156 Willow Branch Ave · Jacksonville, FL 32254

$120,000

4 bd · 2.0 ba · 1,268 sqft · SingleFamily public records · 137 Days on market

Built 1943 5,662 sqft lot Est $183k · 34% under

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Why this score? — see what drove the A- 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +8.3/10.0
• Appreciation +6.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this lovely 4 bed, 2 bath single family, move-in ready home. This property has central AC and permitted 2019 roof, and some electrical updates in 2011. This home also features white appliances. easy to clean flooring, and easy access to I-10, downtown, and the popular San Marco and Riverside areas. There's also a bonus shed in the back. Don't miss this terrific opportunity for a homebuyer or buy and hold investors. This home is managed by a professional property management company offering the new buyer 3 Free Months of management service. No Sub to, No wholesaling, No seller finance.

Key facts

• Central ac
• Permitted roof
• Electrical updates

Tags

• CENTRAL AC
• PERMITTED ROOF
• ELECTRICAL UPDATES
• EASY ACCESS TO I-10
• BONUS SHED

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Used as residential / single family
• Exterior features: Lot of approximately 0.13 acres; No private pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Central heating; Central air

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+1.7%/yr); 172 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).
• At $1,592/mo this rent would consume 55% of the median local household income ($35k/yr) (locally 882% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($830 loan paydown + $4k appreciation (3.4% local appreciation)).
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 1.7% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y ago; this cycle's ask has dropped $26k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.75%
• DSCR: 1.57
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $182,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 Willow Branch Ave	0.00mi	4/2.0	1,268 (0%)	0mo	$105,000	$83	100
3127 Dignan St	0.32mi	3/2.0 (-1)	1,197 (-6%)	2mo	$210,000	$175	69
2562 Summit St	0.65mi	3/2.0 (-1)	1,268 (0%)	3mo	$205,000	$162	62
921 N Canal St	0.64mi	4/2.0	1,316 (+4%)	2mo	$60,500	$46	62
2908 Spencer St	0.27mi	3/2.0 (-1)	1,100 (-13%)	0mo	$158,000	$144	60
2308 Commonwealth Ave	0.60mi	3/2.0 (-1)	1,209 (-5%)	2mo	$209,000	$173	57
470 Winter St	0.57mi	3/2.0 (-1)	1,340 (+6%)	3mo	$215,000	$160	56
724 James St	0.70mi	3/2.0 (-1)	1,207 (-5%)	2mo	$265,000	$220	53
411 King St	0.51mi	3/1.0 (-1)	1,182 (-7%)	4mo	$117,500	$99	52
3205 Dignan St	0.43mi	3/2.0 (-1)	1,080 (-15%)	2mo	$140,000	$130	48
3329 Nolan St	0.59mi	3/2.0 (-1)	1,442 (+14%)	4mo	$76,500	$53	42
2276 Kingston St	0.70mi	3/2.0 (-1)	1,080 (-15%)	4mo	$89,500	$83	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.41% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.13×
• Total profit: $37,845
• Equity at exit: $56,768

10-year hold

• IRR: 19.8%
• Equity multiple: 3.89×
• Total profit: $97,067
• Equity at exit: $89,737

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 32254

• Home prices YoY: 1.2%
• Rents YoY: 1.7%
• Active inventory: 172
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$629
• Tax from tax record: −$221 /mo · $2,656/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $357

Break-even live

Break-even rent $1,140

Max offer price $120,000

Occupancy floor 73%

Sensitivity live

Price	-10% $425	-5% $391	+0% $357	+5% $323	+10% $289
Rent	-10% $231	-5% $294	+0% $357	+5% $420	+10% $483
Rate	-1.0pp $417	-0.5pp $387	base $357	+0.5pp $326	+1.0pp $294

