22 Monte St · Jacksonville, FL 32254

$88,000

3 bd · 1.0 ba · 804 sqft · SingleFamily public records · 30 Days on market

Built 1950 7,405 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
• Appreciation +6.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITY!!!Tenant occupied in a monthly lease $850.00. Cute 3/1 . Seller wont pay for survey. HOUSE SOLD AS IS. Seller to make zero repairs. Showing ONLY Monday, Wednesday and Saturdays from 11-4pm.

Key facts

• 7,405 sq ft lot
• Parking
• Built 1950

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Septic tank; Other utilities
• Home design: Single family residence; Used as a single-family home
• Exterior features: Private pool: No

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric oven; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% 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); 172 active listings in the ZIP; 7 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 $1,376/mo this rent would consume 47% of the median local household income ($35k/yr) (locally 882% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($608 loan paydown + $3k appreciation (3.4% local appreciation)).
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 1.7% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y ago; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,680 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.56% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.17%
• DSCR: 1.94
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.41% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 2.56×
• Total profit: $38,501
• Equity at exit: $41,630

10-year hold

• IRR: 26.8%
• Equity multiple: 4.80×
• Total profit: $93,646
• Equity at exit: $65,807

Cash invested: $24,640 (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 32254

• Home prices YoY: 1.2%
• Rents YoY: 1.7%
• Active inventory: 172
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$461
• Tax from tax record: −$154 /mo · $1,850/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $435

Break-even live

Break-even rent $826

Max offer price $88,000

Occupancy floor 63%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 Ernona St Jacksonville, FL	2.0	1.0	800	$1,200	$1.50	7d	1	1.16mi
5433 Leaming Ave Jacksonville, FL	2.0	1.0	548	$1,099	$2.01	20d	1	1.21mi
5405 Leaming Ave Jacksonville, FL	3.0	1.0	924	$1,199	$1.30	17d	1	1.23mi
5614 Atlee Ave Jacksonville, FL	3.0	1.0	750	$1,350	$1.80	23d	1	1.25mi
5616 Atlee Ave Jacksonville, FL	3.0	1.0	800	$1,150	$1.44	23d	1	1.25mi
5364 Mary Budd Ave Jacksonville, FL	3.0	2.0	836	$1,225	$1.47	3d	1	1.35mi
909 Westgate Dr Jacksonville, FL	3.0	1.5	1051	$1,595	$1.52	4d	1	1.35mi

Listing history 48 events

1. 2026-06-18
   days on market $88,000 Active 30 DOM
2. 2026-06-17
   days on market $88,000 Active 29 DOM
3. 2026-06-16
   days on market $88,000 Active 28 DOM
4. 2026-06-16
   price $88,000 Active 27 DOM
5. 2026-06-15
   days on market $89,000 Active 27 DOM
6. 2026-06-13
   days on market $89,000 Active 25 DOM
7. 2026-06-13
   days on market $89,000 Active 24 DOM
8. 2026-06-10
   days on market $89,000 Active 21 DOM
9. 2026-06-08
   days on market $89,000 Active 20 DOM
10. 2026-06-07
    days on market $89,000 Active 19 DOM
11. 2026-06-05
    pricedays on market $89,000 Active 16 DOM
12. 2026-06-03
    days on market $92,000 Active 15 DOM
13. 2026-06-02
    pricedays on market $92,000 Active 14 DOM
14. 2026-06-01
    days on market $94,000 Active 13 DOM
15. 2026-05-31
    days on market $94,000 Active 12 DOM
16. 2026-05-19
    listed $99,000 Active
17. 2022-04-22
    soldstatus $78,000
18. 2022-03-29
    soldstatus $78,000 Sold 219-char remark

    Show marketing remark (219 chars)

    GREAT INVESTMENT OPPORTUNITY!!!Tenant occupied in a monthly lease $850.00. Cute 3/1 . Seller wont pay for survey. HOUSE SOLD AS IS. Seller to make zero repairs. Showing ONLY Monday, Wednesday and Saturdays from 11-4pm.

19. 2022-02-22
    status Pending 219-char remark

    Show marketing remark (219 chars)

    GREAT INVESTMENT OPPORTUNITY!!!Tenant occupied in a monthly lease $850.00. Cute 3/1 . Seller wont pay for survey. HOUSE SOLD AS IS. Seller to make zero repairs. Showing ONLY Monday, Wednesday and Saturdays from 11-4pm.

20. 2022-02-21
    listed $78,000 Active 219-char remark

    Show marketing remark (219 chars)

    GREAT INVESTMENT OPPORTUNITY!!!Tenant occupied in a monthly lease $850.00. Cute 3/1 . Seller wont pay for survey. HOUSE SOLD AS IS. Seller to make zero repairs. Showing ONLY Monday, Wednesday and Saturdays from 11-4pm.

21. 2017-10-25
    soldstatus $46,000
22. 2017-10-20
    soldstatus $46,000 Sold 520-char remark

    Show marketing remark (520 chars)

    Great investment home, empty-nester or starter home. 3 bedrooms, spacious indoor laundry and recently updated throughout. New roof will be installed prior to closing. Has newer AC system and upgraded tile and laminate flooring throughout plus new carpet.. Home features workshop with covered parking. Workshop could be used as additional housing for a tenant. This one won't last. It's priced to sell fast and is conveniently located close to I-10, I-295, downtown, the airport, NAS/Jax, Branan Field and Baldwin.

