1156 Alta Vista St · Jacksonville, FL 32205

$189,900

3 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 9 Days on market

Built 1960 0.29 ac lot Est $213k · 11% under

---

Why this score? — see what drove the D+ 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 +13.1/30.0
• ARV discount +12.3/15.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1156 Alta Vista Street, a beautifully reimagined 4-bedroom home on nearly a third of an acre . This move-in ready property blends major updates with modern style, featuring a brand-new roof, new water heater, updated plumbing, electrical and A/C, newer windows, fresh interior and exterior paint, new LVP flooring, and updated fans and lighting throughout. The kitchen stands out with new crisp white shaker cabinets, warm butcher block countertops, brand-new stainless steel appliances, and sleek modern finishes. The bathroom has been tastefully refreshed with a new vanity and snow-white epoxy tub. Step outside to a large covered back porch overlooking a spacious fully fenced backyar

Key facts

• Updated electrical
• New water heater
• Newer windows

Tags

• NEW ROOF
• NEW WATER HEATER
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• UPDATED A/C
• NEWER WINDOWS

Property features AI

Exterior

• Parking: Carport with 2 spaces; Additional other parking
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single-family home; One story
• Construction: Frame construction; Shingle roof
• Exterior features: Rear porch; Full chain-link fencing enclosing the backyard; Shed(s) on the property

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Ice maker; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry area in the carport

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-7 ($-79/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (14.2% below list).
• Recommended offer: $163k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); 320 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 30% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $190k implies a 322% 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 $162,843 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $212,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4759 Post St	0.46mi	2/1.0 (-1)	1,050 (+1%)	2mo	$135,000	$129	70
5256 Royce Ave	0.53mi	3/1.0	1,040 (+0%)	7mo	$169,250	$163	69
4808 Polaris St	0.46mi	2/1.0 (-1)	1,000 (-4%)	1mo	$189,000	$189	67
5319 Kingsbury St	0.31mi	3/1.0	910 (-12%)	0mo	$201,000	$221	65
4809 Polaris St	0.48mi	2/1.0 (-1)	982 (-5%)	2mo	$280,000	$285	62
5245 Royce Ave	0.50mi	3/1.0	975 (-6%)	6mo	$200,000	$205	61
4531 Attleboro St	0.67mi	2/1.0 (-1)	1,012 (-2%)	3mo	$285,000	$282	57
4530 Hercules Ave	0.64mi	2/1.0 (-1)	1,017 (-2%)	6mo	$150,000	$147	57
4842 Louisa Ter	0.34mi	3/1.0	884 (-15%)	4mo	$122,500	$139	56
1169 Orton St	0.50mi	2/1.0 (-1)	968 (-7%)	6mo	$184,000	$190	55
4545 French St	0.75mi	2/1.0 (-1)	1,067 (+3%)	3mo	$277,500	$260	53
4638 Kerle St	0.66mi	2/1.0 (-1)	1,135 (+9%)	6mo	$310,000	$273	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 · 1.73% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-33,234
• Equity at exit: $28,315

10-year hold

• IRR: -12.7%
• Equity multiple: 0.29×
• Total profit: $-37,649
• Equity at exit: $16,419

Cash invested: $53,172 (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 32205

• Rents YoY: 1.7%
• Active inventory: 320
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,628 high
• Mortgage (P&I): −$996
• Tax from tax record: −$218 /mo · $2,617/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-7

Break-even live

Break-even rent $1,637

Max offer price $188,735

Occupancy floor 95%

Sensitivity live

Price	-10% $101	-5% $47	+0% $-7	+5% $-60	+10% $-114
Rent	-10% $-135	-5% $-71	+0% $-7	+5% $58	+10% $122
Rate	-1.0pp $89	-0.5pp $42	base $-7	+0.5pp $-56	+1.0pp $-106

