1045 Winthrop St · Jacksonville, FL 32206

$60,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 132 Days on market

Built 1942 4,791 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 +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 1203 square foot single family home has 3 bedrooms and 1.0 bathroom. Detached garage. Lot size 50x100. In As Is condition, no repairs from the owner. Tenant occupied, 48 hours notice before showing. No assignable contracts. Seller shall designate closing company. Proof of funds or pre-approval letter required.

Key facts

• 4,791 sq ft lot
• Built 1942
• Listed 132 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: On-street parking; Other parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One story
• Construction: Stucco exterior; Shingle roof
• Exterior features: Back yard fencing; Shed(s) and other outbuildings; Asphalt road access

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window unit(s) for cooling
• Interior features: Split bedrooms

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$129,540) 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/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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 flat; 194 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); lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 41% of the median local income ($39k/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 $415 of loan paydown is wiped out by about $2k 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 + 0.9% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $60k implies a 757% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1942 — 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: 2.21% ✓
• Cap rate: 18.31%
• Cash-on-cash: 42.92%
• DSCR: 2.91
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $129,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1528 Van Buren St	0.32mi	2/1.0 (-1)	1,008 (-1%)	3mo	$73,000	$72	75
1046 Dyal St	0.10mi	2/2.0 (-1)	980 (-4%)	10mo	$163,569	$167	71
1143 E 12th St	0.27mi	3/1.0	1,128 (+11%)	1mo	$97,000	$86	69
1124 E 14th St	0.34mi	3/1.0	1,086 (+6%)	10mo	$149,900	$138	65
1439 Joseph St	0.37mi	3/2.0	948 (-7%)	5mo	$120,000	$127	63
1046 E 13th St	0.27mi	3/1.5	1,116 (+9%)	9mo	$181,000	$162	62
1451 Joseph St	0.38mi	3/2.0	948 (-7%)	5mo	$120,000	$127	62
230 E 19th St	0.73mi	3/2.0	1,042 (+2%)	7mo	$90,000	$86	52
1928 Brackland St	0.60mi	3/2.0	1,094 (+7%)	7mo	$175,000	$160	50
1202 E 14th St	0.38mi	2/1.0 (-1)	904 (-11%)	11mo	$64,000	$71	49
1525 E 15th St	0.62mi	3/2.0	1,116 (+9%)	9mo	$140,000	$125	44
2131 Thelma St	0.72mi	2/1.0 (-1)	928 (-9%)	4mo	$107,500	$116	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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 2.54×
• Total profit: $25,887
• Equity at exit: $8,946

10-year hold

• IRR: 42.8%
• Equity multiple: 4.65×
• Total profit: $61,361
• Equity at exit: $5,188

Cash invested: $16,800 (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 32206

• Home prices YoY: -23.7%
• Rents YoY: 0.9%
• Active inventory: 194
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$315
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $601

