1208 Neva St · Jacksonville, FL 32205

$259,990

4 bd · 2.5 ba · 1,555 sqft · Land · 26 Days on market

Built 2026 5,227 sqft lot

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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 +11.3/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your dream home! This stunning BRAND NEW, two story home offers 4 bedrooms, 2.5 bathrooms, and a spacious primary suite conveniently located on the first floor. With NO HOA or CDD fees, welcome to a low maintenance lifestyle. The modern chef's kitchen overlooks the large living area and boasts quartz countertops, white shaker cabinets, and brand new stainless steel appliances. The first floor primary suite offers a walk in closet and an en suite bathroom with dual vanities. Upstairs, three additional bedrooms and a full bathroom provide ample space for family or guests. Additional highlights include a dedicated laundry room, a single car garage, and a builder's warranty for added

Key facts

• En suite bathroom
• Quartz countertops
• Walk in closet

Tags

• MODERN CHEF'S KITCHEN
• QUARTZ COUNTERTOPS
• WHITE SHAKER CABINETS
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• EN SUITE BATHROOM

Property features AI

Exterior

• Parking: 1-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; Two levels
• Construction: Fiber cement siding; Shingle roof
• Exterior features: Smoke detector(s)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Eat-in kitchen; Open floor plan; Pantry; Primary bathroom with tub and shower; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; In-unit laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $260k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (30.2% below list).
• Recommended offer: $182k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.9% 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: Grasp Academy (math 18% / reading 14%, grade F, #2,130 of 2,144 statewide, top 99%, 271 students, 52% FRL); Lake Shore Middle School (math 25% / reading 22%, grade F, #536 of 571 statewide, top 95%, 972 students, 75% FRL); Riverside High School (math 24% / reading 39%, grade F, #424 of 667 statewide, top 64%, 1,567 students, 60% FRL).
• Zoned-school proficiency averages 24% at this address vs 46% district-wide (-22 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 321 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 26 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $260k implies a 373% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,535 (30.2% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.70% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.73% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-50,765
• Equity at exit: $38,765

10-year hold

• IRR: -16.0%
• Equity multiple: 0.15×
• Total profit: $-61,915
• Equity at exit: $22,479

Cash invested: $72,797 (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 32205

• Rents YoY: 1.7%
• Active inventory: 321
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-97

Break-even live

Break-even rent $1,939

Max offer price $242,767

Occupancy floor —

Sensitivity live

Price	-10% $50	-5% $-24	+0% $-97	+5% $-171	+10% $-245
Rent	-10% $-241	-5% $-169	+0% $-97	+5% $-26	+10% $46
Rate	-1.0pp $33	-0.5pp $-31	base $-97	+0.5pp $-165	+1.0pp $-233

