4105 MacGregor Dr · Jacksonville, FL 32210

$190,000

3 bd · 2.0 ba · 1,604 sqft · SingleFamily public records · 1 Days on market

Built 1959 Est $250k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional Renovation Opportunity! Bring your vision to this incredible ''as-is'' opportunity in Jacksonville! Perfect for investors or homeowners looking to build significant sweat equity, 4105 Macgregor Drive is a blank canvas ready for a full transformation. This vacant home is being sold strictly As-Is, allowing you to customize every detail from the ground up. The standout feature of this property is the expansive backyard, offering rare space for outdoor entertaining, workshop additions, or gardening. Located in the popular 32210 area, this home provides a solid foundation for your next project. Financing & Terms: Cash or Conventional financing only. Seller will make no repa

Key facts

• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-37 ($-444/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (13.7% below list).
• Recommended offer: $164k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Cedar Hills Elementary School (math 30% / reading 25%, grade F, #1,962 of 2,144 statewide, top 92%, 450 students, 76% FRL); Westside Middle School (math 25% / reading 22%, grade F, #536 of 571 statewide, top 95%, 593 students, 70% FRL); Westside High School (math 26% / reading 19%, grade F, #539 of 667 statewide, top 81%, 1,583 students, 63% FRL) — zoned schools average 70% 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 (-21 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 18d 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 32% of the median local income ($61k/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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $53k; list at $190k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $164,033 (13.7% 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 1959 — 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: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $250,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4105 MacGregor Dr	0.00mi	3/2.0	1,604 (0%)	1mo	$124,000	$77	99
3930 Cobalt Ave E	0.31mi	3/2.0	1,508 (-6%)	2mo	$267,000	$177	74
3967 Lane Ave S	0.32mi	3/2.0	1,699 (+6%)	2mo	$265,000	$156	74
3914 Barmer Dr	0.26mi	4/2.0 (+1)	1,518 (-5%)	2mo	$234,900	$155	72
3936 MacGregor Dr	0.16mi	3/2.0	1,400 (-13%)	2mo	$230,000	$164	70
3944 Rodby Dr	0.19mi	3/2.0	1,390 (-13%)	2mo	$234,900	$169	68
6805 Tom Thumb Dr	0.23mi	4/2.0 (+1)	1,750 (+9%)	3mo	$260,000	$149	66
6216 Sudbury Ave S	0.55mi	4/2.0 (+1)	1,618 (+1%)	5mo	$190,000	$117	64
6220 Graves St	0.51mi	3/2.0	1,490 (-7%)	1mo	$239,000	$160	64
4331 Jammes Rd	0.42mi	3/2.0	1,408 (-12%)	2mo	$215,000	$153	58
7108 Prellie St	0.53mi	4/2.0 (+1)	1,709 (+6%)	3mo	$299,000	$175	57
6217 Sage Dr	0.60mi	3/2.0	1,761 (+10%)	2mo	$265,000	$150	54

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: -18.7%
• Equity multiple: 0.35×
• Total profit: $-34,561
• Equity at exit: $28,330

10-year hold

• IRR: -13.0%
• Equity multiple: 0.27×
• Total profit: $-38,845
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$996
• Tax from tax record: −$257 /mo · $3,087/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-37

Break-even live

Break-even rent $1,687

Max offer price $183,471

Occupancy floor 97%

Sensitivity live

Price	-10% $71	-5% $17	+0% $-37	+5% $-91	+10% $-145
Rent	-10% $-167	-5% $-102	+0% $-37	+5% $28	+10% $93
Rate	-1.0pp $59	-0.5pp $11	base $-37	+0.5pp $-86	+1.0pp $-136

