473 W 65th St · Jacksonville, FL 32208

$99,000

3 bd · 1.0 ba · 884 sqft · SingleFamily public records · 18 Days on market

Built 1944 6,098 sqft lot Est $102k · at est.

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• 1% rule +8.2/10.0
• 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 MLS

Welcome to this inviting 3-bedroom, 1-bathroom home, perfectly situated in a desirable neighborhood. This residence offers a cozy atmosphere and a range of appealing features, making it an excellent investment opportunity. As you enter, you will find a spacious living area that welcomes natural light, providing a warm and inviting space for relaxation. The adjacent kitchen is functional and offers enough room for dining, perfect for family meals or entertaining friends. This home comprises three well-sized bedrooms, each designed to provide comfort and ample storage. The shared bathroom is well-maintained and conveniently located to serve all bedrooms. The property boasts a lovely yard, ideal for outdoor activities, gardening, or simply enjoying the fresh air. The home is currently occupied with reliable tenants under a lease agreement that extends through June of 2027, making it an ideal choice for investors looking for immediate rental income.

Key facts

• Easy access
• Cash-flowing asset
• Lease agreement

Tags

• CASH-FLOWING ASSET
• TENANT-OCCUPIED
• LEASE AGREEMENT
• IMMEDIATE STABILITY
• LONG-TERM STABILITY
• EASY ACCESS

Property features AI

Exterior

• Parking: Carport (2 spaces)
• Security: Smoke detector(s)
• Utilities: Public sewer; Cable available
• Home design: Single family residence; One story
• Construction: Shingle roof
• Exterior features: City street frontage

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Accessible approach with ramp; Smoke detector(s)
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 soft (-1.4%/yr); 291 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 38% of the median local income ($41k/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 $684 of loan paydown is wiped out by about $3k 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

• It's been on market 18 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y ago 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 1944 — 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 $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1944 — 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: 1.32% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.94%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $101,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
473 W 65th St	0.00mi	3/1.0	884 (0%)	0mo	$95,000	$107	100
6835 Vermillion St	0.29mi	3/1.0	891 (+1%)	2mo	$65,000	$73	84
753 Fernway St	0.64mi	3/1.0	929 (+5%)	1mo	$110,000	$118	61
825 Gates St	0.59mi	2/1.0 (-1)	837 (-5%)	4mo	$134,000	$160	56
569 W 49th St	0.74mi	2/1.0 (-1)	924 (+4%)	2mo	$57,000	$62	51
733 Escambia St	0.72mi	3/1.0	975 (+10%)	0mo	$90,000	$92	49
557 Chestnut Dr	0.69mi	2/1.0 (-1)	943 (+7%)	4mo	$125,000	$133	48
831 Ashford St	0.67mi	2/2.0 (-1)	912 (+3%)	8mo	$40,000	$44	48
161 W 65th St	0.50mi	2/1.0 (-1)	780 (-12%)	8mo	$94,762	$121	46
950 Ashton St	0.71mi	3/1.0	1,000 (+13%)	4mo	$142,500	$143	42
50 W 58th St	0.65mi	2/1.0 (-1)	1,004 (+14%)	1mo	$71,000	$71	41
816 Ashford St	0.66mi	3/2.0	1,007 (+14%)	10mo	$116,000	$115	34

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,121
• Equity at exit: $14,761

10-year hold

• IRR: 8.4%
• Equity multiple: 1.56×
• Total profit: $15,407
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$519
• Tax from tax record: −$129 /mo · $1,554/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $345

Break-even live

Break-even rent $873

Max offer price $99,000

Occupancy floor 69%

Sensitivity live

Price	-10% $401	-5% $373	+0% $345	+5% $317	+10% $289
Rent	-10% $242	-5% $293	+0% $345	+5% $397	+10% $449
Rate	-1.0pp $395	-0.5pp $370	base $345	+0.5pp $319	+1.0pp $293

