4940 Tan St · Jacksonville, FL 32258

$260,000

2 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 8 Days on market

Built 1982 7,840 sqft lot Est $228k · 14% over

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Why this score? — see what drove the F 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 +13.5/30.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks

New, new, new! This house has been completely remodeled and upgraded, starting with an updated (2022) asphalt-shingle roof, new interior/exterior paint, new luxury vinyl plank flooring, new kitchen and baths including vanities/cabinets/countertops/fixtures/mirrors, new appliances, and new landscaping. All appliances included, just bring your furniture and come ready to move in. Close to great shopping, restaurants, schools, and convenient access to major highways.

Key facts

• New kitchen
• New baths
• New landscaping

Tags

• ASPHALT SHINGLE ROOF
• LUXURY VINYL PLANK FLOORING
• NEW KITCHEN
• NEW BATHS
• NEW APPLIANCES
• NEW LANDSCAPING

Property features AI

Exterior

• Parking: Garage; 2-car garage
• Utilities: Cable available; Electricity available and connected; Water available and connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Shingle roof
• Exterior features: Front porch; Rear porch; Screened porch; Wood backyard fence; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Ceiling fans; Open floorplan; Primary bathroom with shower (no tub); Primary bedroom on main level; Walk-in closets; Wood-burning fireplace (1)
• Laundry & utility: Washer/dryer hookups (utility connections implied)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $8 ($94/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (23.7% below list).
• Recommended offer: $198k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% 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; 182 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $260k implies a 373% 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 $198,323 (23.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.76% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $227,760
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5043 Cerise St	0.15mi	2/1.0	1,118 (+8%)	23mo	$243,000	$217	58
5154 Verdis St	0.35mi	3/1.0 (+1)	1,163 (+12%)	9mo	$295,000	$254	48
5198 Verdis St	0.43mi	3/2.0 (+1)	1,095 (+5%)	22mo	$240,000	$219	48

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 · 0.1% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-47,374
• Equity at exit: $38,767

10-year hold

• IRR: -17.9%
• Equity multiple: 0.14×
• Total profit: $-62,862
• Equity at exit: $22,480

Cash invested: $72,800 (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 32258

• Home prices YoY: -27.3%
• Rents YoY: 0.1%
• Active inventory: 182
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,983 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $8

Break-even live

Break-even rent $1,973

Max offer price $260,000

Occupancy floor 95%

Sensitivity live

Price	-10% $155	-5% $81	+0% $8	+5% $-66	+10% $-139
Rent	-10% $-149	-5% $-71	+0% $8	+5% $86	+10% $164
Rate	-1.0pp $139	-0.5pp $74	base $8	+0.5pp $-60	+1.0pp $-128

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4957 Verdis St Jacksonville, FL	3.0	2.0	1218	$2,300	$1.89	8d	1	0.12mi
5159 Beige St Jacksonville, FL	3.0	2.0	1226	$1,940	$1.58	2d	1	0.36mi

Listing history 8 events

1. 2026-06-21
   days on market $260,000 Active 8 DOM
2. 2026-06-19
   status $260,000 Active 5 DOM
3. 2026-06-10
   status $260,000 Pending 5 DOM
4. 2026-06-09
   days on market $260,000 Active 5 DOM
5. 2026-06-08
   days on market $260,000 Active 4 DOM
6. 2026-06-07
   days on market $260,000 Active 3 DOM
7. 2026-06-05
   remarks 468-char remark
8. 2026-06-05
   listed $260,000 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: $1,046 · $87/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$1,112/yr (+$93/mo · 106.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,799
• − Mortgage interest: −$14,564
• − Property taxes: −$1,046
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$7,564
• Taxable loss: −$4,482
• Est. tax savings @ 24.0%: +$1,076
• After-tax cash flow: $1,169/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): 40,408
• Household income: $102,204
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1166.0

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 0.57)
• Race & ethnicity: White 64% Black 11% Two or more races 11% Hispanic / Latino 10% Asian 7%
• Hispanic origin (detail): Puerto Rican 3% Cuban 3%
• Common ancestry: Italian 7% Estonian 3% Lithuanian 3%
• Foreign-born: 18% · Canada, South Korea, Jamaica
• Languages at home: 80% English-only · Other Indo-European 8% Spanish 7% Other Asian/Pacific 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: ▼ -105.79%
• Current HPI: 281.4397
• Rent YoY: ▲ 0.10%
• 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

+500.5% since first listed

4 events — show timeline

• 2026-06-04 Price Changed $260,000 realMLS
• 2026-06-03 Listed $249,900 realMLS
• 1989-09-01 Sold (Public Records) $55,000 Public Records
• 1982-12-01 Sold (Public Records) $43,300 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,046 · +24.0% YoY. Source: county tax records.