonville, FL	4.0	2.0	1152	$1,298	$1.13	4d	1	0.80mi
4144 Katanga Dr N Jacksonville, FL	3.0	1.0	1114	$1,095	$0.98	23d	1	0.82mi
2151 Wilberforce Rd Jacksonville, FL	3.0	2.0	1166	$1,249	$1.07	23d	1	0.84mi
6188 Pettiford Dr W Jacksonville, FL	3.0	2.0	1499	$1,850	$1.23	12d	1	0.87mi
6114 Strawflower Pl Jacksonville, FL	3.0	1.0	1030	$1,200	$1.17	23d	1	0.98mi
1834 Meharry Ave Jacksonville, FL	3.0	1.0	1291	$1,295	$1.00	4d	1	1.08mi
1867 W 41st St Jacksonville, FL	3.0	2.0	1218	$1,325	$1.09	17d	1	1.09mi
6601 Cleveland Rd Jacksonville, FL	3.0	1.0	896	$1,400	$1.56	23d	1	1.09mi
2344 W 18th St Jacksonville, FL	3.0	1.5	1129	$1,425	$1.26	14d	1	1.09mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	23d	1	1.16mi
2345 W 15th St Jacksonville, FL	3.0	2.0	1112	$1,400	$1.26	23d	1	1.20mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	23d	1	1.22mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	23d	1	1.22mi
4236 Homer Rd N Jacksonville, FL	3.0	1.0	888	$1,250	$1.41	11d	1	1.22mi
6412 New Kings Rd Unit 2 Jacksonville, FL	3.0	2.0	1300	$1,400	$1.08	17d	1	1.25mi
3004 W 16th St Unit 1 Jacksonville, FL	3.0	2.0	1456	$1,526	$1.05	23d	1	1.26mi
6731 W Virginia Ct Jacksonville, FL	3.0	1.0	1188	$1,225	$1.03	21d	1	1.26mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	21d	1	1.28mi
2138 W 17th St Jacksonville, FL	3.0	1.0	1158	$1,425	$1.23	4d	1	1.29mi
2415 N Canal St Jacksonville, FL	4.0	2.0	1572	$1,475	$0.94	19d	1	1.32mi

Listing history 6 events

1. 2026-05-13
   listed $169,000 Active
2. 2021-02-09
   soldstatus $140,000 165-char remark

   Show marketing remark (165 chars)

   This newly renovated home is move in ready! It has 4 bedrooms and 2 bathroom with 1,350 sq feet of living space and updates throughout. Call for your showing today!

3. 2021-02-09
   listed $140,000 165-char remark

   Show marketing remark (165 chars)

   This newly renovated home is move in ready! It has 4 bedrooms and 2 bathroom with 1,350 sq feet of living space and updates throughout. Call for your showing today!

4. 2021-01-26
   soldstatus $140,000
5. 2012-12-07
   soldstatus $13,000 90-char remark

   Show marketing remark (90 chars)

   Great fixer upper in well maintained neighborhood. 4 bedroom 2 bath with a large backyard.

6. 2012-07-02
   listed $17,900 90-char remark

   Show marketing remark (90 chars)

   Great fixer upper in well maintained neighborhood. 4 bedroom 2 bath with a large backyard.

ⓘ 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: $3,129 · $261/mo
• Projected year-2 tax: $3,129 · $261/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 4/10 Moderate FEMA zone X (shaded) · 20% 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: $17,913
• − Mortgage interest: −$9,467
• − Property taxes: −$3,129
• − Insurance: −$845
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$4,916
• Taxable loss: −$3,310
• Est. tax savings @ 24.0%: +$794
• After-tax cash flow: $337/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

+844.1% since first listed

6 events — show timeline

• 2026-05-13 Listed $169,000 realMLS
• 2021-02-09 Listed $140,000 realMLS
• 2021-02-09 Sold (MLS) $140,000 realMLS
• 2021-01-26 Sold (Public Records) $140,000 Public Records
• 2012-12-07 Sold (MLS) $13,000 realMLS
• 2012-07-02 Listed $17,900 realMLS

Property tax history

+13.9%/yr

Latest (2025): $3,129 · +9.5% YoY. Source: county tax records.