23. 2017-10-03
    status Pending 520-char remark

    Show marketing remark (520 chars)

    Great investment home, empty-nester or starter home. 3 bedrooms, spacious indoor laundry and recently updated throughout. New roof will be installed prior to closing. Has newer AC system and upgraded tile and laminate flooring throughout plus new carpet.. Home features workshop with covered parking. Workshop could be used as additional housing for a tenant. This one won't last. It's priced to sell fast and is conveniently located close to I-10, I-295, downtown, the airport, NAS/Jax, Branan Field and Baldwin.

24. 2017-09-25
    historical Active - Contingent 520-char remark

    Show marketing remark (520 chars)

    Great investment home, empty-nester or starter home. 3 bedrooms, spacious indoor laundry and recently updated throughout. New roof will be installed prior to closing. Has newer AC system and upgraded tile and laminate flooring throughout plus new carpet.. Home features workshop with covered parking. Workshop could be used as additional housing for a tenant. This one won't last. It's priced to sell fast and is conveniently located close to I-10, I-295, downtown, the airport, NAS/Jax, Branan Field and Baldwin.

25. 2017-09-14
    listed $55,000 Active 520-char remark

    Show marketing remark (520 chars)

    Great investment home, empty-nester or starter home. 3 bedrooms, spacious indoor laundry and recently updated throughout. New roof will be installed prior to closing. Has newer AC system and upgraded tile and laminate flooring throughout plus new carpet.. Home features workshop with covered parking. Workshop could be used as additional housing for a tenant. This one won't last. It's priced to sell fast and is conveniently located close to I-10, I-295, downtown, the airport, NAS/Jax, Branan Field and Baldwin.

26. 2016-06-30
    status Pending
27. 2016-06-30
    historical
28. 2016-05-13
    listed $45,500 Active
29. 2016-05-13
    price $45,400
30. 2016-05-13
    price $42,900
31. 2016-01-15
    historical
32. 2016-01-15
    historical
33. 2015-05-15
    listed $49,900 Active
34. 2015-01-14
    status Active
35. 2014-12-31
    historical
36. 2014-05-19
    listed $49,900 Active
37. 2006-11-30
    historical
38. 2006-06-19
    historical
39. 2005-12-19
    listed $105,900
40. 2005-12-19
    listed $119,900
41. 2005-08-15
    soldstatus $60,000
42. 2005-08-10
    historical
43. 2005-08-09
    soldstatus $60,000
44. 2005-07-06
    soldstatus $47,500
45. 2005-07-05
    listed $62,900
46. 2005-06-29
    historical
47. 2005-06-07
    soldstatus $47,500
48. 2005-06-02
    listed $47,900

ⓘ 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: $1,850 · $154/mo
• Projected year-2 tax: $1,850 · $154/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $16,513
• − Mortgage interest: −$4,929
• − Property taxes: −$1,850
• − Insurance: −$440
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$2,560
• Taxable income: $4,091
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $4,235/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): 13,927
• Household income: $34,953
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 882.0

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 0.56)
• Race & ethnicity: Black 60% White 28% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Slovak 1% Hispanic 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 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: ▲ 3.41%
• Current HPI: 282.2981
• Rent YoY: ▲ 1.70%
• 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

+106.7% since first listed

33 events — show timeline

• 2026-05-19 Listed $99,000 realMLS
• 2022-04-22 Sold (Public Records) $78,000 Public Records
• 2022-03-29 Sold (MLS) $78,000 realMLS
• 2022-02-22 Pending — realMLS
• 2022-02-21 Listed $78,000 realMLS
• 2017-10-25 Sold (Public Records) $46,000 Public Records
• 2017-10-20 Sold (MLS) $46,000 realMLS
• 2017-10-03 Pending — realMLS
• 2017-09-25 Contingent — realMLS
• 2017-09-14 Listed $55,000 realMLS
• 2016-06-30 Pending — realMLS
• 2016-06-30 Listing Removed — realMLS
• 2016-05-13 Listed $45,500 realMLS
• 2016-05-13 Price Changed $42,900 realMLS
• 2016-05-13 Price Changed $45,400 realMLS
• 2016-01-15 Listing Removed — realMLS
• 2016-01-15 Listing Removed — realMLS
• 2015-05-15 Listed $49,900 realMLS
• 2015-01-14 Relisted — realMLS
• 2014-12-31 Listing Removed — realMLS
• 2014-05-19 Listed $49,900 realMLS
• 2006-11-30 Listing Removed — realMLS
• 2006-06-19 Listing Removed — realMLS
• 2005-12-19 Listed $119,900 realMLS
• 2005-12-19 Listed $105,900 realMLS
• 2005-08-15 Sold (Public Records) $60,000 Public Records
• 2005-08-10 Listing Removed — realMLS
• 2005-08-09 Sold (MLS) $60,000 realMLS
• 2005-07-06 Sold (Public Records) $47,500 Public Records
• 2005-07-05 Listed $62,900 realMLS
• 2005-06-29 Listing Removed — realMLS
• 2005-06-07 Sold (MLS) $47,500 realMLS
• 2005-06-02 Listed $47,900 realMLS

Property tax history

+3.7%/yr

Latest (2025): $1,850 · +40.1% YoY. Source: county tax records.