607 S West St · Green Cove Springs, FL 32043

$175,000

2 bd · 2.0 ba · 896 sqft · SingleFamily public records · 175 Days on market

Built 1990 6,795 sqft lot Est $197k · 11% under

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Why this score? — see what drove the C 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 +21.2/30.0
• ARV discount +12.5/15.0
• DSCR +6.8/10.0
• Schools +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic Location! Ideal opportunity for investors or first-time homebuyers. This property offers great potential and needs some renovations to make it your own. The roof is approximately 5 years old. Enjoy a spacious front and backyard, perfect for outdoor living. Conveniently located on the same street as a fire station and ballpark. Schools are nearby, and the river is just 2 miles away. photos are limited but definitely welcome to stop by and take a tour. * * * Absolutely No Realtors * * *

Key facts

• Schools are nearby
• 6,795 sq ft lot
• Built 1990

Tags

• SPACIOUS FRONT AND BACKYARD
• SCHOOLS ARE NEARBY
• RIVER IS JUST 2 MILES AWAY

Property features AI

Finance

• Other: No additional financial or community details provided
• Financial info: Financial details not provided
• HOA & community: HOA/community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utility details not provided
• Home design: Single-family house; Living area approximately 896
• Construction: Construction details not provided
• Exterior features: Lot measures approximately 6,795 sq ft

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom count not provided
• Flooring: Flooring details not provided
• Bathrooms: Bathroom count not provided
• Heating & cooling: Heating and cooling details not provided
• Interior features: No interior details available
• Laundry & utility: Laundry and utility details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/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 $167k (4.6% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.2% in Green Cove Springs — 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 75/100 on livability (#245 in FL, #3,868 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Clay (suburban): math 58% / reading 59% proficiency, ranked #14 of 73 in FL (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 885 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,876 units permitted in Clay County in 2024 (14 in 5+ unit buildings).

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.
• Clay 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 175 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.95% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $197,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 Thomas St	0.35mi	2/1.0	876 (-2%)	1mo	$199,500	$228	75
304 Highland Ave S	0.25mi	3/1.0 (+1)	943 (+5%)	9mo	$223,000	$236	63
606 Highland Ave	0.28mi	1/1.5 (-1)	986 (+10%)	1mo	$178,500	$181	62
463 Melrose Ct	0.07mi	3/1.5 (+1)	1,025 (+14%)	10mo	$159,000	$155	57
429 Melrose Ave	0.21mi	3/1.5 (+1)	1,025 (+14%)	6mo	$199,000	$194	54
616 S West St	0.07mi	3/1.0 (+1)	1,025 (+14%)	14mo	$225,000	$220	52
444 Roberts St	0.16mi	3/2.0 (+1)	1,025 (+14%)	14mo	$245,000	$239	52
623 West St S	0.10mi	3/1.0 (+1)	1,025 (+14%)	13mo	$185,000	$180	51
1514 Thomas St	0.34mi	3/1.5 (+1)	1,008 (+12%)	11mo	$230,000	$228	47
1051 Center St	0.56mi	3/2.0 (+1)	952 (+6%)	15mo	$75,000	$79	46
818 Cove St	0.49mi	2/1.0	790 (-12%)	14mo	$169,900	$215	42
810 Oak St	0.41mi	3/1.0 (+1)	1,025 (+14%)	15mo	$240,000	$234	35

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 · 0.46% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-16,504
• Equity at exit: $26,093

10-year hold

• IRR: -3.5%
• Equity multiple: 0.79×
• Total profit: $-10,151
• Equity at exit: $15,131

Cash invested: $49,000 (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 32043

• Home prices YoY: -26.3%
• Rents YoY: 0.5%
• Active inventory: 885
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$918
• Tax from tax record: −$76 /mo · $908/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $252

Break-even live

Break-even rent $1,350

Max offer price $175,000

Occupancy floor 80%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 Oak St Unit 10 Green Cove Springs, FL	2.0	1.0	1000	$1,400	$1.40	4d	1	0.45mi
806 Oak St Unit 10 Green Cove Springs, FL	2.0	1.0	1000	$1,400	$1.40	3d	1	0.45mi
410 Center St Green Cove Springs, FL	3.0	1.0	1100	$1,600	$1.45	23d	1	0.89mi
104 Saint Elmo Rd Green Cove Springs, FL	2.0	1.0	1120	$1,850	$1.65	23d	1	1.08mi
154 Governor St Green Cove Springs, FL	2.0	1.0	854	$1,495	$1.75	7d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $175,000 Active 175 DOM
2. 2026-06-17
   days on market $175,000 Active 174 DOM
3. 2026-06-16
   days on market $175,000 Active 173 DOM
4. 2026-06-15
   days on market $175,000 Active 172 DOM
5. 2026-06-13
   days on market $175,000 Active 170 DOM
6. 2026-06-13
   days on market $175,000 Active 169 DOM
7. 2026-06-09
   days on market $175,000 Active 166 DOM
8. 2026-06-08
   days on market $175,000 Active 165 DOM
9. 2026-06-07
   days on market $175,000 Active 164 DOM
10. 2026-06-03
    days on market $175,000 Active 160 DOM
11. 2026-06-02
    days on market $175,000 Active 159 DOM
12. 2026-06-01
    days on market $175,000 Active 158 DOM
13. 2026-05-31
    days on market $175,000 Active 157 DOM
14. 2026-04-07
    soldstatus $150,000
15. 2025-12-25
    listed $175,000 Active
16. 1995-03-01
    soldstatus $40,000
17. 1994-12-27
    soldstatus $34,000
18. 1990-11-16
    soldstatus $42,900

ⓘ 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: $908 · $76/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$545/yr (+$45/mo · 60.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,031
• − Mortgage interest: −$9,803
• − Property taxes: −$908
• − Insurance: −$875
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$5,091
• Taxable income: $150
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $2,993/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: Clay
• NCES district ID: 1200300
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $59,379
• Composite: 50.73/100
• National rank: #1815
• State rank: #14 of 73 in FL

Livability — Green Cove Springs

• Score: 75/100
• State rank: #245
• US rank: #3868

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green Cove Springs, FL
• County: Clay County · 208,450 people
• City population: 34,562
• Metro: Jacksonville, FL
• Population (ZIP): 34,562
• Household income: $84,145
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 449.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 230,495 people
• By 2030: 242,427 · +5.2%
• By 2040: 262,244 · +13.8%
• By 2050: 275,148 · +19.4%
• By 2075: 295,397 · +28.2%
• By 2100: 287,592 · +24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: +3.6pp toward D · 2008: -42.8pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.1 2016: R+44.3 2012: R+45.8 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.34%
• Current HPI: 301.3212
• Rent YoY: ▲ 0.46%
• 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

+249.7% since first listed

5 events — show timeline

• 2026-04-07 Sold (Public Records) $150,000 Public Records
• 2025-12-25 Listed $175,000 ForSaleByOwner.com
• 1995-03-01 Sold (Public Records) $40,000 Public Records
• 1994-12-27 Sold (Public Records) $34,000 Public Records
• 1990-11-16 Sold (Public Records) $42,900 Public Records

Property tax history

+6.2%/yr

Latest (2025): $908 · +1.8% YoY. Source: county tax records.