4546 Melissa Ct W · Jacksonville, FL 32210

$125,000

3 bd · 2.0 ba · 1,442 sqft · Townhouse public records · 56 Days on market

Built 1986 5,662 sqft lot Est $173k · 28% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• 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

INVESTOR ALERT! Income-Producing 3BR/2BA Townhome Great opportunity to add a cash-flowing 3-bedroom, 2-bath townhome to your portfolio! Currently generating $1,500/month in rental income, offering immediate return. Property is being sold AS-IS, WHERE-IS, with right to inspect. Seller prefers straightforward offers and is not considering creative financing. Property may need updates, making it a solid value-add opportunity. Priced in line with recent comparable sales. Don't miss this investor-focused opportunity!

Key facts

• Built 1986
• Listed 56 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Cable available; Electricity available; Water available
• Home design: Townhouse; Two levels; Attached property
• Exterior features: Asphalt road access; Lot features: Other

Interior

• Kitchen: Electric oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Primary bathroom with tub and shower; Split bedroom layout
• Laundry & utility: In-unit laundry (washer included)

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$173,040) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Zoned schools: Gregory Drive Elementary School (math 26% / reading 23%, grade F, #2,037 of 2,144 statewide, top 96%, 530 students, 76% FRL); Westside High School (math 26% / reading 19%, grade F, #539 of 667 statewide, top 81%, 1,583 students, 63% FRL) — zoned schools average 69% FRL vs 49% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 46% district-wide (-22 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.1%/yr); 441 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $125k implies a 733% 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.18% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.29%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $173,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7826 Melvin Rd	0.15mi	3/2.5	1,464 (+2%)	2mo	$170,000	$116	87
4473 Melissa Ct W	0.10mi	3/2.5	1,386 (-4%)	1mo	$140,000	$101	86
4517 Melissa Ct W	0.05mi	2/1.5 (-1)	1,442 (0%)	9mo	$129,000	$89	84
7679 Melissa Ct N	0.18mi	3/2.0	1,386 (-4%)	6mo	$199,900	$144	80
7866 Melvin Rd	0.18mi	3/2.5	1,464 (+2%)	12mo	$183,500	$125	77
4753 Playschool Dr	0.21mi	3/2.5	1,532 (+6%)	2mo	$179,000	$117	76
4680 Playschool Dr	0.13mi	3/2.5	1,532 (+6%)	13mo	$165,000	$108	70
7723 Playschool Ln	0.21mi	3/2.5	1,532 (+6%)	11mo	$167,000	$109	69
4795 Playpen Dr	0.27mi	2/2.5 (-1)	1,295 (-10%)	0mo	$155,000	$120	63
4706 Playpen Dr	0.23mi	2/2.5 (-1)	1,330 (-8%)	11mo	$172,020	$129	60
7881 Playpen Ct	0.20mi	2/2.5 (-1)	1,245 (-14%)	6mo	$173,500	$139	56
4778 Playpen Dr	0.28mi	2/2.5 (-1)	1,245 (-14%)	7mo	$168,517	$135	52

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 · 2.11% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,421
• Equity at exit: $18,638

10-year hold

• IRR: 6.9%
• Equity multiple: 1.50×
• Total profit: $17,326
• Equity at exit: $10,808

Cash invested: $35,000 (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 32210

• Rents YoY: 2.1%
• Active inventory: 441
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$656
• Tax from tax record: −$160 /mo · $1,925/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $300

