5125 Abel Ln · Jacksonville, FL 32254

$189,000

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 7 Days on market

Built 1953 6,969 sqft lot Est $166k · 14% over

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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).

• Cash flow +9.0/30.0
• Appreciation +6.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0

Listing remarks MLS

Perfectly updated 4/2 single-family home in Edgewood Heights! Thoughtfully renovated this property features an open, modern floor plan, Huge master bedroom with M/Bath with brand new LVP and tile flooring throughout hosting a Luxurious sleek kitchen complemented with custom Quartz countertops and Brand new SS appliances. Recent updates include a new Roof, Windows, Plumbing and Electrical. Have peace of mind property is on **City water and sewer - NO SEPTIC! Stylish, spacious, and move-in ready—Perfect for a growing family and just a skip away from Murry Hill and Historic Riverside nestled on a intimate street this home rests on a large private lo this property has it all ! * Bring the faimly and schedule a tour today.

Key facts

• 6,969 sq ft lot
• Built 1953
• Listed 7 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Two levels
• Construction: Concrete construction; Shingle roof
• Exterior features: Shed(s)

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Primary bathroom with shower (no tub); Split bedroom layout
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (25.2% below list).
• Recommended offer: $141k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 rising (+1.7%/yr); 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,413/mo this rent would consume 49% 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 $8k of equity ($1k loan paydown + $6k appreciation (3.4% local appreciation)).
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $141,345 (25.2% 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 1953 — 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: 0.75% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.37%
• DSCR: 0.85
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $165,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5125 Abel Ln	0.00mi	4/2.0 (+1)	1,264 (0%)	7mo	$165,000	$131	85
3461 Rockwood Dr	0.29mi	3/1.0	1,222 (-3%)	2mo	$67,000	$55	79
5140 Columbus Ave	0.23mi	3/1.0	1,314 (+4%)	8mo	$165,000	$126	76
3425 Greenbrier Dr	0.38mi	3/2.0	1,224 (-3%)	1mo	$169,900	$139	72
3406 Greenbrier Dr	0.41mi	2/1.0 (-1)	1,184 (-6%)	2mo	$132,500	$112	64
3469 Lowell Ave	0.32mi	3/2.0	1,197 (-5%)	14mo	$216,000	$180	61
3242 Deason Ave	0.58mi	3/2.0	1,197 (-5%)	2mo	$223,500	$187	59
718 Melson Ave	0.63mi	3/2.0	1,287 (+2%)	6mo	$200,000	$155	58
3315 Sunnybrook Ave N	0.51mi	2/1.0 (-1)	1,212 (-4%)	10mo	$150,000	$124	56
3510 Andrews St	0.36mi	4/1.0 (+1)	1,152 (-9%)	14mo	$125,000	$109	52
3334 Mabry Ter	0.50mi	2/1.0 (-1)	1,189 (-6%)	13mo	$180,000	$151	51
1064 Woodstock Ave	0.74mi	4/1.0 (+1)	1,152 (-9%)	3mo	$126,400	$110	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 5.0%
• Equity multiple: 1.30×
• Total profit: $15,626
• Equity at exit: $89,410

10-year hold

• IRR: 7.5%
• Equity multiple: 2.16×
• Total profit: $61,473
• Equity at exit: $141,336

Cash invested: $52,920 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$991
• Tax from tax record: −$195 /mo · $2,346/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-149

Break-even live

Break-even rent $1,602

Max offer price $162,723

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-95	+0% $-149	+5% $-202	+10% $-256
Rent	-10% $-260	-5% $-205	+0% $-149	+5% $-93	+10% $-37
Rate	-1.0pp $-54	-0.5pp $-101	base $-149	+0.5pp $-198	+1.0pp $-248

