6104 Golden Grove Rd W · Jacksonville, FL 32244

$190,000

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 1 Days on market

Built 1972 7,840 sqft lot Est $233k · 18% 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect canvas for your dream home in this spacious 3-bedroom, 2-bathroom residence. This home offers a formal living room for entertaining and a kitchen awaiting your gourmet vision. While the interior seeks a stylish, modern flare, the heavy lifting has been done for you: a new roof and windows (2017) and professionally repaired plumbing (2023) provide peace of mind and a head start on your renovations.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $229 ($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 $174k (8.6% below list).
• Recommended offer: $174k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 rising (+2.2%/yr); 349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 ($62k/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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $64k; list at $190k implies a 197% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,683 (8.6% below list)

Questions for the listing agent

1. Built in 1972 — 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: 0.91% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $233,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6104 Golden Grove Rd W	0.00mi	3/2.0	1,504 (0%)	0mo	$166,500	$111	100
7466 Deepwood Dr N	0.04mi	3/2.0	1,530 (+2%)	3mo	$255,000	$167	93
7474 Deepwood Dr N	0.03mi	3/2.0	1,553 (+3%)	2mo	$175,000	$113	92
5959 Buckley Dr	0.31mi	3/2.0	1,351 (-10%)	1mo	$179,000	$132	68
7988 Renault Dr S	0.61mi	4/2.0 (+1)	1,509 (+0%)	2mo	$232,000	$154	65
8025 Triumph Ln S	0.67mi	3/2.0	1,572 (+4%)	3mo	$224,000	$142	59
6126 Sage Willow Way	0.74mi	4/2.0 (+1)	1,470 (-2%)	4mo	$244,900	$167	54
6090 Sage Willow Way	0.73mi	3/2.0	1,394 (-7%)	3mo	$234,900	$169	51
7843 Lancia St N	0.61mi	4/2.0 (+1)	1,640 (+9%)	1mo	$274,000	$167	50
7860 Falcon St	0.65mi	3/2.0	1,682 (+12%)	2mo	$260,000	$155	48
8079 Violet Willow Ln	0.69mi	4/2.0 (+1)	1,640 (+9%)	2mo	$254,000	$155	46
7959 Lancia St N	0.72mi	4/1.0 (+1)	1,680 (+12%)	1mo	$250,000	$149	38

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 · 2.25% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-17,559
• Equity at exit: $28,330

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,057
• Equity at exit: $16,428

Cash invested: $53,200 (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 32244

• Home prices YoY: -17.8%
• Rents YoY: 2.2%
• Active inventory: 349
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$996
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $229