Break-even live

Break-even rent $1,099

Max offer price $125,000

Occupancy floor 75%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7665 Jana Ln S Jacksonville, FL	3.0	2.0	1193	$1,400	$1.17	23d	1	0.11mi
7806 Melvin Rd Jacksonville, FL	2.0	2.5	1153	$1,295	$1.12	7d	1	0.14mi
7806 Melvin Rd Jacksonville, FL	2.0	2.5	1200	$1,395	$1.16	16d	1	0.14mi
7818 Melvin Rd Jacksonville, FL	2.0	2.5	1153	$1,400	$1.21	3d	1	0.15mi
7765 Highchair Ln Jacksonville, FL	2.0	2.5	1204	$1,375	$1.14	14d	1	0.17mi
4418 Melissa Ct W Unit Bedroom w/ private bath Jacksonville, FL	3.0	2.5	1386	$1,250	$0.90	23d	1	0.17mi
4418 Melissa Ct W Jacksonville, FL	3.0	2.5	1386	$1,300	$0.94	23d	1	0.17mi
7626 Melissa Ct N Jacksonville, FL	3.0	2.0	1193	$1,390	$1.17	13d	1	0.17mi
7875 Melvin Rd Jacksonville, FL	3.0	2.5	1464	$1,650	$1.13	4d	1	0.18mi
7887 Melvin Rd Jacksonville, FL	2.0	2.5	1153	$1,600	$1.39	23d	1	0.20mi
7911 Melvin Rd Jacksonville, FL	3.0	2.5	1471	$1,740	$1.18	1d	1	0.22mi
4372 Melissa Ct W Jacksonville, FL	4.0	2.0	1445	$1,544	$1.07	16d	1	0.23mi
7559 Proxima Rd Jacksonville, FL	3.0	2.0	1308	$1,499	$1.15	23d	1	0.23mi
4706 Playpen Dr Jacksonville, FL	2.0	2.5	1330	$1,321	$0.99	7d	1	0.23mi
7851 Playschool Ln Jacksonville, FL	3.0	3.0	1508	$1,600	$1.06	23d	1	0.24mi
4781 Playschool Dr Jacksonville, FL	3.0	2.5	1548	$1,495	$0.97	7d	1	0.25mi
7796 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,375	$1.03	23d	1	0.25mi
7800 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,361	$1.02	14d	1	0.25mi
7840 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,398	$1.04	14d	1	0.27mi
7880 Playschool Ln Jacksonville, FL	3.0	2.5	1339	$1,495	$1.12	16d	1	0.28mi
4807 Playpen Dr Jacksonville, FL	2.0	2.5	1204	$1,322	$1.10	3d	1	0.29mi
4425 Jana Ln E Jacksonville, FL	3.0	2.0	1284	$1,690	$1.32	12d	1	0.31mi
7607 Indian Lakes Dr #1 Jacksonville, FL	2.0	2.0	926	$986	$1.06	16d	1	0.35mi
4285 Melissa Ct W Jacksonville, FL	2.0	2.0	1320	$1,450	$1.10	14d	1	0.35mi
5122 Ricker Rd Unit 2 Jacksonville, FL	2.0	2.0	926	$995	$1.07	23d	1	0.37mi
5128 Indian Lakes Ct Jacksonville, FL	2.0	2.0	926	$995	$1.07	12d	1	0.38mi
4448 Jade Dr E Jacksonville, FL	3.0	1.5	1048	$1,329	$1.27	3d	1	0.41mi
5143 Indian Lakes Ct Jacksonville, FL	2.0	2.0	920	$995	$1.08	12d	1	0.42mi
5150 Playpen Dr Unit 2-1 Jacksonville, FL	3.0	2.0	1157	$1,225	$1.06	4d	1	0.44mi
5150 Playpen Dr #4 Jacksonville, FL	2.0	2.0	1118	$1,200	$1.07	21d	1	0.45mi
4503 Melvin Cir W Jacksonville, FL	4.0	2.0	1072	$1,406	$1.31	23d	1	0.48mi
5332 Westchase Ct Unit 1 Jacksonville, FL	2.0	1.0	900	$1,450	$1.61	14d	1	0.48mi
7364 Strato Rd Jacksonville, FL	3.0	2.0	1412	$1,750	$1.24	23d	1	0.51mi
7656 Mailes Ct Unit 202 Jacksonville, FL	2.0	2.0	1040	$1,225	$1.18	23d	1	0.52mi
7650 Mailes Ct #101 Jacksonville, FL	2.0	2.0	1051	$1,200	$1.14	23d	1	0.53mi
7632 Mailes Ct Jacksonville, FL	2.0	2.0	1040	$1,290	$1.24	7d	1	0.54mi
7655 Mailes Ct Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	7d	1	0.56mi
7655 Mailes Ct Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	4d	2	0.56mi
7318 Strato Rd Jacksonville, FL	3.0	2.0	1204	$1,550	$1.29	3d	1	0.56mi
7619 Mailes Ct Jacksonville, FL	2.0	2.0	1040	$1,365	$1.31	4d	1	0.57mi

Listing history 20 events

1. 2026-06-18
   days on market $125,000 Active 56 DOM
2. 2026-06-17
   price $125,000 Active 55 DOM
3. 2026-06-17
   days on market $135,000 Active 55 DOM
4. 2026-06-16
   days on market $135,000 Active 54 DOM
5. 2026-06-15
   days on market $135,000 Active 53 DOM
6. 2026-06-13
   days on market $135,000 Active 50 DOM
7. 2026-06-10
   days on market $135,000 Active 47 DOM
8. 2026-06-08
   days on market $135,000 Active 46 DOM
9. 2026-06-07
   days on market $135,000 Active 45 DOM
10. 2026-06-05
    days on market $135,000 Active 42 DOM
11. 2026-06-03
    days on market $135,000 Active 41 DOM
12. 2026-06-02
    days on market $135,000 Active 40 DOM
13. 2026-06-01
    days on market $135,000 Active 39 DOM
14. 2026-05-31
    days on market $135,000 Active 38 DOM
15. 2026-04-20
    listed $135,000 Active
16. 2022-05-30
    price $1,300
17. 2009-09-16
    soldstatus $15,000
18. 1998-03-06
    soldstatus $41,000
19. 1992-01-01
    soldstatus $43,200
20. 1986-12-01
    soldstatus $53,500

ⓘ 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: $1,925 · $160/mo
• Projected year-2 tax: $1,925 · $160/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 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,746
• − Mortgage interest: −$7,002
• − Property taxes: −$1,925
• − Insurance: −$625
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$3,636
• Taxable income: $1,718
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $3,191/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): 65,729
• Household income: $61,050
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 3605.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 43% Black 38% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Hispanic 2% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -314.81%
• Current HPI: 281.2688
• Rent YoY: ▲ 2.11%
• 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

+152.3% since first listed

6 events — show timeline

• 2026-04-20 Listed $135,000 realMLS
• 2022-05-30 Price Changed $1,300 RENT.
• 2009-09-16 Sold (Public Records) $15,000 Public Records
• 1998-03-06 Sold (Public Records) $41,000 Public Records
• 1992-01-01 Sold (Public Records) $43,200 Public Records
• 1986-12-01 Sold (Public Records) $53,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,925 · +15.6% YoY. Source: county tax records.