4758 Boxwood Rd · Jacksonville, FL 32210

$149,000

2 bd · 1.0 ba · 1,306 sqft · SingleFamily public records · 28 Days on market

Built 1940 Est $236k · 37% under

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Why this score? — see what drove the C+ 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT!!! LOCATION LOCATION LOCATION!!! CLEAN LAKESHORE/RIVERDALE GARDENS 3/1.5.... WITH ARV's IN THE MID 200's, THIS ONE COULD BE A TERRIFIC OPPORTUNITY AS A BUY FIX SELL PROJECT, OR TO START OR EXPAND A RENTAL PORTFOLIO AS PART OF A LONG TERM WEALTH BUILDING STRATEGY!!! Property appears to be a 2/1 that has been converted to a 3/1.5. Roof , HW Heater and HVAC appear to be newer. Property will be VACANT AT CLOSING. Corporate Seller has equitable interest and is looking for CASH or HARD MONEY DEAL ONLY. Property being sold As-Is, with Seller to make NO REPAIRS. Please conduct walkthrough prior to making offer, as seller is not interested in entertaining/negotiating sight unseen/blind offers.

Key facts

• Good closet space
• Florida room
• Nice lot

Tags

• FLORIDA ROOM
• FIREPLACE
• GOOD CLOSET SPACE
• NICE LOT

Property features AI

Exterior

• Home design: Built in 1940
• Construction: Original construction from 1940
• Exterior features: Located in the Lakeshore subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: Rents rising (+2.1%/yr); 441 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 31% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $4k 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 28 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 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 1940 — 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 $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.07% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $236,386
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2811 Lake Shore Blvd	0.11mi	3/2.0 (+1)	1,363 (+4%)	4mo	$247,000	$181	75
4649 Cambridge Rd	0.30mi	2/1.0	1,118 (-14%)	0mo	$235,000	$210	62
2211 Bayview Rd	0.54mi	3/2.0 (+1)	1,269 (-3%)	1mo	$125,000	$99	61
4615 Sunderland Rd	0.53mi	3/1.0 (+1)	1,222 (-6%)	1mo	$219,000	$179	58
4702 Cedarwood Rd	0.19mi	3/1.0 (+1)	1,126 (-14%)	6mo	$259,000	$230	58
4637 Manchester Rd	0.36mi	3/2.0 (+1)	1,429 (+9%)	5mo	$265,000	$185	55
5757 Cedar Park Ln	0.41mi	3/2.0 (+1)	1,449 (+11%)	1mo	$230,000	$159	53
5044 Colonial Ave	0.63mi	3/2.0 (+1)	1,366 (+5%)	2mo	$250,000	$183	53
5749 Cedar Park Ln	0.39mi	3/2.0 (+1)	1,449 (+11%)	3mo	$225,000	$155	52
6014 Woodside Dr	0.73mi	3/2.0 (+1)	1,236 (-5%)	1mo	$225,000	$182	47
4582 Appleton Ave	0.70mi	3/2.0 (+1)	1,470 (+13%)	1mo	$255,000	$173	37
2528 Hyde Park Rd	0.75mi	3/2.0 (+1)	1,457 (+12%)	6mo	$180,000	$124	32

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 · 2.11% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-12,803
• Equity at exit: $22,216

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-315
• Equity at exit: $12,883

Cash invested: $41,720 (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 32210

• Rents YoY: 2.1%
• Active inventory: 441
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$781
• Tax from tax record: −$221 /mo · $2,650/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $200