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6715 Cotton Tail Ln Jacksonville, FL	3.0	1.5	1120	$1,450	$1.29	15d	1	0.17mi
6560 Barmer Dr S Jacksonville, FL	4.0	2.0	1370	$1,750	$1.28	2d	1	0.20mi
4336 Harlow Blvd Jacksonville, FL	3.0	2.0	1408	$1,499	$1.06	2d	1	0.34mi
4481 Civic Way Jacksonville, FL	4.0	2.0	1648	$1,872	$1.14	3d	1	0.36mi
3740 Ballejo Ct W Jacksonville, FL	4.0	2.0	1590	$1,599	$1.01	24d	1	0.36mi
4403 Harlow Blvd Jacksonville, FL	3.0	1.5	1642	$1,545	$0.94	5d	1	0.37mi
4503 Anvers Blvd Jacksonville, FL	3.0	2.0	1084	$1,595	$1.47	24d	1	0.40mi
6236 Autlan Dr Jacksonville, FL	3.0	2.0	1299	$1,555	$1.20	5d	1	0.49mi
3668 Jammes Rd Jacksonville, FL	3.0	2.0	1227	$1,540	$1.26	5d	1	0.50mi
2640 Hugh Edwards Dr Jacksonville, FL	3.0	2.0	1816	$1,495	$0.82	24d	1	0.53mi
6815 Bambi Ln Jacksonville, FL	3.0	2.0	1528	$1,495	$0.98	21d	1	0.56mi
7127 Prellie St Jacksonville, FL	3.0	1.0	1388	$1,450	$1.04	21d	1	0.56mi
4710 Herta Rd Jacksonville, FL	4.0	2.0	1272	$1,670	$1.31	24d	1	0.61mi
4128 Arcot Cir Unit NA Jacksonville, FL	3.0	2.0	1640	$1,800	$1.10	24d	1	0.61mi
6511 Burgundy Rd S Jacksonville, FL	3.0	2.0	1361	$1,685	$1.24	4d	1	0.62mi
4102 Angol Pl Jacksonville, FL	3.0	2.0	1470	$1,650	$1.12	5d	1	0.64mi
3607 Colebrooke Dr Jacksonville, FL	3.0	2.0	1360	$1,590	$1.17	3d	1	0.66mi
6171 Cedar Hills Blvd Jacksonville, FL	3.0	1.0	1560	$1,550	$0.99	8d	1	0.66mi
4020 Angol Pl Jacksonville, FL	3.0	1.0	1266	$1,845	$1.46	17d	1	0.66mi
7059 Melvin Rd Jacksonville, FL	3.0	2.0	1330	$1,600	$1.20	2d	1	0.69mi
6766 Londonbridge Ln Jacksonville, FL	3.0	2.0	1300	$1,775	$1.37	20d	1	0.70mi
4804 Ducheneau Dr Unit 26 Jacksonville, FL	3.0	2.0	1182	$1,635	$1.38	24d	1	0.71mi
7101 Wilson Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	903	$1,659	$1.84	2d	23	0.77mi
6819 Lake Mist Ln Jacksonville, FL	3.0	2.5	1344	$1,745	$1.30	24d	1	0.78mi
4442 Georgetown Dr Jacksonville, FL	3.0	2.0	1259	$1,386	$1.10	3d	1	0.80mi
6851 Lake Mist Ln Unit A Jacksonville, FL	3.0	2.5	1350	$1,745	$1.29	24d	1	0.80mi
6119 Wilson Blvd Jacksonville, FL	4.0	2.0	1302	$1,395	$1.07	24d	1	0.86mi
6066 Wilson Blvd Jacksonville, FL	3.0	3.0	1097	$1,800	$1.64	24d	1	0.87mi
6809 Miss Muffet Ln S Jacksonville, FL	3.0	1.0	1095	$1,475	$1.35	5d	1	0.88mi
7037 Red Robin Dr Jacksonville, FL	3.0	2.0	1208	$1,485	$1.23	5d	1	0.90mi
4243 Matador Dr Jacksonville, FL	3.0	2.0	1451	$2,100	$1.45	24d	1	0.92mi
6026 Wilson Blvd Jacksonville, FL	4.0	3.0	1380	$700	$0.51	24d	1	0.93mi
6650 Pinnochio Dr Jacksonville, FL	4.0	3.0	1665	$2,250	$1.35	21d	1	0.94mi
3680 Kirkpatrick Cir Jacksonville, FL	2.0	2.0	1029	$1,222	$1.19	11d	2	0.98mi
3680 Kirkpatrick Cir Jacksonville, FL	2.0	2.0	1118	$1,245	$1.11	24d	1	0.98mi
4503 Melvin Cir W Jacksonville, FL	4.0	2.0	1072	$1,406	$1.31	24d	1	1.00mi
3670 Kirkpatrick Cir Unit 14 Jacksonville, FL	2.0	2.0	1118	$1,350	$1.21	17d	1	1.01mi
2327 Looking Glass Ln Jacksonville, FL	3.0	2.0	1325	$1,495	$1.13	2d	1	1.04mi
3631 Kirkpatrick Cir Jacksonville, FL	2.0–3.0	2.0	1137	$1,350	$1.19	8d	2	1.06mi
3620 Kirkpatrick Cir #4 Jacksonville, FL	2.0	2.0	1118	$1,250	$1.12	17d	1	1.10mi

Listing history 4 events

1. 2026-05-06
   status Pending
2. 1990-07-01
   soldstatus $52,600
3. 1988-04-01
   soldstatus $50,900
4. 1986-01-01
   soldstatus $48,900

ⓘ 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: $3,087 · $257/mo
• Projected year-2 tax: $3,087 · $257/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $19,684
• − Mortgage interest: −$10,643
• − Property taxes: −$3,087
• − Insurance: −$950
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$5,527
• Taxable loss: −$3,673
• Est. tax savings @ 24.0%: +$882
• After-tax cash flow: $438/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

+7.6% since first listed

4 events — show timeline

• 2026-05-06 Pending — realMLS
• 1990-07-01 Sold (Public Records) $52,600 Public Records
• 1988-04-01 Sold (Public Records) $50,900 Public Records
• 1986-01-01 Sold (Public Records) $48,900 Public Records

Property tax history

+13.6%/yr

Latest (2025): $3,087 · +11.1% YoY. Source: county tax records.