5746 Tempest St · Jacksonville, FL 32244

$109,900

3 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 3 Days on market

Built 1964 7,840 sqft lot

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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 +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision to this concrete block 3-bedroom, 2-bath home offering 1,768 square feet of living space in Jacksonville's established Westside. Located near Jacksonville Heights, this property sits in a convenient area with quick access to I-295, NAS Jacksonville, shopping, restaurants, parks, schools, and everyday services. The location makes it easy to enjoy everything the Westside has to offer while remaining just a short drive from downtown Jacksonville. Inside, you'll find a spacious floor plan with generously sized living areas and a layout that offers endless possibilities. The solid concrete block construction provides a strong foundation for your renovation plans, while the home

Key facts

• Desirable location
• Spacious floor plan
• 7,840 sq ft lot

Tags

• CONCRETE BLOCK CONSTRUCTION
• SPACIOUS FLOOR PLAN
• GENEROUSLY SIZED LIVING AREAS
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Property currently used as residential single-family
• HOA & community: Not a senior community

Exterior

• Parking: Other parking type
• Utilities: Electricity available and connected
• Home design: Single-family residence; Ranch-style / single-story usage
• Exterior features: Lot around 0.18 acres

Interior

• Kitchen: Appliances included (unspecified)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Includes unspecified built-in appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 11.6% 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 17d 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 $760 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• 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 $109,900

Questions for the listing agent

1. Built in 1964 — 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: 1.58% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.86%
• DSCR: 1.84
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $270,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7856 Jaguar Dr	0.18mi	3/2.0	1,690 (-4%)	5mo	$155,000	$92	80
7860 Falcon St	0.22mi	3/2.0	1,682 (-5%)	2mo	$260,000	$155	80
7843 Lancia St N	0.19mi	4/2.0 (+1)	1,640 (-7%)	1mo	$274,000	$167	73
7959 Lancia St N	0.31mi	4/1.0 (+1)	1,680 (-5%)	1mo	$250,000	$149	68
8073 Violet Willow Ln	0.55mi	4/2.0 (+1)	1,761 (-0%)	3mo	$249,900	$142	67
6097 Sage Willow Way	0.59mi	4/2.0 (+1)	1,790 (+1%)	5mo	$273,000	$153	62
7474 Deepwood Dr N	0.41mi	3/2.0	1,553 (-12%)	2mo	$175,000	$113	60
7466 Deepwood Dr N	0.41mi	3/2.0	1,530 (-14%)	3mo	$255,000	$167	56
8079 Violet Willow Ln	0.56mi	4/2.0 (+1)	1,640 (-7%)	2mo	$254,000	$155	56
8025 Triumph Ln S	0.50mi	3/2.0	1,572 (-11%)	3mo	$224,000	$142	56
6104 Golden Grove Rd W	0.43mi	3/2.0	1,504 (-15%)	0mo	$166,500	$111	55
7988 Renault Dr S	0.39mi	4/2.0 (+1)	1,509 (-15%)	2mo	$232,000	$154	51

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: 9.8%
• Equity multiple: 1.38×
• Total profit: $11,793
• Equity at exit: $16,386

10-year hold

• IRR: 18.3%
• Equity multiple: 2.47×
• Total profit: $45,095
• Equity at exit: $9,502

Cash invested: $30,772 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$576
• Tax from tax record: −$268 /mo · $3,216/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $484

