4515 Spring Glen Rd · Jacksonville, FL 32207

$214,900

4 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 74 Days on market

Built 1952 0.38 ac lot Est $244k · 12% under

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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).

• ARV discount +12.9/15.0
• Cash flow +12.8/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming ranch style home located just minutes from the heart of San Marco and Downtown Jacksonville. Perfect family home or investment property. This home features 3 bedrooms and one additional room that could be used as an office or a nursery. Original hardwood floors in the main living area and a double sided wood burning fireplace to enjoy in the living and dining room. If you are looking for privacy and a huge yard this home has it!! The lot is .38 of an acre on a corner lot. Fully fenced in yard for your family to enjoy!

Key facts

• 0.38 acre lot
• Garage
• Built 1952

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached garage; 1-space carport
• Utilities: Other utilities
• Home design: Single Family Residence
• Exterior features: Lot approximately 0.38 acres; No private pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 7 total rooms; Residential use

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-20 ($-244/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (12.5% below list).
• Recommended offer: $188k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Market conditions: Rents soft (-0.2%/yr); 219 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 35% 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 $1k of loan paydown is wiped out by about $6k 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 74 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,035 (12.5% 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. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $243,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4955 Spring Glen Rd	0.38mi	3/1.0 (-1)	1,242 (-2%)	2mo	$235,000	$189	73
3609 Mimosa Dr	0.35mi	3/2.0 (-1)	1,271 (+1%)	2mo	$240,000	$189	72
4135 Hudnall Rd	0.14mi	3/2.0 (-1)	1,168 (-8%)	4mo	$130,000	$111	68
4423 Clinton Ave	0.14mi	3/2.0 (-1)	1,404 (+11%)	2mo	$268,900	$192	64
4942 Spring Glen Rd	0.36mi	3/1.5 (-1)	1,155 (-9%)	2mo	$155,000	$134	61
4122 Springwood Rd	0.33mi	4/2.0	1,120 (-11%)	5mo	$216,000	$193	58
3907 Adirolf Rd	0.73mi	3/2.0 (-1)	1,254 (-1%)	0mo	$275,000	$219	56
5134 Damascus Rd S	0.52mi	3/2.0 (-1)	1,199 (-5%)	3mo	$259,900	$217	55
4296 Gilbert St	0.54mi	3/2.5 (-1)	1,201 (-5%)	1mo	$260,995	$217	55
2783 Larsen Rd	0.60mi	3/2.0 (-1)	1,200 (-5%)	3mo	$270,000	$225	52
3321 Galilee Rd	0.65mi	3/2.0 (-1)	1,222 (-3%)	5mo	$268,500	$220	51
4706 Silver Ridge Dr	0.64mi	4/2.0	1,444 (+14%)	2mo	$230,000	$159	41

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: -20.4%
• Equity multiple: 0.31×
• Total profit: $-41,585
• Equity at exit: $32,042

10-year hold

• IRR: -22.3%
• Equity multiple: 0.02×
• Total profit: $-59,005
• Equity at exit: $18,581

Cash invested: $60,172 (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 32207

• Rents YoY: -0.2%
• Active inventory: 219
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$289 /mo · $3,471/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-20

