4805 Portsmouth Ave · Jacksonville, FL 32208

$115,000

3 bd · 1.0 ba · 906 sqft · SingleFamily public records · 98 Days on market

Built 1956 0.29 ac lot Est $132k · 13% 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 +21.8/30.0
• ARV discount +13.4/15.0
• DSCR +7.0/10.0
• 1% rule +6.6/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3/1 home on the Northside is a must see. There are vinyl plank floors throughout as well as blinds and ceiling fans. The kitchen is equipped with matching refrigerator and range. There is a washer/dryer hook up.

Key facts

• 0.29 acre lot
• Parking
• Built 1956

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached carport (1 space)
• Utilities: Public sewer; Electricity available and connected; Sewer connected
• Home design: Single family residence; Two stories
• Construction: Shingle roof
• Exterior features: Back yard fencing; Corner lot; Asphalt road frontage

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric dryer hookup and washer hookup; Electric range
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Zoned schools: Jean Ribault Middle School (math 28% / reading 24%, grade F, #506 of 571 statewide, top 89%, 679 students, 78% 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 74% FRL vs 49% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% 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); 291 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.16% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $132,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5114 Roanoke Blvd	0.24mi	3/1.5	936 (+3%)	1mo	$149,900	$160	81
4637 Williamsburg Ave	0.29mi	3/1.0	942 (+4%)	8mo	$88,000	$93	74
4656 Colchester Rd	0.30mi	3/1.0	887 (-2%)	11mo	$148,000	$167	73
5115 Locksley Ave	0.46mi	3/1.5	936 (+3%)	2mo	$110,000	$118	69
9504 Flechette Ave	0.43mi	3/1.5	932 (+3%)	5mo	$133,500	$143	69
9255 Norfolk Blvd	0.11mi	3/1.0	1,015 (+12%)	13mo	$180,000	$177	64
9604 Flechette Ave	0.47mi	3/1.5	868 (-4%)	7mo	$57,000	$66	63
9926 Frankella Rd	0.56mi	2/1.0 (-1)	866 (-4%)	1mo	$135,000	$156	61
8917 Devonshire Blvd	0.45mi	3/1.0	851 (-6%)	13mo	$148,000	$174	58
4242 Turton Ave	0.70mi	3/1.0	912 (+1%)	11mo	$120,000	$132	57
9049 Norfolk Blvd	0.25mi	3/1.0	1,010 (+12%)	14mo	$120,000	$119	57
9715 Flechette Ave	0.52mi	3/1.5	988 (+9%)	4mo	$144,500	$146	55

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: -9.7%
• Equity multiple: 0.66×
• Total profit: $-11,037
• Equity at exit: $17,147

10-year hold

• IRR: -5.4%
• Equity multiple: 0.70×
• Total profit: $-9,704
• Equity at exit: $9,943

Cash invested: $32,200 (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 32208

• Home prices YoY: -33.6%
• Rents YoY: -1.4%
• Active inventory: 291
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$603
• Tax from tax record: −$222 /mo · $2,669/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $180

Break-even live

Break-even rent $1,106

Max offer price $115,000

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4935 Portsmouth Ave Jacksonville, FL	3.0	1.0	894	$1,163	$1.30	10d	1	0.13mi
9348 Culpeper Ave Jacksonville, FL	3.0	1.0	882	$1,195	$1.35	23d	1	0.19mi
4662 Roanoke Blvd Jacksonville, FL	3.0	2.0	1104	$1,195	$1.08	13d	1	0.28mi
9561 Norfolk Blvd Jacksonville, FL	3.0	1.5	934	$1,350	$1.45	1d	1	0.31mi
9436 Gisborne Dr Jacksonville, FL	3.0	1.5	950	$1,440	$1.52	20d	1	0.32mi
9206 Greenleaf Rd Jacksonville, FL	3.0	1.5	888	$1,400	$1.58	17d	1	0.42mi
9658 Gibson Ave Jacksonville, FL	3.0	1.5	977	$1,225	$1.25	23d	1	0.72mi
8119 Siskin Ave Jacksonville, FL	2.0	2.0	1102	$1,650	$1.50	17d	1	0.98mi
8119 Siskin Ave Jacksonville, FL	2.0	2.0	1102	$1,650	$1.50	23d	1	0.98mi
4655 Ken Knight Dr N Jacksonville, FL	2.0	1.0	646	$600	$0.93	23d	1	1.10mi
4440 Ken Knight Dr N Jacksonville, FL	2.0	1.0	716	$650	$0.91	14d	1	1.18mi
4543 Moncrief Rd W Jacksonville, FL	2.0	1.0	950	$1,075	$1.13	7d	1	1.27mi
4177 Lorenzo Ct Unit 4 Jacksonville, FL	2.0	1.0	840	$945	$1.12	1d	1	1.39mi
4253 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$975	$1.16	23d	1	1.41mi
7623 John F Kennedy Dr E Jacksonville, FL	3.0	1.5	1008	$1,501	$1.49	23d	1	1.45mi
4211 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$995	$1.18	23d	1	1.48mi