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5148 Cain Ln Jacksonville, FL	3.0	1.0	1104	$1,306	$1.18	21d	1	0.08mi
3450 Lowell Ave Jacksonville, FL	3.0	2.0	1209	$1,578	$1.31	24d	1	0.34mi
3350 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	900	$1,095	$1.22	24d	1	0.43mi
3362 Lowell Ave Jacksonville, FL	3.0	2.0	1682	$1,400	$0.83	8d	1	0.47mi
3305 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	1012	$1,021	$1.01	24d	1	0.50mi
3368 Columbus Ave Jacksonville, FL	2.0	1.0	955	$1,300	$1.36	4d	1	0.50mi
3303 Broadway Ave Jacksonville, FL	3.0	2.0	1072	$1,550	$1.45	4d	1	0.51mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	8d	1	0.70mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	24d	1	0.70mi
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	24d	1	0.87mi
5405 Leaming Ave Jacksonville, FL	3.0	1.0	924	$1,199	$1.30	17d	1	0.93mi
1305 Melson Ave Jacksonville, FL	3.0	2.0	1224	$1,399	$1.14	20d	1	0.98mi
3034 Detroit Cir E Jacksonville, FL	3.0	2.0	1300	$1,399	$1.08	24d	1	0.99mi
1037 Detroit St Jacksonville, FL	3.0	2.0	912	$1,250	$1.37	2d	1	1.00mi
3688 Dillon St Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	24d	1	1.03mi
3055 2nd Street Cir Jacksonville, FL	3.0	1.5	1050	$1,340	$1.28	17d	1	1.04mi
4650 Buxton St Jacksonville, FL	3.0	2.0	1620	$1,925	$1.19	4d	1	1.08mi
1227 Dena St Jacksonville, FL	3.0	1.0	1033	$1,325	$1.28	24d	1	1.11mi
912 Huron St Jacksonville, FL	2.0	1.0	900	$1,100	$1.22	15d	1	1.16mi
3515 Dignan St Jacksonville, FL	3.0	1.0	915	$1,036	$1.13	3d	1	1.19mi
4718 Ramona Blvd Jacksonville, FL	3.0	1.0	1085	$1,595	$1.47	24d	1	1.20mi
3550 Edison Ave Jacksonville, FL	3.0	2.0	1230	$1,463	$1.19	4d	1	1.22mi
3352 Dillon St Jacksonville, FL	3.0	2.0	1229	$1,372	$1.12	24d	1	1.23mi
2965 Sunset St Jacksonville, FL	3.0	1.5	1056	$1,375	$1.30	8d	1	1.24mi
2965 Sunset St Jacksonville, FL	3.0	2.0	1056	$1,375	$1.30	4d	1	1.24mi
853 Mikael Ave Jacksonville, FL	3.0	2.0	1025	$1,600	$1.56	24d	1	1.26mi
1612 Alfen St Jacksonville, FL	3.0	1.5	945	$1,113	$1.18	8d	1	1.26mi
628 Meteor St Jacksonville, FL	3.0	1.0	1123	$1,395	$1.24	24d	1	1.27mi
841 Ontario St Jacksonville, FL	2.0	1.0	1000	$1,285	$1.28	24d	1	1.29mi
691 Herman St Jacksonville, FL	4.0	2.5	1641	$1,669	$1.02	8d	1	1.30mi
3323 Nolan St Jacksonville, FL	3.0	1.0	927	$1,050	$1.13	2d	1	1.30mi
3318 Dignan St Jacksonville, FL	3.0	2.0	960	$1,200	$1.25	24d	1	1.30mi
3356 Lenox Ave Jacksonville, FL	2.0	1.0	899	$999	$1.11	24d	1	1.32mi
3319 Hunt St Jacksonville, FL	3.0	1.0	924	$1,295	$1.40	24d	1	1.33mi
676 Bridal Ave Jacksonville, FL	3.0	2.0	1008	$1,450	$1.44	24d	1	1.33mi
2939 W 6th St Jacksonville, FL	3.0	2.0	1269	$1,225	$0.97	2d	1	1.33mi
2902 W 5th St Jacksonville, FL	3.0	2.0	1379	$1,050	$0.76	8d	1	1.33mi
5067 French St Jacksonville, FL	3.0	1.0	1376	$1,450	$1.05	24d	1	1.37mi
3609 Dellwood Ave Jacksonville, FL	2.0	2.0	936	$1,495	$1.60	24d	1	1.39mi
3347 Phyllis St Jacksonville, FL	3.0	2.0	1145	$1,395	$1.22	24d	1	1.40mi

Listing history 7 events

1. 2026-06-18
   days on market $189,000 Active 7 DOM
2. 2026-06-17
   days on market $189,000 Active 6 DOM
3. 2026-06-16
   days on market $189,000 Active 5 DOM
4. 2026-06-15
   days on market $189,000 Active 4 DOM
5. 2026-06-13
   days on market $189,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $189,000 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: $2,346 · $195/mo
• Projected year-2 tax: $2,346 · $195/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 2/10 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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,961
• − Mortgage interest: −$10,587
• − Property taxes: −$2,346
• − Insurance: −$945
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$5,498
• Taxable loss: −$5,128
• Est. tax savings @ 24.0%: +$1,231
• After-tax cash flow: $-554/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

+2262.5% since first listed

10 events — show timeline

• 2026-06-11 Listed $189,000 realMLS
• 2025-12-12 Sold (Public Records) $165,000 Public Records
• 2025-11-26 Sold (MLS) $165,000 realMLS
• 2025-11-17 Contingent — realMLS
• 2025-10-22 Listed $167,500 realMLS
• 2025-10-20 Listing Removed — realMLS
• 2025-10-17 Price Changed $174,900 realMLS
• 2025-10-09 Price Changed $178,900 realMLS
• 2025-09-25 Listed $179,900 realMLS
• 1979-10-05 Sold (Public Records) $8,000 Public Records

Property tax history

+22.7%/yr

Latest (2025): $2,346 · +564.9% YoY. Source: county tax records.