5187 Dostie S · Jacksonville, FL 32209

$120,000

4 bd · 3.0 ba · 1,758 sqft · SingleFamily public records · 1 Days on market

Built 1964 10,767 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

GREAT HOME IN AN ESTABLISHED COMMINITY, HOME ON THE CORNER WITH NICE TREES AND A SIDE TWO CAR GARAGE.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 12.0% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1,714/mo this rent would consume 67% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $80k; list at $120k 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 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1964 — 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: 1.43% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.25%
• DSCR: 1.90
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $288,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5226 Dostie Dr	0.06mi	3/2.5 (-1)	1,804 (+3%)	7mo	$267,500	$148	80
4924 Vermont Rd	0.34mi	4/2.0	1,640 (-7%)	2mo	$229,900	$140	68
4924 Hampshire Dr	0.49mi	4/3.0	1,670 (-5%)	4mo	$203,900	$122	65
7388 Simms Dr	0.13mi	4/2.0	1,525 (-13%)	5mo	$250,000	$164	64
7500 Queensgate Cir	0.37mi	4/2.0	1,607 (-9%)	4mo	$299,990	$187	61
7496 Queensgate Cir	0.38mi	4/2.0	1,607 (-9%)	7mo	$290,990	$181	58
7476 Queensgate Cir	0.42mi	4/2.0	1,600 (-9%)	5mo	$280,000	$175	57
7442 Richardson Rd	0.28mi	4/2.0	1,525 (-13%)	5mo	$290,000	$190	56
7471 Queensgate Cir	0.42mi	4/2.0	1,607 (-9%)	8mo	$292,990	$182	55
6632 Kinlock Dr W	0.70mi	3/3.0 (-1)	1,860 (+6%)	8mo	$232,500	$125	46
7836 Smart Ave	0.75mi	3/2.0 (-1)	1,813 (+3%)	7mo	$285,000	$157	45
7143 Rhode Island Dr E	0.45mi	3/1.0 (-1)	1,524 (-13%)	7mo	$80,000	$52	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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.44×
• Total profit: $14,633
• Equity at exit: $17,892

10-year hold

• IRR: 19.2%
• Equity multiple: 2.52×
• Total profit: $51,108
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$629
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $567

Break-even live

Break-even rent $997

Max offer price $120,000

Occupancy floor 62%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4910 Rhode Island Dr N Jacksonville, FL	3.0	2.0	1300	$1,696	$1.30	23d	1	0.34mi
6623 Kinlock Dr W Jacksonville, FL	3.0	2.5	2081	$1,610	$0.77	4d	1	0.67mi
6412 New Kings Rd Unit 2 Jacksonville, FL	3.0	2.0	1300	$1,400	$1.08	17d	1	0.77mi
4895 Churchill Dr Jacksonville, FL	3.0	2.0	1303	$1,900	$1.46	23d	1	0.88mi
6188 Pettiford Dr W Jacksonville, FL	3.0	2.0	1499	$1,850	$1.23	12d	1	0.90mi
8534 Addison Rd Jacksonville, FL	4.0	2.0	1410	$1,995	$1.41	23d	1	0.97mi
8509 Addison Rd Jacksonville, FL	4.0	2.0	1494	$1,675	$1.12	23d	1	0.99mi
8367 Tubman Ct Jacksonville, FL	4.0	1.5	1398	$1,790	$1.28	17d	1	1.13mi
8516 Bermuda Rd Jacksonville, FL	3.0	2.0	1492	$1,625	$1.09	20d	1	1.18mi
9340 Sibbald Rd Jacksonville, FL	4.0	2.0	1228	$1,606	$1.31	3d	1	1.44mi
4737 Portsmouth Ave Jacksonville, FL	4.0	2.0	1396	$1,148	$0.82	23d	1	1.47mi
5814 Begonia Rd Unit 1 Jacksonville, FL	3.0	1.5	1500	$1,655	$1.10	23d	1	1.48mi
3528 Mildred Way Jacksonville, FL	4.0	3.0	1965	$1,999	$1.02	17d	1	1.49mi

Listing history 8 events

1. 2026-04-18
   status Pending
2. 2026-04-16
   listed $120,000 Active
3. 2012-05-23
   historical 101-char remark

   Show marketing remark (101 chars)

   GREAT HOME IN AN ESTABLISHED COMMINITY, HOME ON THE CORNER WITH NICE TREES AND A SIDE TWO CAR GARAGE.

4. 2012-04-05
   soldstatus $80,000
5. 2012-03-30
   soldstatus $80,000 101-char remark

   Show marketing remark (101 chars)

   GREAT HOME IN AN ESTABLISHED COMMINITY, HOME ON THE CORNER WITH NICE TREES AND A SIDE TWO CAR GARAGE.

6. 2011-11-21
   listed $85,000 101-char remark

   Show marketing remark (101 chars)

   GREAT HOME IN AN ESTABLISHED COMMINITY, HOME ON THE CORNER WITH NICE TREES AND A SIDE TWO CAR GARAGE.

7. 2011-10-18
   historical 218-char remark

   Show marketing remark (218 chars)

   Great home in well established area of North Jacksonville. Corner lot with beautiful trees and landscaping. Spacious sq. footage, full equipped kitchen and 2 car garage are just a few of the extras. Thanks for showing.

8. 2011-04-18
   listed $89,900 218-char remark

   Show marketing remark (218 chars)

   Great home in well established area of North Jacksonville. Corner lot with beautiful trees and landscaping. Spacious sq. footage, full equipped kitchen and 2 car garage are just a few of the extras. Thanks for showing.

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $1,297 · $108/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $20,571
• − Mortgage interest: −$6,722
• − Property taxes: −$1,297
• − Insurance: −$600
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$3,491
• Taxable income: $5,170
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $5,562/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

+33.5% since first listed

8 events — show timeline

• 2026-04-18 Pending — realMLS
• 2026-04-16 Listed $120,000 realMLS
• 2012-05-23 Listing Removed — realMLS
• 2012-04-05 Sold (Public Records) $80,000 Public Records
• 2012-03-30 Sold (MLS) $80,000 realMLS
• 2011-11-21 Listed $85,000 realMLS
• 2011-10-18 Listing Removed — realMLS
• 2011-04-18 Listed $89,900 realMLS

Property tax history

+3.8%/yr

Latest (2025): $1,297 · +18.8% YoY. Source: county tax records.