4004 Ruby Dr W · Jacksonville, FL 32246

$96,900

3 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 7 Days on market

Built 1952 9,583 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

HIGHEST & BEST thru Monday 5-25-26 at 5pm. Handyman special, needs updating, great home for the low price. Centrally located, apx 15 minutes to the Beaches, Town Center, Airport, and Downtown. Has shed in the bach yard for workshop, hobbies, tools, and storage. Call asap, this cement block will not last at this low price.

Key facts

• Centrally located
• 9,583 sq ft lot
• Parking

Tags

• CENTRALLY LOCATED
• SHED IN THE BACK YARD

Property features AI

Exterior

• Parking: Off-street parking; 1-space carport
• Utilities: Public sewer; Cable available
• Home design: Single family residence; One story
• Construction: Concrete construction
• Exterior features: East-facing; Lot approximately 0.22 acres

Interior

• Bedrooms: 3 bedrooms
• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/Window cooling units; No central heating
• Interior features: Concrete floors; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Cap rate 16.6% 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 soft (-2.4%/yr); 212 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $670 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $96,900

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. 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?
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: 1.90% ✓
• Cap rate: 16.64%
• Cash-on-cash: 36.94%
• DSCR: 2.64
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $250,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9790 Hogan Rd	0.16mi	3/2.0	1,204 (+4%)	6mo	$142,000	$118	78
4137 Eve Dr E	0.24mi	3/2.0	1,147 (-1%)	7mo	$240,000	$209	76
9755 Hogan Rd	0.09mi	3/2.0	1,100 (-5%)	22mo	$250,000	$227	64
8435 Brackridge Blvd S	0.50mi	3/1.0	1,094 (-6%)	8mo	$269,000	$246	60
4131 Eve Dr E	0.23mi	3/2.0	1,251 (+8%)	17mo	$270,000	$216	59
3812 Peach Dr	0.45mi	3/1.0	1,048 (-10%)	12mo	$233,000	$222	53
9739 Elaine Rd	0.67mi	3/2.0	1,250 (+8%)	1mo	$180,000	$144	51
9727 Tiffany Ave	0.55mi	3/2.0	1,000 (-14%)	1mo	$204,000	$204	46
2830 Parr Ct W	0.64mi	3/2.0	1,020 (-12%)	4mo	$282,000	$276	43
4009 Peach Dr	0.44mi	3/1.0	1,332 (+15%)	15mo	$225,000	$169	42
2820 Parr Ct W	0.64mi	3/2.0	1,293 (+11%)	12mo	$293,000	$227	38
2948 Brackridge Boulevard Blvd E	0.48mi	4/2.0 (+1)	1,290 (+11%)	20mo	$273,000	$212	33

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: 29.5%
• Equity multiple: 2.18×
• Total profit: $32,090
• Equity at exit: $14,448

10-year hold

• IRR: 35.1%
• Equity multiple: 3.78×
• Total profit: $75,546
• Equity at exit: $8,378

Cash invested: $27,132 (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 32246

• Rents YoY: -2.4%
• Active inventory: 212
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$508
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $835

Break-even live

Break-even rent $788

Max offer price $96,900

Occupancy floor 50%

Sensitivity live

Price	-10% $890	-5% $863	+0% $835	+5% $808	+10% $780
Rent	-10% $690	-5% $762	+0% $835	+5% $908	+10% $981
Rate	-1.0pp $884	-0.5pp $860	base $835	+0.5pp $810	+1.0pp $785