Break-even live

Break-even rent $1,127

Max offer price $109,900

Occupancy floor 67%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7707 Falcon St Jacksonville, FL	4.0	2.0	1300	$2,000	$1.54	17d	1	0.15mi
7901 Austin Rd Jacksonville, FL	3.0	2.0	1268	$1,815	$1.43	24d	1	0.20mi
7948 Austin Rd Jacksonville, FL	3.0	2.0	1335	$1,775	$1.33	4d	1	0.26mi
7947 Renault Dr Jacksonville, FL	3.0	2.0	1285	$1,500	$1.17	17d	1	0.26mi
6019 Blank Dr Jacksonville, FL	3.0	2.0	1520	$1,500	$0.99	24d	1	0.32mi
8050 103rd St Jacksonville, FL	1.0–3.0	1.0–2.0	1025	$1,575	$1.54	2d	11	0.43mi
5524 Enchanted Dr Jacksonville, FL	3.0	1.5	1237	$1,580	$1.28	3d	1	0.43mi
5905 Renault Dr W Jacksonville, FL	4.0	2.0	1524	$1,850	$1.21	24d	1	0.48mi
8121 Cheryl Ann Ln Unit Le Sabre Townhouse Jacksonville, FL	3.0	2.5	1601	$1,950	$1.22	4d	1	0.50mi
8180 Metto Rd Jacksonville, FL	4.0	2.5	1665	$1,859	$1.12	16d	1	0.58mi
7796 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,375	$1.03	24d	1	0.58mi
7800 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,361	$1.02	15d	1	0.58mi
4781 Playschool Dr Jacksonville, FL	3.0	2.5	1548	$1,495	$0.97	8d	1	0.58mi
7840 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,398	$1.04	15d	1	0.58mi
6241 Cranberry Ln E Jacksonville, FL	4.0	2.0	2112	$1,350	$0.64	24d	1	0.59mi
7880 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,495	$1.12	16d	1	0.60mi
6109 Sage Willow Way Jacksonville, FL	4.0	2.0	1760	$1,921	$1.09	21d	1	0.62mi
7851 Playschool Ln Jacksonville, FL	3.0	3.0	1508	$1,600	$1.06	24d	1	0.62mi
4706 Playpen Dr Jacksonville, FL	2.0	2.5	1330	$1,321	$0.99	8d	1	0.70mi
7364 Strato Rd Jacksonville, FL	3.0	2.0	1412	$1,750	$1.24	24d	1	0.71mi
7911 Melvin Rd Jacksonville, FL	3.0	2.5	1471	$1,740	$1.18	2d	1	0.72mi
7875 Melvin Rd Jacksonville, FL	3.0	2.5	1464	$1,650	$1.13	4d	1	0.73mi
8325 Homeport Ct Jacksonville, FL	3.0	2.0	1518	$1,575	$1.04	17d	1	0.73mi
8329 Homeport Ct Jacksonville, FL	3.0	2.5	1281	$1,695	$1.32	15d	1	0.74mi
8341 Homeport Ct Jacksonville, FL	3.0	2.5	1296	$1,800	$1.39	24d	1	0.75mi
7559 Proxima Rd Jacksonville, FL	3.0	2.0	1308	$1,499	$1.15	24d	1	0.77mi
7952 118th St Jacksonville, FL	4.0	2.5	1407	$1,895	$1.35	11d	1	0.81mi
7952 118th St Jacksonville, FL	4.0	2.5	1407	$1,895	$1.35	8d	1	0.81mi
6263 Toyota Dr Jacksonville, FL	3.0	2.0	1663	$1,835	$1.10	8d	1	0.82mi
8402 McGirts Village Ln Unit 7E Jacksonville, FL	2.0	2.5	1319	$1,198	$0.91	8d	1	0.89mi
8419 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,400	$1.06	2d	1	0.92mi
8443 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,381	$1.04	8d	1	0.95mi
8515 Maple St Jacksonville, FL	3.0	2.0	1255	$1,499	$1.19	3d	1	0.96mi
8460 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,482	$1.12	8d	1	0.97mi
8518 Maple St Jacksonville, FL	3.0	2.0	1460	$1,623	$1.11	16d	1	0.97mi
8144 Colonnade Ct W Jacksonville, FL	3.0	2.5	1307	$1,745	$1.34	24d	1	0.98mi
8485 McGirts Village Ln Jacksonville, FL	3.0	2.5	1325	$1,381	$1.04	24d	1	1.00mi
4418 Melissa Ct W Unit Bedroom w/ private bath Jacksonville, FL	3.0	2.5	1386	$1,250	$0.90	24d	1	1.00mi
4418 Melissa Ct W Jacksonville, FL	3.0	2.5	1386	$1,300	$0.94	24d	1	1.00mi
4425 Jana Ln E Jacksonville, FL	3.0	2.0	1284	$1,690	$1.32	12d	1	1.00mi

Listing history 4 events

1. 2026-06-18
   days on market $109,900 Active 3 DOM
2. 2026-06-17
   days on market $109,900 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $109,900 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: $3,216 · $268/mo
• Projected year-2 tax: $3,216 · $268/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $20,866
• − Mortgage interest: −$6,156
• − Property taxes: −$3,216
• − Insurance: −$550
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$3,197
• Taxable income: $4,409
• Est. tax owed @ 24.0%: −$1,058
• After-tax cash flow: $4,745/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

+4.2% since first listed

2 events — show timeline

• 2026-06-15 Listed $109,900 realMLS
• 2024-01-24 Sold (Public Records) $105,500 Public Records

Property tax history

+15.3%/yr

Latest (2025): $3,216 · +7.9% YoY. Source: county tax records.