9211 Greenleaf Rd · Jacksonville, FL 32208

$64,900

3 bd · 1.0 ba · 1,708 sqft · SingleFamily public records · 8 Days on market

Built 1959 9,316 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
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. Response within 3 business days. All properties are subject to a buyer s premium pursuant to the Auction Participation Agreement and Terms & Conditions minimums will apply.

Key facts

• 9,316 sq ft lot
• Built 1959
• Listed 8 days

Property features AI

Finance

• Other: Pets allowed: cats and dogs

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Cable available; Water connected
• Home design: Single-family residence; One level (entry level 1); Faces west
• Construction: Block construction
• Exterior features: Back yard with chain link fencing; Shingle roof

Interior

• Kitchen: Electric oven
• Bedrooms: Three bedrooms (all on the first floor)
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Seven total rooms; Storm shutters
• Laundry & utility: Electric dryer hookup on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 21.9% 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.
• Zoned schools: Rutledge H. Pearson Elementary School (math 62% / reading 42%, grade C-, #990 of 2,144 statewide, top 48%, 201 students, 86% FRL); Jean Ribault Middle School (math 28% / reading 24%, grade F, #506 of 571 statewide, top 89%, 679 students, 78% FRL); Jean Ribault High School (math 22% / reading 25%, grade F, #533 of 667 statewide, top 80%, 1,385 students, 71% FRL) — zoned schools average 78% FRL vs 49% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.4%/yr); 291 active listings in the ZIP; 20 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).
• At $1,631/mo this rent would consume 47% of the median local household income ($41k/yr) (locally 1765% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 + 0.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $64,900

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.51% ✓
• Cap rate: 21.86%
• Cash-on-cash: 55.61%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $186,172
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9019 Greenleaf Rd	0.14mi	4/2.0 (+1)	1,631 (-4%)	4mo	$255,000	$156	74
9035 Devonshire Blvd Blvd	0.20mi	3/2.0	1,550 (-9%)	2mo	$130,000	$84	70
7924 Longspur Ave	0.34mi	3/1.0	1,582 (-7%)	5mo	$58,000	$37	68
8422 Gullege Dr	0.22mi	4/2.0 (+1)	1,617 (-5%)	11mo	$117,000	$72	63
5211 Arrowsmith Rd	0.72mi	3/1.5	1,664 (-3%)	3mo	$165,000	$99	58
4872 Clyde Dr	0.52mi	3/1.0	1,592 (-7%)	8mo	$98,000	$62	58
7836 Smart Ave	0.50mi	3/2.0	1,813 (+6%)	7mo	$285,000	$157	57
9408 Little John Rd	0.43mi	4/2.0 (+1)	1,540 (-10%)	9mo	$198,500	$129	47
4815 Clyde Dr	0.63mi	4/2.0 (+1)	1,790 (+5%)	8mo	$195,000	$109	47
5106 Roanoke Blvd	0.37mi	4/2.0 (+1)	1,961 (+15%)	7mo	$185,500	$95	43
9547 Scadlocke Rd	0.50mi	4/2.0 (+1)	1,907 (+12%)	10mo	$210,000	$110	40
9621 Aberdare Ave W	0.74mi	4/2.5 (+1)	1,900 (+11%)	3mo	$231,000	$122	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 50.5%
• Equity multiple: 3.11×
• Total profit: $38,364
• Equity at exit: $9,677

10-year hold

• IRR: 54.7%
• Equity multiple: 5.63×
• Total profit: $84,094
• Equity at exit: $5,611

Cash invested: $18,172 (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 32208

• Home prices YoY: -33.6%
• Rents YoY: -1.4%
• Active inventory: 291
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$340
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $842

