502 E 5th St · Jacksonville, FL 32206

$105,000

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 9 Days on market

Built 1908 3,049 sqft lot Est $120k · 13% under

---

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 +21.5/30.0
• ARV discount +13.2/15.0
• 1% rule +7.0/10.0
• DSCR +6.9/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and renovated bungalow in the urban core features two nice size bedrooms, a 2 year old roof, fresh paint inside and out and beautiful wood floors. The home sits on a corner lot with a lovely, fenced backyard perfect for entertaining. Come be a part of the vibrant Historic Springfield neighborhood.

Key facts

• Vinyl flooring
• Centrally located
• Updated kitchen

Tags

• SEPARATE LIVING AND DINING
• VINYL FLOORING
• UPDATED KITCHEN
• UPDATED BATHROOM
• CENTRALLY LOCATED

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Electricity available
• Home design: Single family residence; One level
• Exterior features: No private pool; Lot is approximately 0.07 acres

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Central air conditioning; Electric heating

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 $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 8.1% 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 flat; 194 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% of the median local income ($39k/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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $105,000

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.20% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $120,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1528 Van Buren St	0.33mi	2/1.0	1,008 (+9%)	3mo	$73,000	$72	67
1311 Franklin St	0.47mi	2/1.0	921 (-0%)	20mo	$120,000	$130	61
526 Pippin St	0.63mi	3/1.0 (+1)	950 (+3%)	1mo	$156,900	$165	60
1046 Dyal St	0.60mi	2/2.0	980 (+6%)	10mo	$163,569	$167	50
817 Van Buren St	0.73mi	2/1.0	950 (+3%)	15mo	$49,500	$52	49
1157 E 3rd St	0.44mi	3/1.0 (+1)	789 (-15%)	3mo	$74,000	$94	47
1138 Bridier St	0.55mi	2/1.0	1,010 (+9%)	19mo	$50,000	$50	43
1136 Bridier St	0.55mi	2/1.0	840 (-9%)	19mo	$50,000	$60	43
1108 Odessa St	0.68mi	2/1.0	800 (-14%)	5mo	$147,017	$184	42
1851 Florida Ave	0.45mi	3/1.0 (+1)	1,056 (+14%)	12mo	$108,500	$103	41
2031 Evergreen Ave	0.57mi	2/1.0	792 (-14%)	13mo	$115,000	$145	39
1049 E Union St	0.73mi	2/2.0	810 (-12%)	13mo	$154,000	$190	30

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-9,393
• Equity at exit: $15,656

10-year hold

• IRR: -2.8%
• Equity multiple: 0.83×
• Total profit: $-4,890
• 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 32206

• Home prices YoY: -23.7%
• Rents YoY: 0.9%
• Active inventory: 194
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$551
• Tax from tax record: −$240 /mo · $2,883/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $158