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7511 N Shore Dr Jacksonville, FL	2.0	1.0	1014	$1,350	$1.33	5d	1	0.07mi
7124 Lorain St Jacksonville, FL	3.0	1.0	864	$1,043	$1.21	3d	1	0.13mi
7210 Elwood Ave Jacksonville, FL	2.0	1.0	831	$995	$1.20	22d	1	0.17mi
346 W 68th St Jacksonville, FL	3.0	1.0	1114	$1,385	$1.24	5d	1	0.25mi
535 W 59th St Jacksonville, FL	3.0	2.0	816	$1,395	$1.71	8d	1	0.36mi
385 Duray Ct Jacksonville, FL	3.0	1.0	932	$1,250	$1.34	20d	1	0.42mi
356 Duray Ct Jacksonville, FL	3.0	2.0	1070	$1,425	$1.33	14d	1	0.43mi
6460 Lanark Ave Jacksonville, FL	2.0	1.0	708	$1,095	$1.55	24d	1	0.54mi
41 Tallulah Ave Jacksonville, FL	3.0	1.0	1092	$1,390	$1.27	3d	1	0.67mi
92 W 55th St Jacksonville, FL	2.0	1.0	624	$845	$1.35	22d	1	0.69mi
319 W 49th St Jacksonville, FL	2.0	1.0	977	$1,200	$1.23	24d	1	0.70mi
425 W 47th St Jacksonville, FL	3.0	1.5	1083	$1,193	$1.10	8d	1	0.74mi
562 W 49th St Jacksonville, FL	3.0	1.0	1091	$1,195	$1.10	24d	1	0.74mi
5616 Calvin Ave Jacksonville, FL	3.0	1.0	1008	$1,195	$1.19	8d	1	0.78mi
961 Dorchester St Jacksonville, FL	2.0	1.0	884	$1,025	$1.16	3d	1	0.78mi
5514 Long St Jacksonville, FL	2.0	1.0	941	$1,250	$1.33	2d	1	0.84mi
7525 Oakwood St Jacksonville, FL	3.0	1.0	945	$1,375	$1.46	15d	1	0.86mi
1059 Glencarin St Jacksonville, FL	2.0	1.0	645	$897	$1.39	5d	1	0.88mi
1136 Maynard St Jacksonville, FL	2.0	1.0	919	$1,045	$1.14	24d	1	0.98mi
525 E 60th St Jacksonville, FL	3.0	2.0	1120	$1,471	$1.31	24d	1	1.01mi
141 W 43rd St Jacksonville, FL	3.0	2.0	1022	$1,231	$1.20	3d	1	1.04mi
217 E 48th St Jacksonville, FL	3.0	1.0	979	$1,096	$1.12	11d	1	1.05mi
912 Saratoga Blvd Jacksonville, FL	3.0	1.0	930	$1,250	$1.34	24d	1	1.11mi
18 W 43rd St Jacksonville, FL	2.0	1.0	750	$795	$1.06	5d	1	1.12mi
8027 Floyd St Jacksonville, FL	2.0	1.5	935	$1,300	$1.39	3d	1	1.14mi
7927 Reid Ave Jacksonville, FL	3.0	1.0	1055	$1,500	$1.42	24d	1	1.16mi
4918 N Pearl St Jacksonville, FL	2.0	1.0	850	$895	$1.05	24d	1	1.18mi
205 E 44th St Jacksonville, FL	3.0	1.0	955	$1,075	$1.13	22d	1	1.18mi
8253 Lexington Dr Jacksonville, FL	3.0	1.0	910	$1,330	$1.46	24d	1	1.18mi
7140 Buffalo Ave Jacksonville, FL	2.0	1.0	832	$1,321	$1.59	24d	1	1.19mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	24d	1	1.21mi
511 Ivy St Jacksonville, FL	2.0	1.0	900	$995	$1.11	24d	1	1.23mi
222 E 43rd St Jacksonville, FL	2.0	1.0	840	$946	$1.13	24d	1	1.26mi
5035 N Main St Jacksonville, FL	3.0	1.0–2.0	816	$1,459	$1.79	24d	69	1.27mi
349 E 45th St Jacksonville, FL	2.0	1.0	954	$1,175	$1.23	8d	1	1.28mi
814 E 60th St Jacksonville, FL	2.0	1.0	981	$1,199	$1.22	2d	1	1.31mi
841 E 60th St Jacksonville, FL	3.0	1.0	954	$1,225	$1.28	24d	1	1.35mi
800 Broward Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1028	$1,711	$1.66	2d	42	1.35mi
451 Long Branch Blvd Unit 451 Jacksonville, FL	2.0	1.0	1000	$1,350	$1.35	24d	1	1.36mi
22 W 38th St Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	24d	1	1.36mi

Listing history 25 events

1. 2026-05-11
   listed $99,000 Active
2. 2025-12-02
   historical 968-char remark

   Show marketing remark (968 chars)

   Welcome to this inviting 3-bedroom, 1-bathroom home, perfectly situated in a desirable neighborhood. This residence offers a cozy atmosphere and a range of appealing features, making it an excellent investment opportunity. As you enter, you will find a spacious living area that welcomes natural light, providing a warm and inviting space for relaxation. The adjacent kitchen is functional and offers enough room for dining, perfect for family meals or entertaining friends. This home comprises three well-sized bedrooms, each designed to provide comfort and ample storage. The shared bathroom is well-maintained and conveniently located to serve all bedrooms. The property boasts a lovely yard, ideal for outdoor activities, gardening, or simply enjoying the fresh air. The home is currently occupied with reliable tenants under a lease agreement that extends through June of 2027, making it an ideal choice for investors looking for immediate rental income.

3. 2025-11-07
   historical Active Under Contract 968-char remark

   Show marketing remark (968 chars)

   Welcome to this inviting 3-bedroom, 1-bathroom home, perfectly situated in a desirable neighborhood. This residence offers a cozy atmosphere and a range of appealing features, making it an excellent investment opportunity. As you enter, you will find a spacious living area that welcomes natural light, providing a warm and inviting space for relaxation. The adjacent kitchen is functional and offers enough room for dining, perfect for family meals or entertaining friends. This home comprises three well-sized bedrooms, each designed to provide comfort and ample storage. The shared bathroom is well-maintained and conveniently located to serve all bedrooms. The property boasts a lovely yard, ideal for outdoor activities, gardening, or simply enjoying the fresh air. The home is currently occupied with reliable tenants under a lease agreement that extends through June of 2027, making it an ideal choice for investors looking for immediate rental income.