Break-even live

Break-even rent $1,347

Max offer price $149,000

Occupancy floor 83%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4610 Cedarwood Rd Jacksonville, FL	3.0	1.0	1381	$1,950	$1.41	17d	1	0.24mi
3434 Blanding Blvd #201 Jacksonville, FL	3.0	2.0	1253	$1,800	$1.44	17d	1	0.45mi
4614 Birkenhead Rd Jacksonville, FL	3.0	2.0	1248	$1,700	$1.36	14d	1	0.46mi
3434 Blanding Blvd Jacksonville, FL	2.0–3.0	2.0	1101	$1,695	$1.54	2d	2	0.47mi
4301 Confederate Point Rd Jacksonville, FL	3.0	1.0–2.0	1042	$1,412	$1.36	2d	39	0.48mi
4375 Confederate Point Rd Jacksonville, FL	1.0–3.0	1.0–2.5	1125	$1,288	$1.14	2d	22	0.54mi
4455 Confederate Point Rd Jacksonville, FL	1.0–3.0	1.0–2.5	1045	$1,339	$1.28	1d	19	0.64mi
5324 Fremont St Jacksonville, FL	3.0	2.0	1550	$1,495	$0.96	2d	1	0.77mi
6066 Wilson Blvd Jacksonville, FL	3.0	3.0	1097	$1,800	$1.64	23d	1	0.79mi
4020 Angol Pl Jacksonville, FL	3.0	1.0	1266	$1,845	$1.46	17d	1	0.93mi
6171 Cedar Hills Blvd Jacksonville, FL	3.0	1.0	1560	$1,550	$0.99	7d	1	0.94mi
4102 Angol Pl Jacksonville, FL	3.0	2.0	1470	$1,650	$1.12	4d	1	0.95mi
4128 Arcot Cir Unit NA Jacksonville, FL	3.0	2.0	1640	$1,800	$1.10	23d	1	0.98mi
3607 Colebrooke Dr Jacksonville, FL	3.0	2.0	1360	$1,590	$1.17	2d	1	1.01mi
5140 Janice Cir S Jacksonville, FL	3.0	1.0	1215	$1,335	$1.10	21d	1	1.04mi
4776 Cardinal Blvd Jacksonville, FL	3.0	1.0	959	$1,550	$1.62	23d	1	1.08mi
6236 Autlan Dr Jacksonville, FL	3.0	2.0	1299	$1,555	$1.20	4d	1	1.13mi
5139 Camille Ave Jacksonville, FL	3.0	2.0	1100	$1,625	$1.48	1d	1	1.13mi
2039 Niblick Dr Jacksonville, FL	1.0–2.0	1.0–2.0	847	$1,275	$1.51	2d	10	1.15mi
5615 San Juan Ave #208 Jacksonville, FL	2.0	2.0	1115	$1,200	$1.08	23d	1	1.18mi
3668 Jammes Rd Jacksonville, FL	3.0	2.0	1227	$1,540	$1.26	4d	1	1.19mi
4800 Ortega Farms Blvd Jacksonville, FL	1.0–3.0	1.0	880	$1,218	$1.38	2d	10	1.20mi
4800 Ortega Farms Blvd Jacksonville, FL	1.0–3.0	1.0	880	$1,232	$1.40	10d	9	1.20mi
5821 San Juan Ave Jacksonville, FL	1.0–3.0	1.0–2.0	1056	$1,165	$1.10	3d	7	1.26mi
4690 Homestead Rd Jacksonville, FL	2.0	2.0	1641	$2,200	$1.34	11d	1	1.26mi
1626 Stimson St Jacksonville, FL	3.0	2.5	1368	$1,641	$1.20	21d	1	1.28mi
5058 Acre Estates Dr W Jacksonville, FL	3.0	2.0	1402	$1,825	$1.30	2d	1	1.33mi
1760 Mayview Rd Jacksonville, FL	3.0	2.0	1721	$2,500	$1.45	17d	1	1.36mi
2836 Ionic Ave Jacksonville, FL	3.0	2.0	1675	$2,600	$1.55	23d	1	1.38mi
4608 Wheeler Ave Jacksonville, FL	3.0	1.0	1025	$2,000	$1.95	23d	1	1.38mi
4804 Ducheneau Dr Unit 26 Jacksonville, FL	3.0	2.0	1182	$1,635	$1.38	23d	1	1.41mi
2640 Hugh Edwards Dr Jacksonville, FL	3.0	2.0	1816	$1,495	$0.82	23d	1	1.41mi
1648 Euclid St Jacksonville, FL	3.0	2.0	1628	$2,395	$1.47	14d	1	1.44mi
2730 Harvard Ave Jacksonville, FL	3.0	2.0	1800	$3,300	$1.83	17d	1	1.44mi
4586 Park St Rm 2 Jacksonville, FL	1.0	1.0	900	$700	$0.78	23d	1	1.46mi
5985 Windsor Forest Dr Unit 23 Jacksonville, FL	2.0	1.5	900	$999	$1.11	21d	1	1.48mi
5985 Windsor Forest Dr Unit 15 Jacksonville, FL	2.0	1.5	900	$999	$1.11	7d	1	1.48mi
5985 Windsor Forest Dr Jacksonville, FL	2.0	1.5	900	$1,099	$1.22	7d	1	1.48mi

Listing history 12 events

1. 2026-06-10
   days on market $149,000 Active 28 DOM
2. 2026-06-08
   days on market $149,000 Active 27 DOM
3. 2026-06-08
   days on market $149,000 Active 26 DOM
4. 2026-06-03
   days on market $149,000 Active 22 DOM
5. 2026-06-02
   days on market $149,000 Active 21 DOM
6. 2026-06-01
   days on market $149,000 Active 20 DOM
7. 2026-05-31
   days on market $149,000 Active 19 DOM
8. 2026-05-12
   listed $149,000 Active
9. 2026-04-16
   historical 708-char remark

   Show marketing remark (708 chars)