Break-even live

Break-even rent $1,906

Max offer price $211,315

Occupancy floor 96%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4296 Gilbert St Jacksonville, FL	3.0	2.5	1201	$1,798	$1.50	10d	1	0.55mi
5415 Lori Dr S Jacksonville, FL	4.0	2.5	1633	$2,500	$1.53	2d	1	0.69mi
4044 Hunter Cir Jacksonville, FL	3.0	1.0	1180	$1,700	$1.44	4d	1	0.77mi
5252 Santa Monica Blvd N Jacksonville, FL	4.0	2.0	1350	$2,100	$1.56	21d	1	0.78mi
2815 Robert St Jacksonville, FL	3.0	2.0	1200	$1,723	$1.44	1d	1	0.80mi
2943 Spring Park Rd Jacksonville, FL	2.0–3.0	1.0	1025	$1,395	$1.36	13d	11	0.80mi
2839 Spring Park Rd Jacksonville, FL	4.0	2.0	1418	$1,675	$1.18	23d	1	0.90mi
2344 Johnson Ave Jacksonville, FL	3.0	2.0	1016	$1,495	$1.47	4d	1	0.92mi
2704 Spring Park Rd Jacksonville, FL	3.0	2.0	1424	$1,700	$1.19	4d	1	0.98mi
2222 Thomas Ct Jacksonville, FL	3.0	2.0	1254	$1,750	$1.40	23d	1	1.01mi
3448 Inwood Cir E Jacksonville, FL	3.0	1.0	1368	$1,550	$1.13	21d	1	1.02mi
2167 Thomas Ct Jacksonville, FL	4.0	2.0	1404	$1,874	$1.33	21d	1	1.05mi
4775 Barnes Rd Jacksonville, FL	3.0	2.0	1409	$1,650	$1.17	14d	1	1.06mi
4432 Vinton Rd Jacksonville, FL	3.0	2.0	1215	$1,496	$1.23	3d	1	1.11mi
3390 Stillman St Jacksonville, FL	3.0	1.0	1025	$1,350	$1.32	23d	1	1.12mi
2135 Ashland St Jacksonville, FL	3.0	2.5	1433	$1,700	$1.19	23d	1	1.19mi
2037 Sessions Ln Jacksonville, FL	3.0	2.0	1159	$1,541	$1.33	3d	1	1.19mi
5800 University Blvd W Jacksonville, FL	3.0	1.0–2.0	857	$1,750	$2.04	23d	36	1.21mi
3789 Saint Augustine Rd Jacksonville, FL	4.0	2.0	1732	$2,046	$1.18	14d	1	1.23mi
3789 Saint Augustine Rd Jacksonville, FL	4.0	2.0	1670	$2,046	$1.23	14d	1	1.23mi
2042 Sheridan St Jacksonville, FL	3.0	2.0	1330	$1,736	$1.31	4d	1	1.24mi
2032 Inwood Ter Jacksonville, FL	3.0	2.0	1336	$2,000	$1.50	3d	1	1.31mi
3460 Beach Blvd Jacksonville, FL	1.0–3.0	1.0–3.0	1061	$2,299	$2.17	1d	56	1.37mi
1720 Brooker Rd Jacksonville, FL	3.0	1.0	960	$1,231	$1.28	3d	1	1.39mi
1738 Wright Ave Unit 2 Jacksonville, FL	4.0	1.0	985	$775	$0.79	1d	1	1.39mi
2146 Antilles Ct Jacksonville, FL	4.0	2.0	1848	$2,250	$1.22	23d	1	1.40mi
1720 Boulder St Jacksonville, FL	3.0	1.5	1540	$2,350	$1.53	12d	1	1.41mi
1720 Boulder St Jacksonville, FL	3.0	1.5	1540	$2,350	$1.53	23d	1	1.41mi
3532 Fleet St Jacksonville, FL	3.0	2.0	1008	$1,700	$1.69	23d	1	1.43mi
1822 Inwood Ter Jacksonville, FL	3.0	1.5	1108	$2,000	$1.81	4d	1	1.43mi
3000 Coronet Ln Jacksonville, FL	1.0–3.0	1.0–2.0	1017	$1,709	$1.68	23d	5	1.45mi
5510 Graywood Rd Jacksonville, FL	3.0	2.0	1545	$1,641	$1.06	14d	1	1.48mi

Listing history 20 events

1. 2026-06-02
   status $214,900 Pending 74 DOM
2. 2026-06-01
   days on market $214,900 Active 74 DOM
3. 2026-05-31
   days on market $214,900 Active 73 DOM
4. 2026-05-11
   price $214,900
5. 2026-04-03
   price $239,900
6. 2026-03-19
   listed $244,400 Active
7. 2026-01-23
   historical 532-char remark