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3118 Dignan St Jacksonville, FL	4.0	2.0	1103	$1,148	$1.04	2d	1	0.32mi
2410 McQuade St Jacksonville, FL	3.0	2.0	1307	$1,425	$1.09	24d	1	0.36mi
420 Sunshine St Jacksonville, FL	3.0	2.0	1050	$1,350	$1.29	2d	1	0.39mi
371 Smith St Jacksonville, FL	3.0	2.0	1050	$1,325	$1.26	5d	1	0.54mi
3318 Dignan St Jacksonville, FL	3.0	2.0	960	$1,200	$1.25	24d	1	0.56mi
3323 Nolan St Jacksonville, FL	3.0	1.0	927	$1,050	$1.13	2d	1	0.58mi
3319 Hunt St Jacksonville, FL	3.0	1.0	924	$1,295	$1.40	24d	1	0.59mi
3352 Dillon St Jacksonville, FL	3.0	2.0	1229	$1,372	$1.12	24d	1	0.60mi
3159 Phyllis St Jacksonville, FL	3.0	2.0	1209	$1,561	$1.29	3d	1	0.64mi
3134 Phyllis St Jacksonville, FL	4.0	2.0	1648	$1,834	$1.11	24d	1	0.64mi
3515 Dignan St Jacksonville, FL	3.0	1.0	915	$1,036	$1.13	3d	1	0.66mi
346 Acosta St Jacksonville, FL	4.0	3.5	1536	$1,600	$1.04	24d	1	0.70mi
2185 Kingston St Jacksonville, FL	3.0	2.0	1230	$1,381	$1.12	24d	1	0.76mi
3550 Edison Ave Jacksonville, FL	3.0	2.0	1230	$1,463	$1.19	5d	1	0.77mi
2812 Ernest St Jacksonville, FL	3.0	1.0	1461	$2,800	$1.92	24d	1	0.77mi
3347 Phyllis St Jacksonville, FL	3.0	2.0	1145	$1,395	$1.22	24d	1	0.78mi
2012 Baldwin St Jacksonville, FL	3.0	2.0	1232	$1,445	$1.17	24d	1	0.79mi
2154 Placeda St Jacksonville, FL	4.0	1.5	1124	$1,500	$1.33	22d	1	0.79mi
3688 Dillon St Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	24d	1	0.81mi
717 King St Jacksonville, FL	3.0	2.0	1132	$1,800	$1.59	18d	1	0.83mi
715 Ralph St Jacksonville, FL	4.0	2.0	1338	$2,195	$1.64	5d	1	0.84mi
2759 Dellwood Ave Jacksonville, FL	3.0	2.0	1080	$2,100	$1.94	20d	1	0.85mi
3312 Ernest St Jacksonville, FL	3.0	1.0	1065	$1,148	$1.08	24d	1	0.88mi
1923 Broadway Ave Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	24d	1	0.88mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	24d	1	0.89mi
3036 Green St Jacksonville, FL	3.0	1.0	924	$1,495	$1.62	24d	1	0.89mi
2561 Rosselle St #1 Jacksonville, FL	3.0	3.0	1287	$1,395	$1.08	24d	1	0.90mi
2526 Phyllis St Jacksonville, FL	3.0	2.0	1300	$1,800	$1.38	24d	1	0.91mi
676 Bridal Ave Jacksonville, FL	3.0	2.0	1008	$1,450	$1.44	24d	1	0.94mi
3353 Dellwood Ave Jacksonville, FL	3.0	1.0	934	$1,595	$1.71	18d	1	0.94mi
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	24d	1	0.95mi
2701 Myra St Jacksonville, FL	3.0	1.0	1065	$1,595	$1.50	22d	1	0.95mi
691 Herman St Jacksonville, FL	4.0	2.5	1641	$1,669	$1.02	8d	1	0.98mi
3313 Green St Jacksonville, FL	3.0	1.0	1058	$1,450	$1.37	8d	1	0.98mi
2614 Dellwood Ave Jacksonville, FL	3.0	1.0	1122	$2,325	$2.07	5d	1	1.03mi
1037 Detroit St Jacksonville, FL	3.0	2.0	912	$1,250	$1.37	2d	1	1.08mi
3302 College St Jacksonville, FL	3.0	1.0	1174	$1,095	$0.93	8d	1	1.08mi
3352 College St Jacksonville, FL	3.0	2.0	1335	$1,550	$1.16	15d	1	1.12mi
1995 W 4th St Jacksonville, FL	4.0	1.5	1213	$1,375	$1.13	24d	1	1.15mi
2657 Post St Apt 2 Jacksonville, FL	3.0	1.0	1100	$1,700	$1.55	3d	1	1.16mi

Listing history 34 events

1. 2026-06-08
   statusdays on market $120,000 Pending 137 DOM
2. 2026-06-03
   days on market $120,000 Active 133 DOM
3. 2026-06-02
   days on market $120,000 Active 132 DOM
4. 2026-06-01
   days on market $120,000 Active 131 DOM
5. 2026-05-31
   days on market $120,000 Active 130 DOM
6. 2026-05-08
   price $120,000
7. 2026-04-23
   status Active
8. 2026-04-08
   historical Active Under Contract
9. 2026-03-22
   status Active
10. 2026-03-13
    historical Active Under Contract
11. 2026-02-13
    price $142,900
12. 2026-01-21
    listed $146,000 Active
13. 2026-01-19
    historical $1,495
14. 2025-11-07
    price $1,495
15. 2025-10-30
    listed $1,635
16. 2025-10-29
    historical 614-char remark

    Show marketing remark (614 chars)

    Check out this lovely 4 bed, 2 bath single family, move-in ready home. This property has central AC and permitted 2019 roof, and some electrical updates in 2011. This home also features white appliances. easy to clean flooring, and easy access to I-10, downtown, and the popular San Marco and Riverside areas. There's also a bonus shed in the back. Don't miss this terrific opportunity for a homebuyer or buy and hold investors. This home is managed by a professional property management company offering the new buyer 3 Free Months of management service. No Sub to, No wholesaling, No seller finance.

17. 2025-09-12
    status Active 614-char remark

    Show marketing remark (614 chars)

    Check out this lovely 4 bed, 2 bath single family, move-in ready home. This property has central AC and permitted 2019 roof, and some electrical updates in 2011. This home also features white appliances. easy to clean flooring, and easy access to I-10, downtown, and the popular San Marco and Riverside areas. There's also a bonus shed in the back. Don't miss this terrific opportunity for a homebuyer or buy and hold investors. This home is managed by a professional property management company offering the new buyer 3 Free Months of management service. No Sub to, No wholesaling, No seller finance.