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5150 Kingsbury St Jacksonville, FL	2.0	1.0	1500	$1,195	$0.80	15d	1	0.18mi
1130 Comanche St Unit 402 Jacksonville, FL	2.0	1.0	763	$1,090	$1.43	24d	1	0.27mi
5204 Astral St Jacksonville, FL	3.0	2.0	1337	$1,645	$1.23	22d	1	0.30mi
5363 Poppy Dr Jacksonville, FL	3.0	1.0	1040	$1,445	$1.39	21d	1	0.46mi
979 Mikael Ave Jacksonville, FL	2.0	1.0	1002	$1,510	$1.51	24d	1	0.47mi
4813 Post St Jacksonville, FL	2.0	1.0	930	$1,150	$1.24	15d	1	0.47mi
1303 Mull St Jacksonville, FL	3.0	2.5	1409	$1,725	$1.22	24d	1	0.48mi
4752 Post St Jacksonville, FL	2.0	1.0	936	$1,400	$1.50	24d	1	0.49mi
5067 French St Jacksonville, FL	3.0	1.0	1376	$1,450	$1.05	24d	1	0.49mi
5351 Royce Ave Jacksonville, FL	3.0	1.0	1040	$1,600	$1.54	24d	1	0.51mi
1216 Glen Laura Rd Jacksonville, FL	4.0	2.0	1324	$2,145	$1.62	5d	1	0.52mi
1335 Mull St Jacksonville, FL	3.0	2.5	1409	$1,725	$1.22	24d	1	0.52mi
5377 Royce Ave Jacksonville, FL	3.0	1.0	1040	$1,800	$1.73	18d	1	0.53mi
4633 Kingsbury St Jacksonville, FL	3.0	1.0	1134	$1,695	$1.49	22d	1	0.56mi
5120 Quan Dr Jacksonville, FL	3.0	1.0	1454	$1,250	$0.86	2d	1	0.56mi
4651 Astral St Jacksonville, FL	3.0	1.0	1140	$2,000	$1.75	2d	1	0.57mi
4623 Hercules Ave Jacksonville, FL	2.0	1.0	1014	$1,221	$1.20	4d	1	0.57mi
4620 Attleboro St Jacksonville, FL	3.0	2.0	1032	$2,195	$2.13	12d	1	0.58mi
5256 Clarendon Rd Jacksonville, FL	3.0	2.0	1278	$2,100	$1.64	24d	1	0.63mi
853 Mikael Ave Jacksonville, FL	3.0	2.0	1025	$1,600	$1.56	24d	1	0.63mi
1374 Lake Shore Blvd Jacksonville, FL	4.0	2.0	1456	$2,150	$1.48	8d	2	0.65mi
1374 Murray Dr Jacksonville, FL	3.0	2.0	1338	$1,950	$1.46	12d	1	0.65mi
5710 Lenox Ave Jacksonville, FL	1.0–4.0	1.0–2.0	988	$1,299	$1.31	24d	1	0.69mi
4530 Astral St Jacksonville, FL	2.0	1.0	800	$1,925	$2.41	24d	1	0.71mi
5647 Ellis Trace Dr Jacksonville, FL	3.0	2.0	1200	$1,595	$1.33	15d	1	0.75mi
5671 Ellis Trace Dr Jacksonville, FL	3.0	2.0	1197	$1,595	$1.33	24d	1	0.77mi
1480 Stimson St Jacksonville, FL	3.0	1.0	1252	$1,445	$1.15	14d	1	0.80mi
4718 Ramona Blvd Jacksonville, FL	3.0	1.0	1085	$1,595	$1.47	24d	1	0.82mi
6037 Marsha Dr Jacksonville, FL	3.0	1.0	1296	$1,250	$0.96	15d	1	0.83mi
5616 Atlee Ave Jacksonville, FL	3.0	1.0	800	$1,150	$1.44	24d	1	0.83mi
5614 Atlee Ave Jacksonville, FL	3.0	1.0	750	$1,350	$1.80	24d	1	0.83mi
4315 Antisdale St Jacksonville, FL	4.0	1.0	1100	$1,600	$1.45	24d	1	0.83mi
6117 Hollow Ct Key Hollow Jacksonville, FL	3.0	2.0	1044	$1,449	$1.39	8d	1	0.86mi
1540 Lake Shore Blvd Jacksonville, FL	3.0	2.0	1180	$1,495	$1.27	8d	1	0.87mi
6128 Hollow Ct Key Hollow Jacksonville, FL	3.0	3.0	1492	$1,800	$1.21	24d	1	0.90mi
1406 Ellis Trace Dr W Jacksonville, FL	2.0	1.5	1028	$1,200	$1.17	17d	1	0.90mi
740 Ernona St Jacksonville, FL	2.0	1.0	800	$1,200	$1.50	8d	1	0.92mi
5687 Atlee Ave Jacksonville, FL	3.0	1.0	1130	$1,350	$1.19	24d	1	0.92mi
4844 Merrimac Ave Jacksonville, FL	2.0	1.0	820	$1,325	$1.62	24d	1	1.00mi
1626 Stimson St Jacksonville, FL	3.0	2.5	1368	$1,641	$1.20	22d	1	1.04mi

Listing history 9 events

1. 2026-06-18
   days on market $189,900 Active 9 DOM
2. 2026-06-17
   price $189,900 Active 8 DOM
3. 2026-06-17
   days on market $194,999 Active 8 DOM
4. 2026-06-16
   days on market $194,999 Active 7 DOM
5. 2026-06-15
   pricedays on market $194,999 Active 6 DOM
6. 2026-06-13
   days on market $199,999 Active 4 DOM
7. 2026-06-13
   pricedays on market $199,999 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $209,999 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: $2,617 · $218/mo
• Projected year-2 tax: $2,617 · $218/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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,541
• − Mortgage interest: −$10,637
• − Property taxes: −$2,617
• − Insurance: −$950
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$5,524
• Taxable loss: −$3,314
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $716/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): 29,148
• Household income: $64,789
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1398.0

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 0.59)
• Race & ethnicity: White 59% Black 21% Hispanic / Latino 11% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Dominican Republic
• Languages at home: 88% English-only · Spanish 8% Vietnamese 1% 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: ▼ -386.70%
• Current HPI: 310.4566
• Rent YoY: ▲ 1.73%
• 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

+366.7% since first listed

2 events — show timeline

• 2026-06-09 Listed $209,999 realMLS
• 1988-12-01 Sold (Public Records) $45,000 Public Records

Property tax history

+19.8%/yr

Latest (2025): $2,617 · +3.2% YoY. Source: county tax records.