   Show marketing remark (532 chars)

   Charming ranch style home located just minutes from the heart of San Marco and Downtown Jacksonville. Perfect family home or investment property. This home features 3 bedrooms and one additional room that could be used as an office or a nursery. Original hardwood floors in the main living area and a double sided wood burning fireplace to enjoy in the living and dining room. If you are looking for privacy and a huge yard this home has it!! The lot is .38 of an acre on a corner lot. Fully fenced in yard for your family to enjoy!

8. 2025-12-18
   price $215,000 532-char remark

   Show marketing remark (532 chars)

   Charming ranch style home located just minutes from the heart of San Marco and Downtown Jacksonville. Perfect family home or investment property. This home features 3 bedrooms and one additional room that could be used as an office or a nursery. Original hardwood floors in the main living area and a double sided wood burning fireplace to enjoy in the living and dining room. If you are looking for privacy and a huge yard this home has it!! The lot is .38 of an acre on a corner lot. Fully fenced in yard for your family to enjoy!

9. 2025-10-30
   price $220,000 532-char remark

   Show marketing remark (532 chars)

   Charming ranch style home located just minutes from the heart of San Marco and Downtown Jacksonville. Perfect family home or investment property. This home features 3 bedrooms and one additional room that could be used as an office or a nursery. Original hardwood floors in the main living area and a double sided wood burning fireplace to enjoy in the living and dining room. If you are looking for privacy and a huge yard this home has it!! The lot is .38 of an acre on a corner lot. Fully fenced in yard for your family to enjoy!

10. 2025-10-08
    listed $229,000 Active 532-char remark

    Show marketing remark (532 chars)

    Charming ranch style home located just minutes from the heart of San Marco and Downtown Jacksonville. Perfect family home or investment property. This home features 3 bedrooms and one additional room that could be used as an office or a nursery. Original hardwood floors in the main living area and a double sided wood burning fireplace to enjoy in the living and dining room. If you are looking for privacy and a huge yard this home has it!! The lot is .38 of an acre on a corner lot. Fully fenced in yard for your family to enjoy!

11. 2021-12-30
    soldstatus $165,000
12. 2021-11-19
    soldstatus $165,000 Sold 572-char remark

    Show marketing remark (572 chars)

    Charming ranch style home located just minutes from the heart of San Marco and Downtown Jacksonville. Perfect family home or investment property. This home features 3 bedrooms and one additional room that could be used as an office or a nursery. Original hardwood floors in the main living area and a double sided wood burning fireplace to enjoy in the living and dining room. If you are looking for privacy and a huge yard this home has it!! The lot is .38 of an acre on a corner lot. Fully fenced in yard for your family to enjoy! Newer septic and roof only 9 years old.

13. 2021-11-01
    status Pending 572-char remark

    Show marketing remark (572 chars)

    Charming ranch style home located just minutes from the heart of San Marco and Downtown Jacksonville. Perfect family home or investment property. This home features 3 bedrooms and one additional room that could be used as an office or a nursery. Original hardwood floors in the main living area and a double sided wood burning fireplace to enjoy in the living and dining room. If you are looking for privacy and a huge yard this home has it!! The lot is .38 of an acre on a corner lot. Fully fenced in yard for your family to enjoy! Newer septic and roof only 9 years old.

14. 2021-10-22
    historical Active - Contingent 572-char remark

    Show marketing remark (572 chars)

    Charming ranch style home located just minutes from the heart of San Marco and Downtown Jacksonville. Perfect family home or investment property. This home features 3 bedrooms and one additional room that could be used as an office or a nursery. Original hardwood floors in the main living area and a double sided wood burning fireplace to enjoy in the living and dining room. If you are looking for privacy and a huge yard this home has it!! The lot is .38 of an acre on a corner lot. Fully fenced in yard for your family to enjoy! Newer septic and roof only 9 years old.