4. 2025-10-06
   listed $129,900 Active 968-char remark

   Show marketing remark (968 chars)

   Welcome to this inviting 3-bedroom, 1-bathroom home, perfectly situated in a desirable neighborhood. This residence offers a cozy atmosphere and a range of appealing features, making it an excellent investment opportunity. As you enter, you will find a spacious living area that welcomes natural light, providing a warm and inviting space for relaxation. The adjacent kitchen is functional and offers enough room for dining, perfect for family meals or entertaining friends. This home comprises three well-sized bedrooms, each designed to provide comfort and ample storage. The shared bathroom is well-maintained and conveniently located to serve all bedrooms. The property boasts a lovely yard, ideal for outdoor activities, gardening, or simply enjoying the fresh air. The home is currently occupied with reliable tenants under a lease agreement that extends through June of 2027, making it an ideal choice for investors looking for immediate rental income.

5. 2023-06-13
   historical
6. 2017-06-13
   soldstatus $99,500
7. 2017-06-08
   soldstatus $120,000 Sold 219-char remark

   Show marketing remark (219 chars)

   This 3 bedroom home on the Northside is move-in ready. Wood-look floors throughout; kitchen is equipped with matching refrigerator and range. There is a washer/dryer hook up. Carport offers covered parking. Fenced yard.

8. 2017-04-26
   status Pending 219-char remark

   Show marketing remark (219 chars)

   This 3 bedroom home on the Northside is move-in ready. Wood-look floors throughout; kitchen is equipped with matching refrigerator and range. There is a washer/dryer hook up. Carport offers covered parking. Fenced yard.

9. 2017-04-21
   historical Active - Contingent 219-char remark

   Show marketing remark (219 chars)

   This 3 bedroom home on the Northside is move-in ready. Wood-look floors throughout; kitchen is equipped with matching refrigerator and range. There is a washer/dryer hook up. Carport offers covered parking. Fenced yard.

10. 2017-04-21
    listed $120,000 Active 219-char remark

    Show marketing remark (219 chars)

    This 3 bedroom home on the Northside is move-in ready. Wood-look floors throughout; kitchen is equipped with matching refrigerator and range. There is a washer/dryer hook up. Carport offers covered parking. Fenced yard.

11. 2017-03-01
    soldstatus $44,000
12. 2017-02-28
    soldstatus $45,000 Sold
13. 2017-02-15
    status Pending
14. 2017-01-25
    status Active
15. 2016-09-13
    status Pending
16. 2016-08-16
    listed $49,000 Active
17. 2015-05-15
    soldstatus $32,900 Sold
18. 2015-03-31
    status Pending
19. 2015-03-18
    listed $32,900 Active
20. 2011-06-02
    historical
21. 2010-03-03
    historical
22. 2010-03-02
    listed $59,900
23. 2009-08-28
    listed $64,900
24. 2002-06-11
    soldstatus $63,000
25. 1990-03-22
    soldstatus $28,400

ⓘ 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: $1,554 · $129/mo
• Projected year-2 tax: $1,554 · $129/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 1/10 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,721
• − Mortgage interest: −$5,546
• − Property taxes: −$1,554
• − Insurance: −$495
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$2,880
• Taxable income: $2,732
• Est. tax owed @ 24.0%: −$656
• After-tax cash flow: $3,486/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

+248.6% since first listed

25 events — show timeline

• 2026-05-11 Listed $99,000 realMLS
• 2025-12-02 Listing Removed — realMLS
• 2025-11-07 Contingent — realMLS
• 2025-10-06 Listed $129,900 realMLS
• 2023-06-13 Rental Removed — RENT.
• 2017-06-13 Sold (Public Records) $99,500 Public Records
• 2017-06-08 Sold (MLS) $120,000 realMLS
• 2017-04-26 Pending — realMLS
• 2017-04-21 Contingent — realMLS
• 2017-04-21 Listed $120,000 realMLS
• 2017-03-01 Sold (Public Records) $44,000 Public Records
• 2017-02-28 Sold (MLS) $45,000 realMLS
• 2017-02-15 Pending — realMLS
• 2017-01-25 Relisted — realMLS
• 2016-09-13 Pending — realMLS
• 2016-08-16 Listed $49,000 realMLS
• 2015-05-15 Sold (MLS) $32,900 realMLS
• 2015-03-31 Pending — realMLS
• 2015-03-18 Listed $32,900 realMLS
• 2011-06-02 Listing Removed — realMLS
• 2010-03-03 Listing Removed — realMLS
• 2010-03-02 Listed $59,900 realMLS
• 2009-08-28 Listed $64,900 realMLS
• 2002-06-11 Sold (Public Records) $63,000 Public Records
• 1990-03-22 Sold (Public Records) $28,400 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,554 · +19.1% YoY. Source: county tax records.