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: $24,225
• Closing costs: $2,907
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9776 Hogan Rd Jacksonville, FL	3.0	2.0	1344	$1,760	$1.31	3d	1	0.13mi
8550 Touchton Rd Jacksonville, FL	1.0–2.0	1.0–2.0	1035	$1,650	$1.59	22d	2	0.49mi
8550 Touchton Rd Jacksonville, FL	1.0–2.0	1.0	966	$1,395	$1.44	3d	2	0.49mi
9745 Touchton Rd Jacksonville, FL	2.0–3.0	2.0–2.5	1210	$1,950	$1.61	18d	4	0.62mi
9745 Touchton Rd Jacksonville, FL	2.0–3.0	2.0–2.5	1210	$1,895	$1.57	5d	3	0.62mi
9800 Touchton Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1160	$1,903	$1.64	24d	1	0.68mi
3968 Packard Dr Jacksonville, FL	3.0	1.5	1233	$2,000	$1.62	24d	1	0.71mi
3956 Packard Dr Jacksonville, FL	4.0	1.5	1200	$1,800	$1.50	24d	1	0.71mi
4435 Touchton Rd E Jacksonville, FL	1.0–2.0	1.0–2.0	978	$2,163	$2.21	22d	5	0.81mi
8428 Thornbush Ct Jacksonville, FL	3.0	2.0	1184	$1,475	$1.25	5d	1	0.90mi
8428 Thornbush Ct Jacksonville, FL	2.0	2.5	1184	$1,475	$1.25	24d	1	0.90mi
3541 Twisted Tree Ln Jacksonville, FL	2.0	2.5	1184	$1,450	$1.22	21d	1	0.94mi
10412 Skycrest Dr N Jacksonville, FL	3.0	1.0	870	$1,550	$1.78	18d	1	0.95mi
4028 Loys Dr Jacksonville, FL	3.0	2.0	1070	$1,890	$1.77	13d	1	0.96mi
8343 Hogan Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1043	$1,574	$1.51	3d	17	1.05mi
10520 Stone Rd Jacksonville, FL	3.0	1.0	850	$1,675	$1.97	5d	1	1.08mi
3013 Newell Blvd Jacksonville, FL	4.0	1.5	1350	$1,795	$1.33	24d	1	1.09mi
7822 Bagley Hollow Ct Jacksonville, FL	3.0	2.0	1317	$1,995	$1.51	24d	1	1.18mi
9825 Gate Pkwy N Jacksonville, FL	1.0–3.0	1.0–2.0	1281	$2,138	$1.67	2d	29	1.23mi
8601 Beach Blvd Jacksonville, FL	2.0–3.0	2.0	1234	$1,700	$1.38	2d	3	1.29mi
9734 Tapestry Park Cir Jacksonville, FL	1.0–3.0	1.0–2.0	1094	$2,128	$1.94	2d	41	1.38mi
4870 Deer Lake Dr E Jacksonville, FL	3.0	1.0–2.0	953	$1,980	$2.08	2d	1	1.39mi
8451 Gate Pkwy W Jacksonville, FL	1.0–3.0	1.0–2.0	1107	$2,187	$1.97	11d	21	1.41mi
8846 Cavender Dr Jacksonville, FL	3.0	2.0	1176	$1,475	$1.25	15d	1	1.42mi
8846 Cavender Dr Jacksonville, FL	3.0	2.0	1176	$1,475	$1.25	22d	1	1.42mi
8539 Gate Pkwy W Jacksonville, FL	1.0–3.0	1.0–2.0	995	$1,899	$1.91	14d	6	1.44mi
8539 Gate Pkwy W Jacksonville, FL	1.0–3.0	1.0–2.0	995	$1,899	$1.91	15d	5	1.44mi
8539 Gate Pkwy W Jacksonville, FL	1.0–3.0	1.0–2.0	995	$1,899	$1.91	18d	7	1.44mi
8539 Gate Pkwy W Jacksonville, FL	1.0–3.0	1.0–2.0	995	$1,899	$1.91	5d	4	1.44mi
4890 Florida Club Cir Jacksonville, FL	2.0–3.0	2.0	1298	$1,840	$1.42	2d	14	1.45mi
2440 San Sago Ln Jacksonville, FL	3.0	2.0	1500	$1,945	$1.30	24d	1	1.45mi

Listing history 1 events

1. 2026-05-19
   listed $96,900 Active

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $885 · $74/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 4/10 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: $22,140
• − Mortgage interest: −$5,428
• − Property taxes: −$885
• − Insurance: −$484
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$2,819
• Taxable income: $8,981
• Est. tax owed @ 24.0%: −$2,156
• After-tax cash flow: $7,868/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): 62,562
• Household income: $80,963
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2016.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 18% Two or more races 15% Black 14% Asian 10%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 2%
• Common ancestry: Italian 2% Romanian 2% Slovak 2%
• Foreign-born: 22% · Canada, Jamaica, Vietnam
• Languages at home: 73% English-only · Spanish 12% Other Indo-European 3% Tagalog/Filipino 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: ▼ -247.36%
• Current HPI: 282.8438
• Rent YoY: ▼ -2.35%
• 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

1 event — show timeline

• 2026-05-19 Listed $96,900 realMLS

Property tax history

+3.1%/yr

Latest (2025): $885 · +25.5% YoY. Source: county tax records.