   INVESTOR ALERT!!! LOCATION LOCATION LOCATION!!! CLEAN LAKESHORE/RIVERDALE GARDENS 3/1.5.... WITH ARV's IN THE MID 200's, THIS ONE COULD BE A TERRIFIC OPPORTUNITY AS A BUY FIX SELL PROJECT, OR TO START OR EXPAND A RENTAL PORTFOLIO AS PART OF A LONG TERM WEALTH BUILDING STRATEGY!!! Property appears to be a 2/1 that has been converted to a 3/1.5. Roof , HW Heater and HVAC appear to be newer. Property will be VACANT AT CLOSING. Corporate Seller has equitable interest and is looking for CASH or HARD MONEY DEAL ONLY. Property being sold As-Is, with Seller to make NO REPAIRS. Please conduct walkthrough prior to making offer, as seller is not interested in entertaining/negotiating sight unseen/blind offers.

10. 2026-04-13
    price $134,900 708-char remark

    Show marketing remark (708 chars)

    INVESTOR ALERT!!! LOCATION LOCATION LOCATION!!! CLEAN LAKESHORE/RIVERDALE GARDENS 3/1.5.... WITH ARV's IN THE MID 200's, THIS ONE COULD BE A TERRIFIC OPPORTUNITY AS A BUY FIX SELL PROJECT, OR TO START OR EXPAND A RENTAL PORTFOLIO AS PART OF A LONG TERM WEALTH BUILDING STRATEGY!!! Property appears to be a 2/1 that has been converted to a 3/1.5. Roof , HW Heater and HVAC appear to be newer. Property will be VACANT AT CLOSING. Corporate Seller has equitable interest and is looking for CASH or HARD MONEY DEAL ONLY. Property being sold As-Is, with Seller to make NO REPAIRS. Please conduct walkthrough prior to making offer, as seller is not interested in entertaining/negotiating sight unseen/blind offers.

11. 2026-04-07
    price $144,900 708-char remark

    Show marketing remark (708 chars)

    INVESTOR ALERT!!! LOCATION LOCATION LOCATION!!! CLEAN LAKESHORE/RIVERDALE GARDENS 3/1.5.... WITH ARV's IN THE MID 200's, THIS ONE COULD BE A TERRIFIC OPPORTUNITY AS A BUY FIX SELL PROJECT, OR TO START OR EXPAND A RENTAL PORTFOLIO AS PART OF A LONG TERM WEALTH BUILDING STRATEGY!!! Property appears to be a 2/1 that has been converted to a 3/1.5. Roof , HW Heater and HVAC appear to be newer. Property will be VACANT AT CLOSING. Corporate Seller has equitable interest and is looking for CASH or HARD MONEY DEAL ONLY. Property being sold As-Is, with Seller to make NO REPAIRS. Please conduct walkthrough prior to making offer, as seller is not interested in entertaining/negotiating sight unseen/blind offers.

12. 2026-04-02
    listed $149,900 Active 708-char remark

    Show marketing remark (708 chars)

    INVESTOR ALERT!!! LOCATION LOCATION LOCATION!!! CLEAN LAKESHORE/RIVERDALE GARDENS 3/1.5.... WITH ARV's IN THE MID 200's, THIS ONE COULD BE A TERRIFIC OPPORTUNITY AS A BUY FIX SELL PROJECT, OR TO START OR EXPAND A RENTAL PORTFOLIO AS PART OF A LONG TERM WEALTH BUILDING STRATEGY!!! Property appears to be a 2/1 that has been converted to a 3/1.5. Roof , HW Heater and HVAC appear to be newer. Property will be VACANT AT CLOSING. Corporate Seller has equitable interest and is looking for CASH or HARD MONEY DEAL ONLY. Property being sold As-Is, with Seller to make NO REPAIRS. Please conduct walkthrough prior to making offer, as seller is not interested in entertaining/negotiating sight unseen/blind offers.

ⓘ 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: $2,650 · $221/mo
• Projected year-2 tax: $2,650 · $221/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,199
• − Mortgage interest: −$8,346
• − Property taxes: −$2,650
• − Insurance: −$745
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,335
• Taxable income: $51
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $2,383/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): 65,729
• Household income: $61,050
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 3605.0

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 0.65)
• Race & ethnicity: White 43% Black 38% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Hispanic 2% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Tagalog/Filipino 1%

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: ▼ -314.81%
• Current HPI: 281.2688
• Rent YoY: ▲ 2.11%
• 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

-0.6% since first listed

5 events — show timeline

• 2026-05-12 Listed $149,000 FSBO.com
• 2026-04-16 Listing Removed — realMLS
• 2026-04-13 Price Changed $134,900 realMLS
• 2026-04-07 Price Changed $144,900 realMLS
• 2026-04-02 Listed $149,900 realMLS

Property tax history

+5.1%/yr

Latest (2025): $2,650 · +15.2% YoY. Source: county tax records.