165 N Cypress Ave · Green Cove Springs, FL 32043

$199,900

3 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 7 Days on market

Built 1952 0.33 ac lot Est $275k · 27% under

---

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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Schools +5.1/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer Upper on Double Lot. 3 bedroom with 1-1/2 baths. Close to Fleming Island shopping and restaurants; walking distance to the public library, Spring Park, churches, Walgreens and La Casita Mexican. Enjoy the privacy and garden. There's even a little pond in the back yard. Two other buildings are on the property; a metal shed and a wooden, electrified building with a loft and windows. This house needs floor-coverings and some tender, loving care. Sold as-is. There is a transferable pest & termite bond.

Key facts

• 0.33 acre lot
• Parking
• Built 1952

Tags

• HISTORIC DOWNTOWN DISTRICT
• WATERFRONT ATTRACTIONS
• MAJOR COMMUTER ROUTES

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 1-space carport
• Utilities: Cable available
• Home design: Single-family residence; Residential use
• Exterior features: Lot about 0.33 acres; No private pool

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric oven; Electric range

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $259 ($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 $193k (3.7% below list).
• Recommended offer: $193k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $6k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $110k; list at $200k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $192,556 (3.7% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $275,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Green St S	0.34mi	3/2.0	1,288 (-2%)	4mo	$270,000	$210	74
804 N Cypress Ave	0.70mi	3/1.0	1,299 (-1%)	0mo	$170,000	$131	66
524 N Cypress Ave	0.35mi	3/2.0	1,438 (+10%)	0mo	$318,999	$222	63
201 North St	0.33mi	3/2.0	1,188 (-9%)	3mo	$270,000	$227	63
203 Walburg St	0.51mi	3/2.0	1,396 (+7%)	2mo	$350,000	$251	60
1290 Spruce St	0.64mi	3/2.0	1,258 (-4%)	2mo	$275,000	$219	58
1116 Bonaventure Ave	0.44mi	3/2.0	1,433 (+9%)	6mo	$295,000	$206	55
1217 Spruce St	0.56mi	4/2.0 (+1)	1,380 (+5%)	3mo	$259,000	$188	53
1178 Buccaneer Blvd	0.62mi	3/2.0	1,408 (+8%)	5mo	$285,000	$202	51
466 Sally St	0.64mi	4/1.5 (+1)	1,200 (-8%)	3mo	$238,000	$198	46
1303 Bonaventure Ave	0.66mi	3/2.0	1,185 (-10%)	5mo	$267,500	$226	45
219 N West St	0.64mi	4/1.5 (+1)	1,456 (+11%)	3mo	$250,000	$172	42

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-20,715
• Equity at exit: $29,806

10-year hold

• IRR: -4.8%
• Equity multiple: 0.72×
• Total profit: $-15,662
• Equity at exit: $17,284

Cash invested: $55,972 (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: $1,926 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$130 /mo · $1,562/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $259

Break-even live

Break-even rent $1,597

Max offer price $199,900

Occupancy floor 82%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Center St Green Cove Springs, FL	3.0	1.0	1100	$1,600	$1.45	23d	1	0.16mi
4019 Pine Ave Unit 1 Green Cove Springs, FL	3.0	2.5	1304	$1,850	$1.42	3d	1	0.25mi
4028 Pine Ave Unit 1 Green Cove Springs, FL	3.0	2.5	1304	$1,850	$1.42	3d	1	0.25mi
104 Saint Elmo Rd Green Cove Springs, FL	2.0	1.0	1120	$1,850	$1.65	23d	1	0.33mi
212 Saint Johns Ave Unit 212 Green Cove Springs, FL	3.0	2.0	1560	$2,300	$1.47	23d	1	0.36mi
806 Oak St Unit 14 Green Cove Springs, FL	2.0	2.0	1200	$1,600	$1.33	4d	1	0.38mi
806 Oak St Unit 14 Green Cove Springs, FL	2.0	2.0	1200	$1,600	$1.33	3d	1	0.38mi
806 Oak St Unit 10 Green Cove Springs, FL	2.0	1.0	1000	$1,400	$1.40	4d	1	0.38mi
806 Oak St Unit 10 Green Cove Springs, FL	2.0	1.0	1000	$1,400	$1.40	3d	1	0.38mi
1507 Julia St Green Cove Springs, FL	3.0	2.0	1621	$2,020	$1.25	2d	1	1.02mi
4019 Pine Hill Pt Unit 4019 Green Cove Springs, FL	3.0	2.5	1306	$1,850	$1.42	23d	1	1.19mi
4016 Pine Hill Pt Unit 4016 Green Cove Springs, FL	3.0	2.5	1306	$1,850	$1.42	23d	1	1.20mi
4028 Pine Hill Pt Unit 4028 Green Cove Springs, FL	3.0	2.5	1306	$1,850	$1.42	23d	1	1.21mi
1408 N Orange Ave Green Cove Springs, FL	1.0–3.0	1.0	840	$1,375	$1.64	3d	36	1.30mi

Listing history 7 events

1. 2026-06-18
   days on market $199,900 Active 7 DOM
2. 2026-06-17
   days on market $199,900 Active 6 DOM
3. 2026-06-16
   days on market $199,900 Active 5 DOM
4. 2026-06-15
   days on market $199,900 Active 4 DOM
5. 2026-06-13
   days on market $199,900 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $199,900 Active 1 DOM

ⓘ 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: $1,562 · $130/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$97/yr (+$8/mo · 6.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $23,107
• − Mortgage interest: −$11,198
• − Property taxes: −$1,562
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$5,815
• Taxable loss: −$165
• Est. tax savings @ 24.0%: +$40
• After-tax cash flow: $3,152/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

+788.4% since first listed

13 events — show timeline

• 2026-06-11 Listed $199,900 realMLS
• 2021-03-09 Sold (Public Records) $110,000 Public Records
• 2021-03-05 Sold (MLS) $110,000 realMLS
• 2021-02-28 Pending — realMLS
• 2021-02-25 Contingent — realMLS
• 2021-02-18 Relisted — realMLS
• 2021-02-10 Listing Removed — realMLS
• 2021-02-08 Relisted — realMLS
• 2021-02-06 Contingent — realMLS
• 2021-02-03 Listed $134,990 realMLS
• 2001-01-10 Sold (Public Records) $68,000 Public Records
• 1998-08-18 Sold (Public Records) $25,000 Public Records
• 1988-09-02 Sold (Public Records) $22,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,562 · +3.7% YoY. Source: county tax records.