Break-even live

Break-even rent $565

Max offer price $64,900

Occupancy floor 43%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8367 Tubman Ct Jacksonville, FL	4.0	1.5	1398	$1,790	$1.28	17d	1	0.20mi
9340 Sibbald Rd Jacksonville, FL	4.0	2.0	1228	$1,606	$1.31	4d	1	0.28mi
9504 Evesham Rd Jacksonville, FL	4.0	2.0	1966	$1,645	$0.84	23d	1	0.43mi
4737 Portsmouth Ave Jacksonville, FL	4.0	2.0	1396	$1,148	$0.82	23d	1	0.49mi
4895 Churchill Dr Jacksonville, FL	3.0	2.0	1303	$1,900	$1.46	23d	1	0.53mi
8119 Siskin Ave Jacksonville, FL	2.0	2.0	1102	$1,650	$1.50	23d	1	0.57mi
8119 Siskin Ave Jacksonville, FL	2.0	2.0	1102	$1,650	$1.50	17d	1	0.57mi
4643 Williamsburg Ave Jacksonville, FL	3.0	2.0	1209	$1,496	$1.24	3d	1	0.63mi
8036 Mattox Ave Jacksonville, FL	4.0	2.0	1160	$1,480	$1.28	16d	1	0.63mi
8645 Samona Dr W Jacksonville, FL	4.0	1.0	1196	$1,250	$1.05	23d	1	0.64mi
4662 Roanoke Blvd Jacksonville, FL	3.0	2.0	1104	$1,195	$1.08	14d	1	0.68mi
4819 Arrowsmith Rd Unit 1 Jacksonville, FL	3.0	2.0	1285	$1,500	$1.17	14d	1	0.82mi
8534 Addison Rd Jacksonville, FL	4.0	2.0	1410	$1,995	$1.41	23d	1	0.91mi
8509 Addison Rd Jacksonville, FL	4.0	2.0	1494	$1,675	$1.12	23d	1	0.97mi
8516 Bermuda Rd Jacksonville, FL	3.0	2.0	1492	$1,625	$1.09	20d	1	1.12mi
3848 Soutel Dr Jacksonville, FL	3.0	2.0	1230	$1,541	$1.25	7d	1	1.20mi
4910 Rhode Island Dr N Jacksonville, FL	3.0	2.0	1300	$1,696	$1.30	23d	1	1.28mi
7860 Rondo Ave Jacksonville, FL	3.0	2.0	1064	$1,410	$1.33	7d	1	1.35mi
6609 Miriam St Jacksonville, FL	3.0	2.0	1200	$1,425	$1.19	7d	1	1.39mi
10373 Marsh Hawk Dr Jacksonville, FL	3.0	2.0	1868	$2,020	$1.08	3d	1	1.50mi

Listing history 7 events

1. 2026-06-18
   days on market $64,900 Active 8 DOM
2. 2026-06-17
   days on market $64,900 Active 7 DOM
3. 2026-06-16
   days on market $64,900 Active 6 DOM
4. 2026-06-15
   days on market $64,900 Active 5 DOM
5. 2026-06-13
   days on market $64,900 Active 3 DOM
6. 2026-06-13
   remarks 463-char remark
7. 2026-06-13
   listed $64,900 Active 2 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: $948 · $79/mo
• Projected year-2 tax: $948 · $79/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 3/10 Moderate
• 🌡 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: $19,573
• − Mortgage interest: −$3,635
• − Property taxes: −$948
• − Insurance: −$324
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$1,888
• Taxable income: $9,645
• Est. tax owed @ 24.0%: −$2,315
• After-tax cash flow: $7,791/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): 32,699
• Household income: $41,324
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1765.0

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 (77%)
• Race & ethnicity: Black 77% White 16% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -110.56%
• Current HPI: 217.9706
• Rent YoY: ▼ -1.36%
• 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

+1198.0% since first listed

2 events — show timeline

• 2026-06-10 Listed $64,900 SCMLS
• 2026-04-10 Listed $5,000 NFMLS

Property tax history

+2.5%/yr

Latest (2025): $948 · +23.7% YoY. Source: county tax records.