Listing history 37 events

1. 2026-06-18
   days on market $115,000 Active 98 DOM
2. 2026-06-17
   days on market $115,000 Active 97 DOM
3. 2026-06-16
   days on market $115,000 Active 96 DOM
4. 2026-06-15
   days on market $115,000 Active 95 DOM
5. 2026-06-13
   days on market $115,000 Active 92 DOM
6. 2026-06-10
   days on market $115,000 Active 89 DOM
7. 2026-06-08
   days on market $115,000 Active 88 DOM
8. 2026-06-07
   days on market $115,000 Active 87 DOM
9. 2026-06-03
   days on market $115,000 Active 83 DOM
10. 2026-06-02
    days on market $115,000 Active 82 DOM
11. 2026-06-01
    days on market $115,000 Active 81 DOM
12. 2026-05-31
    days on market $115,000 Active 80 DOM
13. 2026-05-02
    price $115,000
14. 2026-04-21
    price $125,000
15. 2026-03-30
    price $130,000
16. 2026-03-20
    price $140,000
17. 2026-03-12
    listed $145,000 Active
18. 2023-09-28
    historical $1,021
19. 2023-09-01
    price $1,021
20. 2023-08-10
    price $1,041
21. 2023-07-25
    listed $1,191
22. 2017-02-24
    soldstatus $96,500 Sold 216-char remark

    Show marketing remark (216 chars)

    This 3/1 home on the Northside is a must see. There are vinyl plank floors throughout as well as blinds and ceiling fans. The kitchen is equipped with matching refrigerator and range. There is a washer/dryer hook up.

23. 2017-01-26
    status Active 216-char remark

    Show marketing remark (216 chars)

    This 3/1 home on the Northside is a must see. There are vinyl plank floors throughout as well as blinds and ceiling fans. The kitchen is equipped with matching refrigerator and range. There is a washer/dryer hook up.

24. 2017-01-26
    listed $96,500 Active 216-char remark

    Show marketing remark (216 chars)

    This 3/1 home on the Northside is a must see. There are vinyl plank floors throughout as well as blinds and ceiling fans. The kitchen is equipped with matching refrigerator and range. There is a washer/dryer hook up.

25. 2017-01-26
    historical 216-char remark

    Show marketing remark (216 chars)

    This 3/1 home on the Northside is a must see. There are vinyl plank floors throughout as well as blinds and ceiling fans. The kitchen is equipped with matching refrigerator and range. There is a washer/dryer hook up.

26. 2016-10-25
    soldstatus Sold 216-char remark

    Show marketing remark (216 chars)

    This 3/1 home on the Northside is a must see. There are vinyl plank floors throughout as well as blinds and ceiling fans. The kitchen is equipped with matching refrigerator and range. There is a washer/dryer hook up.

27. 2016-01-17
    listed $93,000 216-char remark

    Show marketing remark (216 chars)

    This 3/1 home on the Northside is a must see. There are vinyl plank floors throughout as well as blinds and ceiling fans. The kitchen is equipped with matching refrigerator and range. There is a washer/dryer hook up.

28. 2016-01-17
    historical 216-char remark

    Show marketing remark (216 chars)

    This 3/1 home on the Northside is a must see. There are vinyl plank floors throughout as well as blinds and ceiling fans. The kitchen is equipped with matching refrigerator and range. There is a washer/dryer hook up.

29. 2015-11-23
    soldstatus $39,000 Sold
30. 2015-11-10
    status Pending
31. 2015-11-05
    historical Active - Contingent
32. 2015-10-19
    listed $44,000 Active
33. 2015-10-02
    historical
34. 2015-09-14
    listed $49,900 Active
35. 2011-09-24
    historical
36. 2010-10-30
    listed $24,900
37. 1974-03-20
    soldstatus $15,000

ⓘ 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: $2,669 · $222/mo
• Projected year-2 tax: $2,669 · $222/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 3/10 Moderate
• 🌡 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: $15,994
• − Mortgage interest: −$6,442
• − Property taxes: −$2,669
• − Insurance: −$575
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$3,345
• Taxable income: $404
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $2,058/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

+666.7% since first listed

25 events — show timeline

• 2026-05-02 Price Changed $115,000 realMLS
• 2026-04-21 Price Changed $125,000 realMLS
• 2026-03-30 Price Changed $130,000 realMLS
• 2026-03-20 Price Changed $140,000 realMLS
• 2026-03-12 Listed $145,000 realMLS
• 2023-09-28 Rental Removed $1,021 RENT.
• 2023-09-01 Price Changed $1,021 RENT.
• 2023-08-10 Price Changed $1,041 RENT.
• 2023-07-25 Listed for Rent $1,191 RENT.
• 2017-02-24 Sold (MLS) $96,500 realMLS
• 2017-01-26 Relisted — realMLS
• 2017-01-26 Listed $96,500 realMLS
• 2017-01-26 Listing Removed — realMLS
• 2016-10-25 Sold (MLS) — realMLS
• 2016-01-17 Listing Removed — realMLS
• 2016-01-17 Listed $93,000 realMLS
• 2015-11-23 Sold (MLS) $39,000 realMLS
• 2015-11-10 Pending — realMLS
• 2015-11-05 Contingent — realMLS
• 2015-10-19 Listed $44,000 realMLS
• 2015-10-02 Listing Removed — realMLS
• 2015-09-14 Listed $49,900 realMLS
• 2011-09-24 Listing Removed — realMLS
• 2010-10-30 Listed $24,900 realMLS
• 1974-03-20 Sold (Public Records) $15,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,669 · +14.5% YoY. Source: county tax records.