3805 Leonard Cir W · Jacksonville, FL 32209

$60,000

3 bd · 2.0 ba · 1,225 sqft · SingleFamily public records · 17 Days on market

Built 1960 6,098 sqft lot ↓ 40% since listing

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! House burned due to an electrical fire while residents were out of town. Exterior shell made of concrete block seems to be in a repairable condition.

Key facts

• 6,098 sq ft lot
• Built 1960
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.5% 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.
• Market conditions: Rents rising (+1.8%/yr); 399 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $1,246/mo this rent would consume 49% of the median local household income ($31k/yr) (locally 2921% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $40k; list at $60k implies a 50% 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 2.08% ✓
• Cap rate: 17.47%
• Cash-on-cash: 39.93%
• DSCR: 2.78
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $134,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3631 Effee St	0.10mi	3/2.0	1,120 (-9%)	1mo	$74,000	$66	80
1636 W 34th St W	0.48mi	4/2.0 (+1)	1,169 (-5%)	3mo	$190,000	$163	63
1961 Spring Drive Rd	0.62mi	4/2.0 (+1)	1,223 (-0%)	4mo	$189,000	$155	63
1486 W 29th St	0.63mi	4/2.0 (+1)	1,235 (+1%)	4mo	$193,017	$156	61
3542 Division St	0.66mi	3/1.0	1,216 (-1%)	5mo	$62,500	$51	60
1860 W 31st St	0.20mi	4/2.0 (+1)	1,401 (+14%)	3mo	$139,000	$99	60
1485 W 22nd St	0.69mi	3/2.0	1,152 (-6%)	5mo	$195,017	$169	54
1596 W 30th St	0.47mi	3/2.0	1,052 (-14%)	4mo	$180,017	$171	52
2419 W 28 St	0.68mi	3/1.0	1,136 (-7%)	5mo	$125,000	$110	48
3424 Gladys St	0.58mi	3/1.0	1,091 (-11%)	3mo	$98,000	$90	48
2905 Pearce St	0.55mi	3/1.0	1,404 (+15%)	3mo	$74,000	$53	43
5352 Dodge Rd	0.67mi	3/2.0	1,050 (-14%)	3mo	$75,000	$71	43

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: 34.9%
• Equity multiple: 2.45×
• Total profit: $24,437
• Equity at exit: $8,946

10-year hold

• IRR: 41.1%
• Equity multiple: 4.65×
• Total profit: $61,327
• Equity at exit: $5,188

Cash invested: $16,800 (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: 399
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$315
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $559

Break-even live

Break-even rent $538

Max offer price $60,000

Occupancy floor 50%

Sensitivity live

Price	-10% $593	-5% $576	+0% $559	+5% $542	+10% $525
Rent	-10% $461	-5% $510	+0% $559	+5% $608	+10% $657
Rate	-1.0pp $589	-0.5pp $574	base $559	+0.5pp $544	+1.0pp $528

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	22d	1	0.19mi
1837 W 28th St Jacksonville, FL	3.0	2.0	1333	$1,600	$1.20	24d	1	0.21mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	24d	1	0.22mi
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	24d	1	0.22mi
1968 W 23rd St Unit Main Jacksonville, FL	3.0	2.0	1106	$1,400	$1.27	22d	1	0.24mi
1839 W 30th St Jacksonville, FL	3.0	1.0	828	$1,050	$1.27	24d	1	0.25mi
1971 W 22nd St Jacksonville, FL	3.0	1.0	1094	$1,095	$1.00	8d	1	0.26mi
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	24d	1	0.31mi
1708 W 24th St Jacksonville, FL	3.0	2.0	1428	$1,250	$0.88	8d	1	0.40mi
1712 W 23rd St Jacksonville, FL	3.0	2.0	1200	$1,275	$1.06	24d	1	0.41mi
1636 W 28th St Jacksonville, FL	3.0	2.0	912	$1,375	$1.51	24d	1	0.42mi
1625 W 26th St Unit 4 Jacksonville, FL	2.0	1.0	750	$900	$1.20	24d	1	0.44mi
1625 W 26th St Unit 2 Jacksonville, FL	2.0	1.0	750	$800	$1.07	24d	1	0.44mi
1625 W 26th St Jacksonville, FL	2.0	1.0	750	$800	$1.07	2d	1	0.44mi
1645 W 23rd St Unit 2 Jacksonville, FL	3.0	1.0	912	$1,275	$1.40	24d	1	0.46mi
1901 Pullman Ct Jacksonville, FL	2.0	1.0	969	$1,295	$1.34	8d	1	0.48mi
1609 W 24th St Jacksonville, FL	3.0	2.0	1169	$1,223	$1.05	22d	1	0.48mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	17d	1	0.49mi
1599 W 30th St Unit B Jacksonville, FL	2.0	1.0	780	$1,150	$1.47	15d	1	0.50mi
2604 McMillan St Jacksonville, FL	3.0	1.0	912	$1,100	$1.21	22d	1	0.51mi
1587 W 30th St Jacksonville, FL	3.0	1.0	1363	$1,450	$1.06	15d	1	0.52mi
1584 W 31st St Unit 3 Jacksonville, FL	2.0	1.0	832	$900	$1.08	24d	1	0.53mi
1730 W 19th St Jacksonville, FL	3.0	2.0	1323	$1,100	$0.83	2d	1	0.53mi
1867 W 41st St Jacksonville, FL	3.0	2.0	1218	$1,325	$1.09	18d	1	0.54mi
1653 W 35th St Jacksonville, FL	2.0	1.0	800	$825	$1.03	24d	1	0.55mi
2138 W 17th St Jacksonville, FL	3.0	1.0	1158	$1,425	$1.23	5d	1	0.57mi
1593 W 21st St Jacksonville, FL	2.0	1.0	805	$922	$1.15	24d	1	0.59mi
2171 W 40th St Jacksonville, FL	2.0	1.0	700	$950	$1.36	24d	1	0.59mi
3516 Penton St Jacksonville, FL	3.0	1.0	1000	$1,350	$1.35	24d	1	0.59mi
2040 W 15th St Jacksonville, FL	2.0	1.0	1036	$1,050	$1.01	24d	1	0.60mi
1530 W 29th St Jacksonville, FL	3.0	2.0	1164	$1,385	$1.19	24d	1	0.60mi
1551 W 33rd St #2 Jacksonville, FL	2.0	1.0	842	$795	$0.94	21d	1	0.62mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	24d	1	0.68mi
1845 W 13th St Unit 1 Jacksonville, FL	2.0	1.0	800	$850	$1.06	24d	1	0.69mi
1490 W 33rd St Jacksonville, FL	4.0	1.5	1150	$1,150	$1.00	24d	1	0.69mi
2169 W 14th St Jacksonville, FL	3.0	1.0	972	$1,200	$1.23	4d	1	0.69mi
2312 Fairfax St Jacksonville, FL	3.0	1.0	726	$650	$0.90	18d	1	0.70mi
2210 Pullman Ave Jacksonville, FL	3.0	1.0	940	$1,050	$1.12	4d	1	0.70mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	24d	1	0.70mi
2310 Fairfax St Jacksonville, FL	2.0	1.0	726	$600	$0.83	24d	1	0.70mi