15. 2021-10-18
    price $169,900 572-char remark

    Show marketing remark (572 chars)

    Charming ranch style home located just minutes from the heart of San Marco and Downtown Jacksonville. Perfect family home or investment property. This home features 3 bedrooms and one additional room that could be used as an office or a nursery. Original hardwood floors in the main living area and a double sided wood burning fireplace to enjoy in the living and dining room. If you are looking for privacy and a huge yard this home has it!! The lot is .38 of an acre on a corner lot. Fully fenced in yard for your family to enjoy! Newer septic and roof only 9 years old.

16. 2021-10-08
    price $174,900 572-char remark

    Show marketing remark (572 chars)

    Charming ranch style home located just minutes from the heart of San Marco and Downtown Jacksonville. Perfect family home or investment property. This home features 3 bedrooms and one additional room that could be used as an office or a nursery. Original hardwood floors in the main living area and a double sided wood burning fireplace to enjoy in the living and dining room. If you are looking for privacy and a huge yard this home has it!! The lot is .38 of an acre on a corner lot. Fully fenced in yard for your family to enjoy! Newer septic and roof only 9 years old.

17. 2021-10-01
    listed $189,900 Active 572-char remark

    Show marketing remark (572 chars)

    Charming ranch style home located just minutes from the heart of San Marco and Downtown Jacksonville. Perfect family home or investment property. This home features 3 bedrooms and one additional room that could be used as an office or a nursery. Original hardwood floors in the main living area and a double sided wood burning fireplace to enjoy in the living and dining room. If you are looking for privacy and a huge yard this home has it!! The lot is .38 of an acre on a corner lot. Fully fenced in yard for your family to enjoy! Newer septic and roof only 9 years old.

18. 1994-11-02
    soldstatus $57,500
19. 1993-08-04
    soldstatus $58,500
20. 1986-02-01
    soldstatus $49,900

ⓘ 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: $3,471 · $289/mo
• Projected year-2 tax: $3,471 · $289/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 18 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: $22,564
• − Mortgage interest: −$12,038
• − Property taxes: −$3,471
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$6,252
• Taxable loss: −$3,881
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $688/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): 36,998
• Household income: $65,234
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1730.0

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 0.63)
• Race & ethnicity: White 56% Black 16% Hispanic / Latino 15% Asian 9% Two or more races 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 4%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 17% · Canada, Philippines, China
• Languages at home: 76% English-only · Spanish 12% Other Asian/Pacific 5% Arabic 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: ▼ -299.33%
• Current HPI: 310.9037
• Rent YoY: ▼ -0.20%
• 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

+330.7% since first listed

17 events — show timeline

• 2026-05-11 Price Changed $214,900 realMLS
• 2026-04-03 Price Changed $239,900 realMLS
• 2026-03-19 Listed $244,400 realMLS
• 2026-01-23 Listing Removed — realMLS
• 2025-12-18 Price Changed $215,000 realMLS
• 2025-10-30 Price Changed $220,000 realMLS
• 2025-10-08 Listed $229,000 realMLS
• 2021-12-30 Sold (Public Records) $165,000 Public Records
• 2021-11-19 Sold (MLS) $165,000 realMLS
• 2021-11-01 Pending — realMLS
• 2021-10-22 Contingent — realMLS
• 2021-10-18 Price Changed $169,900 realMLS
• 2021-10-08 Price Changed $174,900 realMLS
• 2021-10-01 Listed $189,900 realMLS
• 1994-11-02 Sold (Public Records) $57,500 Public Records
• 1993-08-04 Sold (Public Records) $58,500 Public Records
• 1986-02-01 Sold (Public Records) $49,900 Public Records

Property tax history

+15.1%/yr

Latest (2025): $3,471 · +2.7% YoY. Source: county tax records.