Break-even live

Break-even rent $1,446

Max offer price $190,000

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6241 Cranberry Ln E Jacksonville, FL	4.0	2.0	2112	$1,350	$0.64	23d	1	0.26mi
5928 Firestone Rd Jacksonville, FL	1.0–3.0	1.0–2.0	944	$1,600	$1.69	2d	13	0.37mi
6019 Blank Dr Jacksonville, FL	3.0	2.0	1520	$1,500	$0.99	23d	1	0.41mi
5524 Enchanted Dr Jacksonville, FL	3.0	1.5	1237	$1,580	$1.28	3d	1	0.55mi
7707 Falcon St Jacksonville, FL	4.0	2.0	1300	$2,000	$1.54	17d	1	0.55mi
7901 Austin Rd Jacksonville, FL	3.0	2.0	1268	$1,815	$1.43	23d	1	0.62mi
7947 Renault Dr Jacksonville, FL	3.0	2.0	1285	$1,500	$1.17	17d	1	0.65mi
7948 Austin Rd Jacksonville, FL	3.0	2.0	1335	$1,775	$1.33	4d	1	0.66mi
7978 Renault Dr Jacksonville, FL	3.0	2.0	1080	$1,850	$1.71	23d	1	0.67mi
6019 Verdes Rd Jacksonville, FL	3.0	1.0	1209	$1,335	$1.10	23d	1	0.69mi
7952 118th St Jacksonville, FL	4.0	2.5	1407	$1,895	$1.35	10d	1	0.71mi
7952 118th St Jacksonville, FL	4.0	2.5	1407	$1,895	$1.35	7d	1	0.71mi
6109 Sage Willow Way Jacksonville, FL	4.0	2.0	1760	$1,921	$1.09	21d	1	0.72mi
5905 Renault Dr W Jacksonville, FL	4.0	2.0	1524	$1,850	$1.21	23d	1	0.77mi
8121 Cheryl Ann Ln Unit Le Sabre Townhouse Jacksonville, FL	3.0	2.5	1601	$1,950	$1.22	4d	1	0.87mi
6263 Toyota Dr Jacksonville, FL	3.0	2.0	1663	$1,835	$1.10	7d	1	0.87mi
8050 103rd St Jacksonville, FL	1.0–3.0	1.0–2.0	1025	$1,575	$1.54	1d	11	0.87mi
5150 Playpen Dr #4 Jacksonville, FL	2.0	2.0	1118	$1,200	$1.07	21d	1	0.89mi
6945 Morse Ave Jacksonville, FL	2.0–4.0	2.0	1169	$1,333	$1.14	14d	1	0.90mi
5150 Playpen Dr Unit 2-1 Jacksonville, FL	3.0	2.0	1157	$1,225	$1.06	4d	1	0.90mi
5913 Tampico Rd Jacksonville, FL	3.0	1.0	1110	$1,348	$1.21	14d	1	0.90mi
7364 Strato Rd Jacksonville, FL	3.0	2.0	1412	$1,750	$1.24	23d	1	0.91mi
7318 Strato Rd Jacksonville, FL	3.0	2.0	1204	$1,550	$1.29	3d	1	0.93mi
6869 Southern Oaks Dr W Jacksonville, FL	3.0	2.0	1660	$1,861	$1.12	14d	1	0.93mi
8144 Colonnade Ct W Jacksonville, FL	3.0	2.5	1307	$1,745	$1.34	23d	1	0.94mi
6649 Georgia Jack Dr Jacksonville, FL	4.0	2.0	1664	$2,100	$1.26	23d	1	0.96mi
4781 Playschool Dr Jacksonville, FL	3.0	2.5	1548	$1,495	$0.97	7d	1	0.96mi
8148 Metto Rd Jacksonville, FL	3.0	2.0	1209	$1,576	$1.30	3d	1	0.97mi
6850 Rhapsody Rd Jacksonville, FL	3.0	2.5	1970	$1,995	$1.01	23d	1	0.98mi
8180 Metto Rd Jacksonville, FL	4.0	2.5	1665	$1,859	$1.12	16d	1	0.99mi
7796 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,375	$1.03	23d	1	0.99mi
7800 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,361	$1.02	14d	1	0.99mi
6553 Big Stone Dr Jacksonville, FL	4.0	2.0	1900	$2,300	$1.21	23d	1	1.00mi
7840 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,398	$1.04	14d	1	1.00mi
7880 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,495	$1.12	16d	1	1.02mi
4807 Playpen Dr Jacksonville, FL	2.0	2.5	1204	$1,322	$1.10	3d	1	1.02mi
6478 Silk Leaf Ln Jacksonville, FL	3.0	2.0	1682	$1,985	$1.18	23d	1	1.03mi
7851 Playschool Ln Jacksonville, FL	3.0	3.0	1508	$1,600	$1.06	23d	1	1.04mi
7765 Highchair Ln Jacksonville, FL	2.0	2.5	1204	$1,375	$1.14	14d	1	1.06mi
8325 Homeport Ct Jacksonville, FL	3.0	2.0	1518	$1,575	$1.04	17d	1	1.07mi

Listing history 3 events

1. 2026-03-02
   status Pending
2. 2026-02-25
   listed $190,000 Active
3. 1990-11-01
   soldstatus $63,900

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$771/yr (+$64/mo · 95.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,842
• − Mortgage interest: −$10,643
• − Property taxes: −$806
• − Insurance: −$950
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$5,527
• Taxable loss: −$419
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $2,853/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): 63,592
• Household income: $62,204
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2799.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 39% Black 35% Hispanic / Latino 15% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 9% Tagalog/Filipino 3% French/Haitian/Cajun 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: ▼ -64.22%
• Current HPI: 296.5375
• Rent YoY: ▲ 2.25%
• 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

+197.3% since first listed

3 events — show timeline

• 2026-03-02 Pending — realMLS
• 2026-02-25 Listed $190,000 realMLS
• 1990-11-01 Sold (Public Records) $63,900 Public Records

Property tax history

+1.9%/yr

Latest (2025): $806 · +28.9% YoY. Source: county tax records.