5762 Begonia Rd · Jacksonville, FL 32209

$105,000

2 bd · 1.0 ba · 695 sqft · SingleFamily public records · 183 Days on market

Built 1951 7,840 sqft lot Est $92k · 14% over

---

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 +13.2/30.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment. Just needs a little clean-up. Newer roof, AC, plumbing and electrical. Minimal maintenance for move-in ready tenant. Great returns with this 2 bedroom block house in Magnolia Gardens.

Key facts

• 7,840 sq ft lot
• Built 1951
• Listed 183 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Private sewer; Electricity available; Sewer connected; Water available
• Home design: Single family residence; Residential use
• Exterior features: No private pool; Lot about 0.18 acres

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-3 ($-33/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (12.7% below list).
• Recommended offer: $92k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+1.8%/yr); 394 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 36% of the median local income ($31k/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 $726 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 183 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $25k; list at $105k implies a 320% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $91,703 (12.7% 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 183 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 1951 — 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: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $91,740
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2726 Eventide Dr	0.40mi	2/1.0	782 (+12%)	7mo	$70,000	$90	55
5740 Brait Ave #5	0.58mi	3/1.0 (+1)	782 (+12%)	12mo	$103,000	$132	37
5020 Campenella Dr	0.68mi	2/1.0	789 (+14%)	15mo	$146,000	$185	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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-18,262
• Equity at exit: $15,656

10-year hold

• IRR: -12.4%
• Equity multiple: 0.31×
• Total profit: $-20,417
• Equity at exit: $9,078

Cash invested: $29,400 (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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 394
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $917 high
• Mortgage (P&I): −$551
• Tax from tax record: −$133 /mo · $1,594/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $-3

Break-even live

Break-even rent $921

Max offer price $104,510

Occupancy floor 95%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2185 Benedict Rd Jacksonville, FL	2.0	1.0	630	$995	$1.58	23d	1	0.57mi
2185 Benedict Rd Unit 2187 Jacksonville, FL	2.0	1.0	630	$995	$1.58	10d	1	0.57mi
2221 W 39th St Jacksonville, FL	2.0	1.0	675	$800	$1.19	23d	1	0.87mi
2171 W 40th St Jacksonville, FL	2.0	1.0	700	$950	$1.36	23d	1	0.87mi
5355 New Kings Rd Unit 24 Jacksonville, FL	1.0	1.0	600	$700	$1.17	7d	1	1.05mi
5355 New Kings Rd Unit 21 Jacksonville, FL	2.0	1.0	700	$800	$1.14	4d	1	1.05mi
5355 New Kings Rd Unit 10 Jacksonville, FL	2.0	1.0	528	$775	$1.47	23d	1	1.12mi
4440 Ken Knight Dr N Jacksonville, FL	2.0	1.0	716	$650	$0.91	14d	1	1.13mi
4848 Mississippi Ct Jacksonville, FL	1.0	1.0	400	$850	$2.12	4d	1	1.17mi
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	7d	1	1.19mi
4655 Ken Knight Dr N Jacksonville, FL	2.0	1.0	646	$600	$0.93	23d	1	1.23mi

Listing history 27 events

1. 2026-06-18
   days on market $105,000 Active 183 DOM
2. 2026-06-17
   days on market $105,000 Active 182 DOM
3. 2026-06-16
   days on market $105,000 Active 181 DOM
4. 2026-06-15
   days on market $105,000 Active 180 DOM
5. 2026-06-10
   days on market $105,000 Active 174 DOM
6. 2026-06-08
   days on market $105,000 Active 173 DOM
7. 2026-06-08
   days on market $105,000 Active 172 DOM
8. 2026-06-03
   days on market $105,000 Active 168 DOM
9. 2026-06-02
   days on market $105,000 Active 167 DOM
10. 2026-06-01
    days on market $105,000 Active 166 DOM
11. 2026-05-31
    days on market $105,000 Active 165 DOM
12. 2026-03-17
    price $105,000
13. 2025-12-16
    listed $110,000 Active
14. 2025-02-02
    historical $1,000
15. 2025-02-02
    listed $1,000
16. 2025-02-02
    historical $1,050
17. 2024-12-18
    price $1,050
18. 2024-11-01
    listed $1,000
19. 2024-07-17
    historical
20. 2024-06-11
    listed
21. 2023-06-28
    historical
22. 2022-11-15
    historical
23. 2017-01-18
    soldstatus $25,000 Sold 204-char remark

    Show marketing remark (204 chars)

    Great Investment. Just needs a little clean-up. Newer roof, AC, plumbing and electrical. Minimal maintenance for move-in ready tenant. Great returns with this 2 bedroom block house in Magnolia Gardens.

24. 2017-01-11
    status Pending 204-char remark

    Show marketing remark (204 chars)

    Great Investment. Just needs a little clean-up. Newer roof, AC, plumbing and electrical. Minimal maintenance for move-in ready tenant. Great returns with this 2 bedroom block house in Magnolia Gardens.

25. 2016-12-22
    listed $25,000 Active 204-char remark

    Show marketing remark (204 chars)

    Great Investment. Just needs a little clean-up. Newer roof, AC, plumbing and electrical. Minimal maintenance for move-in ready tenant. Great returns with this 2 bedroom block house in Magnolia Gardens.

26. 1992-01-01
    soldstatus $31,000
27. 1985-11-01
    soldstatus $9,000

ⓘ 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: $1,594 · $133/mo
• Projected year-2 tax: $1,594 · $133/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 1/10 Low
• 🌡 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: $11,004
• − Mortgage interest: −$5,882
• − Property taxes: −$1,594
• − Insurance: −$525
• − Repairs & maintenance: −$880
• − Management: −$880
• − Depreciation: −$3,055
• Taxable loss: −$1,812
• Est. tax savings @ 24.0%: +$435
• After-tax cash flow: $401/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): 34,657
• Household income: $30,514
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2921.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% 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: ▼ -53.92%
• Current HPI: 189.5977
• Rent YoY: ▲ 1.81%
• 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

+1066.7% since first listed

16 events — show timeline

• 2026-03-17 Price Changed $105,000 realMLS
• 2025-12-16 Listed $110,000 realMLS
• 2025-02-02 Rental Removed $1,000 LISTANZA
• 2025-02-02 Listed for Rent $1,000 LISTANZA
• 2025-02-02 Rental Removed $1,050 BUILDIUM
• 2024-12-18 Price Changed $1,050 BUILDIUM
• 2024-11-01 Listed for Rent $1,000 BUILDIUM
• 2024-07-17 Rental Removed — BUILDIUM
• 2024-06-11 Listed for Rent — BUILDIUM
• 2023-06-28 Rental Removed — BUILDIUM
• 2022-11-15 Rental Removed — BUILDIUM
• 2017-01-18 Sold (MLS) $25,000 realMLS
• 2017-01-11 Pending — realMLS
• 2016-12-22 Listed $25,000 realMLS
• 1992-01-01 Sold (Public Records) $31,000 Public Records
• 1985-11-01 Sold (Public Records) $9,000 Public Records

Property tax history

+20.3%/yr

Latest (2025): $1,594 · +18.8% YoY. Source: county tax records.