18. 2025-09-09
    historical Active Under Contract 614-char remark

    Show marketing remark (614 chars)

    Check out this lovely 4 bed, 2 bath single family, move-in ready home. This property has central AC and permitted 2019 roof, and some electrical updates in 2011. This home also features white appliances. easy to clean flooring, and easy access to I-10, downtown, and the popular San Marco and Riverside areas. There's also a bonus shed in the back. Don't miss this terrific opportunity for a homebuyer or buy and hold investors. This home is managed by a professional property management company offering the new buyer 3 Free Months of management service. No Sub to, No wholesaling, No seller finance.

19. 2025-07-02
    listed $146,000 Active 614-char remark

    Show marketing remark (614 chars)

    Check out this lovely 4 bed, 2 bath single family, move-in ready home. This property has central AC and permitted 2019 roof, and some electrical updates in 2011. This home also features white appliances. easy to clean flooring, and easy access to I-10, downtown, and the popular San Marco and Riverside areas. There's also a bonus shed in the back. Don't miss this terrific opportunity for a homebuyer or buy and hold investors. This home is managed by a professional property management company offering the new buyer 3 Free Months of management service. No Sub to, No wholesaling, No seller finance.

20. 2021-12-29
    soldstatus $120,500
21. 2021-12-17
    soldstatus $120,460 Sold 48-char remark

    Show marketing remark (48 chars)

    This Jacksonville one-story home offers a patio.

22. 2021-11-12
    status Pending 48-char remark

    Show marketing remark (48 chars)

    This Jacksonville one-story home offers a patio.

23. 2021-11-08
    status Active 48-char remark

    Show marketing remark (48 chars)

    This Jacksonville one-story home offers a patio.

24. 2021-10-03
    status Pending 48-char remark

    Show marketing remark (48 chars)

    This Jacksonville one-story home offers a patio.

25. 2021-09-17
    price $123,000 48-char remark

    Show marketing remark (48 chars)

    This Jacksonville one-story home offers a patio.

26. 2021-08-27
    soldstatus $116,800
27. 2021-08-16
    listed $126,000 Active 48-char remark

    Show marketing remark (48 chars)

    This Jacksonville one-story home offers a patio.

28. 2019-09-30
    historical
29. 2019-09-06
    price $99,800
30. 2019-08-19
    price $104,800
31. 2019-08-06
    price $109,800
32. 2019-07-22
    price $114,800
33. 2019-07-16
    listed $125,000 Active
34. 2019-06-25
    soldstatus $62,000

ⓘ 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: $2,656 · $221/mo
• Projected year-2 tax: $2,656 · $221/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 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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,103
• − Mortgage interest: −$6,722
• − Property taxes: −$2,656
• − Insurance: −$600
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$3,491
• Taxable income: $2,577
• Est. tax owed @ 24.0%: −$619
• After-tax cash flow: $3,665/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): 13,927
• Household income: $34,953
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 882.0

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 0.56)
• Race & ethnicity: Black 60% White 28% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Slovak 1% Hispanic 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% 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: ▲ 3.41%
• Current HPI: 282.2981
• Rent YoY: ▲ 1.70%
• 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

+93.5% since first listed

29 events — show timeline

• 2026-05-08 Price Changed $120,000 realMLS
• 2026-04-23 Relisted — realMLS
• 2026-04-08 Contingent — realMLS
• 2026-03-22 Relisted — realMLS
• 2026-03-13 Contingent — realMLS
• 2026-02-13 Price Changed $142,900 realMLS
• 2026-01-21 Listed $146,000 realMLS
• 2026-01-19 Rental Removed $1,495 SHOWMOJO
• 2025-11-07 Price Changed $1,495 SHOWMOJO
• 2025-10-30 Listed for Rent $1,635 SHOWMOJO
• 2025-10-29 Listing Removed — realMLS
• 2025-09-12 Relisted — realMLS
• 2025-09-09 Contingent — realMLS
• 2025-07-02 Listed $146,000 realMLS
• 2021-12-29 Sold (Public Records) $120,500 Public Records
• 2021-12-17 Sold (MLS) $120,460 realMLS
• 2021-11-12 Pending — realMLS
• 2021-11-08 Relisted — realMLS
• 2021-10-03 Pending — realMLS
• 2021-09-17 Price Changed $123,000 realMLS
• 2021-08-27 Sold (Public Records) $116,800 Public Records
• 2021-08-16 Listed $126,000 realMLS
• 2019-09-30 Listing Removed — realMLS
• 2019-09-06 Price Changed $99,800 realMLS
• 2019-08-19 Price Changed $104,800 realMLS
• 2019-08-06 Price Changed $109,800 realMLS
• 2019-07-22 Price Changed $114,800 realMLS
• 2019-07-16 Listed $125,000 realMLS
• 2019-06-25 Sold (Public Records) $62,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,656 · +11.1% YoY. Source: county tax records.