Break-even live

Break-even rent $1,057

Max offer price $105,000

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

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
443 E 3rd St Jacksonville, FL	2.0	2.0	1008	$1,750	$1.74	16d	1	0.16mi
1353 Palmetto St Jacksonville, FL	3.0	2.0	1000	$1,330	$1.33	24d	1	0.17mi
317 E 6th St Jacksonville, FL	1.0	1.0	900	$1,425	$1.58	24d	1	0.18mi
1529 Spearing St Jacksonville, FL	3.0	2.0	1077	$1,425	$1.32	4d	1	0.21mi
1226 Clark St Jacksonville, FL	2.0	1.0	966	$1,175	$1.22	24d	1	0.23mi
1736 Ionia St Jacksonville, FL	2.0	1.0	1036	$1,650	$1.59	17d	1	0.25mi
720 E 3rd St Jacksonville, FL	3.0	1.0	1076	$1,075	$1.00	24d	1	0.28mi
140 E 5th St Jacksonville, FL	1.0	1.0	600	$900	$1.50	24d	1	0.29mi
1362 Florida Ave Jacksonville, FL	3.0	2.0	1000	$1,268	$1.27	3d	1	0.29mi
1364 Harrison St Jacksonville, FL	2.0	1.0	725	$900	$1.24	24d	2	0.40mi
1128 Van Buren St Unit 1 Jacksonville, FL	2.0	1.0	744	$1,000	$1.34	24d	1	0.43mi
111 E 1st St #16 Jacksonville, FL	2.0	1.5	972	$1,250	$1.29	24d	1	0.44mi
1055 E 1st St Unit 101 Jacksonville, FL	1.0	1.0	800	$800	$1.00	4d	1	0.44mi
35 E 2nd St Jacksonville, FL	1.0	1.0	650	$1,175	$1.81	11d	1	0.45mi
1851 Florida Ave Jacksonville, FL	1.0	1.0	1000	$650	$0.65	4d	1	0.46mi
11 E 7th St Unit 1 Jacksonville, FL	2.0	1.0	900	$1,150	$1.28	24d	1	0.47mi
960 Palmetto St Jacksonville, FL	2.0	2.5	998	$1,188	$1.19	4d	1	0.51mi
1361 Bridier St Apt 2 Jacksonville, FL	2.0	1.0	700	$935	$1.34	12d	1	0.55mi
1148 N Main St Jacksonville, FL	2.0	1.0–2.0	931	$2,195	$2.36	2d	23	0.57mi
1934 Hubbard St Jacksonville, FL	1.0	1.0	600	$990	$1.65	24d	1	0.58mi
1109 Phelps St Jacksonville, FL	3.0	1.0	1120	$850	$0.76	8d	1	0.58mi
1131 Phelps St Jacksonville, FL	3.0	1.0	1120	$895	$0.80	24d	1	0.60mi
850 Spearing St Jacksonville, FL	2.0	1.0	792	$950	$1.20	2d	1	0.61mi
115 W 2nd St Unit 2 Jacksonville, FL	1.0	1.5	1100	$2,000	$1.82	24d	1	0.62mi
743 Pippin St Unit 743 Jacksonville, FL	2.0	1.0	630	$750	$1.19	24d	1	0.65mi
835 E Union St Jacksonville, FL	3.0	1.0	854	$950	$1.11	8d	1	0.67mi
1049 Pippin St Unit B Jacksonville, FL	2.0	1.0	800	$1,200	$1.50	8d	1	0.70mi
700 E Union St Jacksonville, FL	1.0–3.0	1.0–2.0	1070	$2,325	$2.17	4d	63	0.73mi
2025 N Laura St Jacksonville, FL	2.0	1.0	1000	$1,195	$1.20	4d	1	0.74mi
2063 N Laura St Jacksonville, FL	2.0	1.0	900	$1,250	$1.39	24d	1	0.78mi
1504 Perry St Jacksonville, FL	1.0	1.0	600	$1,025	$1.71	12d	1	0.83mi
1504 Perry St Jacksonville, FL	2.0	1.0	800	$1,275	$1.59	15d	1	0.83mi
1504 Perry St Unit 207 Jacksonville, FL	1.0	1.0	600	$1,025	$1.71	15d	1	0.83mi
229 W 10th St Jacksonville, FL	1.0	1.0	900	$1,150	$1.28	24d	1	0.84mi
231 W 10th St Unit 229 Jacksonville, FL	1.0	1.0	900	$1,150	$1.28	24d	1	0.84mi
2514 Walnut St Unit 2520 Jacksonville, FL	2.0	1.0	1119	$1,100	$0.98	24d	1	0.85mi
1627 E 9th St Unit 1629 Jacksonville, FL	2.0	1.0	656	$1,050	$1.60	24d	1	0.90mi
112 E 17th St Unit 1 Jacksonville, FL	1.0	1.0	700	$800	$1.14	24d	1	0.94mi
1976 Lambert St Jacksonville, FL	3.0	1.0	1012	$1,115	$1.10	24d	1	0.94mi
203 E 17th St #1 Jacksonville, FL	1.0	1.0	943	$847	$0.90	24d	1	0.95mi

Listing history 8 events

1. 2026-06-13
   statusdays on market $105,000 Pending 9 DOM
2. 2026-06-10
   days on market $105,000 Active 7 DOM
3. 2026-06-08
   days on market $105,000 Active 6 DOM
4. 2026-06-07
   days on market $105,000 Active 5 DOM
5. 2026-06-05
   days on market $105,000 Active 2 DOM
6. 2026-06-03
   remarks 537-char remark
7. 2026-06-02
   remarks 476-char remark
8. 2026-06-02
   listed $105,000 Active 1 DOM

ⓘ 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: $2,883 · $240/mo
• Projected year-2 tax: $2,883 · $240/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,084
• − Mortgage interest: −$5,882
• − Property taxes: −$2,883
• − Insurance: −$525
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,055
• Taxable income: $327
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $1,823/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): 17,105
• Household income: $39,242
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1057.0

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 (65%)
• Race & ethnicity: Black 65% White 22% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Arabic 1% German/W. Germanic 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: ▼ -64.55%
• Current HPI: 208.1852
• Rent YoY: ▲ 0.94%
• 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

+238.7% since first listed

21 events — show timeline

• 2026-06-02 Listed $105,000 realMLS
• 2021-09-30 Sold (Public Records) $200,000 Public Records
• 2021-09-22 Sold (MLS) $200,000 realMLS
• 2021-08-20 Pending — realMLS
• 2021-07-17 Contingent — realMLS
• 2021-07-04 Price Changed $215,000 realMLS
• 2021-06-18 Listed $225,000 realMLS
• 2015-09-23 Sold (Public Records) $33,000 Public Records
• 2015-09-23 Sold (MLS) $30,000 realMLS
• 2015-07-21 Pending — realMLS
• 2015-06-10 Relisted — realMLS
• 2015-06-01 Pending — realMLS
• 2015-05-05 Listed $50,000 realMLS
• 2011-04-21 Sold (Public Records) $23,500 Public Records
• 2011-04-21 Listing Removed — realMLS
• 2011-04-20 Sold (MLS) $23,500 realMLS
• 2010-09-04 Listed $40,000 realMLS
• 2010-09-03 Listing Removed — realMLS
• 2010-09-02 Listed $50,000 realMLS
• 2005-04-11 Sold (Public Records) $50,000 Public Records
• 1998-02-25 Sold (Public Records) $31,000 Public Records

Property tax history

+28.6%/yr

Latest (2025): $2,883 · +9.2% YoY. Source: county tax records.