Listing history 12 events

1. 2026-01-31
   status Pending
2. 2026-01-14
   listed $60,000 Active
3. 2022-08-18
   soldstatus $40,000 Sold 167-char remark

   Show marketing remark (167 chars)

   Investor Special! House burned due to an electrical fire while residents were out of town. Exterior shell made of concrete block seems to be in a repairable condition.

4. 2022-08-12
   status Pending 167-char remark

   Show marketing remark (167 chars)

   Investor Special! House burned due to an electrical fire while residents were out of town. Exterior shell made of concrete block seems to be in a repairable condition.

5. 2022-08-08
   status Active 167-char remark

   Show marketing remark (167 chars)

   Investor Special! House burned due to an electrical fire while residents were out of town. Exterior shell made of concrete block seems to be in a repairable condition.

6. 2022-08-05
   historical 167-char remark

   Show marketing remark (167 chars)

   Investor Special! House burned due to an electrical fire while residents were out of town. Exterior shell made of concrete block seems to be in a repairable condition.

7. 2022-07-08
   status Pending 167-char remark

   Show marketing remark (167 chars)

   Investor Special! House burned due to an electrical fire while residents were out of town. Exterior shell made of concrete block seems to be in a repairable condition.

8. 2022-07-01
   listed $50,000 Active 167-char remark

   Show marketing remark (167 chars)

   Investor Special! House burned due to an electrical fire while residents were out of town. Exterior shell made of concrete block seems to be in a repairable condition.

9. 2021-11-01
   soldstatus $100,000
10. 2021-10-19
    soldstatus $100,000 Sold 177-char remark

    Show marketing remark (177 chars)

    Investor Special! 4 BR currently rented at $1119/month! Lease runs through 5/31/22. Cinder block home on corner lot. No showings without signed PSA. Do not disturb tenants.

11. 2021-09-08
    status Pending 177-char remark

    Show marketing remark (177 chars)

    Investor Special! 4 BR currently rented at $1119/month! Lease runs through 5/31/22. Cinder block home on corner lot. No showings without signed PSA. Do not disturb tenants.

12. 2021-09-01
    listed $99,900 Active 177-char remark

    Show marketing remark (177 chars)

    Investor Special! 4 BR currently rented at $1119/month! Lease runs through 5/31/22. Cinder block home on corner lot. No showings without signed PSA. Do not disturb tenants.

ⓘ 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: $1,024 · $85/mo
• Projected year-2 tax: $1,024 · $85/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 16 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: $14,948
• − Mortgage interest: −$3,361
• − Property taxes: −$1,024
• − Insurance: −$300
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$1,745
• Taxable income: $6,126
• Est. tax owed @ 24.0%: −$1,470
• After-tax cash flow: $5,239/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

-39.9% since first listed

12 events — show timeline

• 2026-01-31 Pending — realMLS
• 2026-01-14 Listed $60,000 realMLS
• 2022-08-18 Sold (MLS) $40,000 realMLS
• 2022-08-12 Pending — realMLS
• 2022-08-08 Relisted — realMLS
• 2022-08-05 Listing Removed — realMLS
• 2022-07-08 Pending — realMLS
• 2022-07-01 Listed $50,000 realMLS
• 2021-11-01 Sold (Public Records) $100,000 Public Records
• 2021-10-19 Sold (MLS) $100,000 realMLS
• 2021-09-08 Pending — realMLS
• 2021-09-01 Listed $99,900 realMLS

Property tax history

+5.7%/yr

Latest (2025): $1,024 · +31.0% YoY. Source: county tax records.