Break-even live

Break-even rent $568

Max offer price $60,000

Occupancy floor 50%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 E 13th St Jacksonville, FL	3.0	2.0	1220	$1,275	$1.05	14d	1	0.30mi
1736 Ionia St Jacksonville, FL	2.0	1.0	1036	$1,650	$1.59	17d	1	0.32mi
1529 Spearing St Jacksonville, FL	3.0	2.0	1077	$1,425	$1.32	4d	1	0.32mi
1926 Walnut St Jacksonville, FL	3.0	2.0	1338	$1,418	$1.06	14d	1	0.34mi
1115 E 5th St Jacksonville, FL	3.0	2.0	1175	$1,450	$1.23	23d	1	0.35mi
706 E 5th St Jacksonville, FL	3.0	2.5	1284	$1,436	$1.12	23d	1	0.38mi
1164 E 16th St Jacksonville, FL	2.0	1.0	750	$1,000	$1.33	7d	2	0.46mi
1362 Florida Ave Jacksonville, FL	3.0	2.0	1000	$1,268	$1.27	3d	1	0.50mi
1364 Harrison St Jacksonville, FL	2.0	1.0	725	$900	$1.24	23d	2	0.52mi
1976 Lambert St Jacksonville, FL	3.0	1.0	1012	$1,115	$1.10	23d	1	0.52mi
1353 Palmetto St Jacksonville, FL	3.0	2.0	1000	$1,330	$1.33	23d	1	0.55mi
1361 Bridier St Apt 2 Jacksonville, FL	2.0	1.0	700	$935	$1.34	12d	1	0.55mi
2514 Walnut St Unit 2520 Jacksonville, FL	2.0	1.0	1119	$1,100	$0.98	23d	1	0.56mi
2125 Lambert St Jacksonville, FL	2.0	1.0	1040	$1,195	$1.15	4d	1	0.59mi
1726 Buckman St Jacksonville, FL	2.0	1.0	1166	$1,075	$0.92	7d	1	0.61mi
720 E 3rd St Jacksonville, FL	3.0	1.0	1076	$1,075	$1.00	23d	1	0.61mi
55 E 9th St Jacksonville, FL	3.0	1.5	1246	$1,675	$1.34	14d	1	0.62mi
1617 E 14th St Jacksonville, FL	2.0	1.0	1124	$1,300	$1.16	23d	1	0.63mi
443 E 3rd St Jacksonville, FL	2.0	2.0	1008	$1,750	$1.74	16d	1	0.65mi
1143 Van Buren St Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	16d	1	0.67mi
1128 Van Buren St Unit 1 Jacksonville, FL	2.0	1.0	744	$1,000	$1.34	23d	1	0.68mi
1715 Brackland St Jacksonville, FL	4.0	2.0	1175	$1,425	$1.21	14d	1	0.68mi
1226 Clark St Jacksonville, FL	2.0	1.0	966	$1,175	$1.22	23d	1	0.69mi
1130 Spearing St Jacksonville, FL	3.0	1.0	1320	$1,400	$1.06	20d	1	0.69mi
318 E 19th St Jacksonville, FL	2.0	1.0	1096	$895	$0.82	23d	1	0.71mi
11 E 7th St Unit 1 Jacksonville, FL	2.0	1.0	900	$1,150	$1.28	23d	1	0.72mi
435 Springfield Ct N Jacksonville, FL	2.0	1.0	950	$1,100	$1.16	23d	1	0.74mi
1153 Walnut St #4 Jacksonville, FL	3.0	1.0	1170	$1,195	$1.02	4d	1	0.78mi
1153 Walnut St #4 Jacksonville, FL	3.0	1.0	1170	$1,195	$1.02	12d	1	0.78mi
2025 N Laura St Jacksonville, FL	2.0	1.0	1000	$1,195	$1.20	4d	1	0.80mi
2063 N Laura St Jacksonville, FL	2.0	1.0	900	$1,250	$1.39	23d	1	0.81mi
2040 N Laura St Jacksonville, FL	2.0	1.5	1300	$1,498	$1.15	23d	1	0.83mi
1109 Phelps St Jacksonville, FL	3.0	1.0	1120	$850	$0.76	7d	1	0.86mi
1131 Phelps St Jacksonville, FL	3.0	1.0	1120	$895	$0.80	23d	1	0.87mi
3403 Phoenix Ave Jacksonville, FL	3.0	1.0	1002	$995	$0.99	7d	1	0.88mi
1125 E 24th St Jacksonville, FL	2.0	1.0	914	$600	$0.66	17d	1	0.91mi
111 E 1st St #16 Jacksonville, FL	2.0	1.5	972	$1,250	$1.29	23d	1	0.94mi
960 Palmetto St Jacksonville, FL	2.0	2.5	998	$1,188	$1.19	4d	1	0.95mi
231 W 10th St Jacksonville, FL	3.0	1.0	1200	$1,500	$1.25	23d	1	0.95mi
3303 Jones St Jacksonville, FL	2.0	1.0	840	$1,000	$1.19	4d	1	0.98mi

Listing history 15 events

1. 2026-06-18
   days on market $60,000 Active 132 DOM
2. 2026-06-17
   days on market $60,000 Active 131 DOM
3. 2026-06-16
   days on market $60,000 Active 130 DOM
4. 2026-06-15
   days on market $60,000 Active 129 DOM
5. 2026-06-10
   days on market $60,000 Active 123 DOM
6. 2026-06-08
   days on market $60,000 Active 122 DOM
7. 2026-06-07
   days on market $60,000 Active 121 DOM
8. 2026-06-03
   days on market $60,000 Active 117 DOM
9. 2026-06-02
   days on market $60,000 Active 116 DOM
10. 2026-06-01
    days on market $60,000 Active 115 DOM
11. 2026-05-31
    days on market $60,000 Active 114 DOM
12. 2026-04-20
    price $65,000
13. 2026-03-18
    price $70,000
14. 2026-02-06
    listed $75,000 Active
15. 1994-01-04
    soldstatus $7,000

ⓘ 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: $1,307 · $109/mo
• Projected year-2 tax: $1,307 · $109/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 · 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: $15,940
• − Mortgage interest: −$3,361
• − Property taxes: −$1,307
• − Insurance: −$300
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$1,745
• Taxable income: $6,676
• Est. tax owed @ 24.0%: −$1,602
• After-tax cash flow: $5,608/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): 17,105
• Household income: $39,242
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1057.0

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 (65%)
• Race & ethnicity: Black 65% White 22% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Arabic 1% German/W. Germanic 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: ▼ -64.55%
• Current HPI: 208.1852
• Rent YoY: ▲ 0.94%
• 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

+828.6% since first listed

4 events — show timeline

• 2026-04-20 Price Changed $65,000 realMLS
• 2026-03-18 Price Changed $70,000 realMLS
• 2026-02-06 Listed $75,000 realMLS
• 1994-01-04 Sold (Public Records) $7,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,307 · +19.3% YoY. Source: county tax records.