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: $64,998
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 Ellis Rd S Jacksonville, FL	4.0	2.5	1665	$1,698	$1.02	18d	1	0.07mi
1252 Mull St Jacksonville, FL	3.0	2.5	1509	$1,496	$0.99	18d	1	0.19mi
5710 Lenox Ave Jacksonville, FL	1.0–4.0	1.0–2.0	988	$1,435	$1.45	25d	1	0.22mi
1289 Neva St Jacksonville, FL	3.0	2.5	1509	$1,585	$1.05	25d	1	0.24mi
1303 Mull St Jacksonville, FL	3.0	2.5	1409	$1,725	$1.22	25d	1	0.30mi
1128 Comanche St Jacksonville, FL	4.0	2.5	1539	$1,761	$1.14	4d	1	0.31mi
1335 Mull St Jacksonville, FL	3.0	2.5	1409	$1,725	$1.22	25d	1	0.36mi
5647 Ellis Trace Dr Jacksonville, FL	3.0	2.0	1200	$1,595	$1.33	16d	1	0.38mi
5671 Ellis Trace Dr Jacksonville, FL	3.0	2.0	1197	$1,595	$1.33	25d	1	0.40mi
5304 Attleboro St Unit NA Jacksonville, FL	3.0	2.5	1987	$1,900	$0.96	25d	1	0.40mi
6128 Hollow Ct Key Hollow Jacksonville, FL	3.0	3.0	1492	$1,800	$1.21	25d	1	0.46mi
1374 Lake Shore Blvd Jacksonville, FL	4.0	2.0	1456	$2,150	$1.48	9d	2	0.47mi
6037 Marsha Dr Jacksonville, FL	3.0	1.0	1296	$1,250	$0.96	16d	1	0.49mi
5204 Astral St Jacksonville, FL	3.0	2.0	1337	$1,645	$1.23	23d	1	0.53mi
6039 Oracle Ct Unit 1 Jacksonville, FL	3.0	2.5	2010	$2,600	$1.29	4d	1	0.59mi
5256 Clarendon Rd Jacksonville, FL	3.0	2.0	1278	$2,100	$1.64	25d	1	0.66mi
6161 Park St Jacksonville, FL	3.0	2.0	1209	$1,473	$1.22	18d	1	0.68mi
5687 Atlee Ave Jacksonville, FL	3.0	1.0	1130	$1,350	$1.19	25d	1	0.71mi
5120 Quan Dr Jacksonville, FL	3.0	1.0	1454	$1,250	$0.86	3d	1	0.74mi
1540 Lake Shore Blvd Jacksonville, FL	3.0	2.0	1180	$1,495	$1.27	9d	1	0.77mi
5067 French St Jacksonville, FL	3.0	1.0	1376	$1,450	$1.05	25d	1	0.78mi
1354 Stimson St Jacksonville, FL	4.0	2.0	1601	$2,100	$1.31	25d	1	0.90mi
1216 Glen Laura Rd Jacksonville, FL	4.0	2.0	1324	$2,145	$1.62	6d	1	0.98mi
1374 Murray Dr Jacksonville, FL	3.0	2.0	1338	$1,950	$1.46	13d	1	1.01mi
4651 Astral St Jacksonville, FL	3.0	1.0	1140	$2,000	$1.75	3d	1	1.03mi
4633 Kingsbury St Jacksonville, FL	3.0	1.0	1134	$1,695	$1.49	23d	1	1.04mi
1480 Stimson St Jacksonville, FL	3.0	1.0	1252	$1,445	$1.15	15d	1	1.04mi
6781 Grace Ln Jacksonville, FL	4.0	3.0	1296	$2,300	$1.77	25d	1	1.16mi
734 Bent Baum Rd Jacksonville, FL	3.0	2.5	1725	$1,650	$0.96	25d	1	1.17mi
909 La Marche Dr Jacksonville, FL	3.0	1.0	1326	$1,600	$1.21	22d	1	1.17mi
4718 Ramona Blvd Jacksonville, FL	3.0	1.0	1085	$1,595	$1.47	25d	1	1.18mi
1626 Stimson St Jacksonville, FL	3.0	2.5	1368	$1,641	$1.20	23d	1	1.23mi
5253 Janice Cir S Jacksonville, FL	4.0	1.0	1614	$1,471	$0.91	23d	1	1.23mi
5139 Camille Ave Jacksonville, FL	3.0	2.0	1100	$1,625	$1.48	3d	1	1.23mi
1591 Lane Ave S Jacksonville, FL	1.0–3.0	1.0–2.0	954	$1,485	$1.56	25d	1	1.25mi
7010 Arques Rd Jacksonville, FL	3.0	1.0	1428	$1,595	$1.12	13d	1	1.31mi
7010 Arques Rd Jacksonville, FL	3.0	1.0	1428	$1,595	$1.12	15d	1	1.31mi
4315 Antisdale St Jacksonville, FL	4.0	1.0	1100	$1,600	$1.45	25d	1	1.31mi
5140 Janice Cir S Jacksonville, FL	3.0	1.0	1215	$1,335	$1.10	23d	1	1.33mi
4650 Buxton St Jacksonville, FL	3.0	2.0	1620	$1,925	$1.19	6d	1	1.34mi

Listing history 18 events

1. 2026-06-21
   days on market $259,990 Active 26 DOM
2. 2026-06-18
   days on market $259,990 Active 23 DOM
3. 2026-06-17
   days on market $259,990 Active 22 DOM
4. 2026-06-16
   days on market $259,990 Active 21 DOM
5. 2026-06-15
   days on market $259,990 Active 20 DOM
6. 2026-06-13
   days on market $259,990 Active 18 DOM
7. 2026-06-13
   days on market $259,990 Active 17 DOM
8. 2026-06-10
   days on market $259,990 Active 14 DOM
9. 2026-06-08
   days on market $259,990 Active 13 DOM
10. 2026-06-07
    days on market $259,990 Active 12 DOM
11. 2026-06-05
    days on market $259,990 Active 9 DOM
12. 2026-06-03
    days on market $259,990 Active 8 DOM
13. 2026-06-02
    days on market $259,990 Active 7 DOM
14. 2026-06-01
    days on market $259,990 Active 6 DOM
15. 2026-05-31
    days on market $259,990 Active 5 DOM
16. 2026-05-26
    listed $259,990 Active
17. 2025-12-01
    soldstatus $55,000
18. 1988-03-01
    soldstatus $16,000

ⓘ 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: $719 · $60/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$1,439/yr (+$120/mo · 200.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,784
• − Mortgage interest: −$14,563
• − Property taxes: −$719
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$7,563
• Taxable loss: −$5,847
• Est. tax savings @ 24.0%: +$1,403
• After-tax cash flow: $233/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): 29,148
• Household income: $64,789
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1398.0

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 0.59)
• Race & ethnicity: White 59% Black 21% Hispanic / Latino 11% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Dominican Republic
• Languages at home: 88% English-only · Spanish 8% Vietnamese 1% 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: ▼ -386.70%
• Current HPI: 310.4566
• Rent YoY: ▲ 1.73%
• 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

+1524.9% since first listed

3 events — show timeline

• 2026-05-26 Listed $259,990 realMLS
• 2025-12-01 Sold (Public Records) $55,000 Public Records
• 1988-03-01 Sold (Public Records) $16,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $719 · -15.2% YoY. Source: county tax records.