5551 Verbena Rd · Jacksonville, FL 32209

$129,000

3 bd · 1.0 ba · 770 sqft · SingleFamily public records · 302 Days on market

Built 1952 8,645 sqft lot

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• 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

Great investment property!! 3/1 concrete block home in need of some aesthetics, updated electric, plumbing an water heater, huge back yard!

Key facts

• Spacious backyard
• Updated
• Hvac system

Tags

• UPDATED
• NEW ROOF
• STAINLESS STEEL APPLIANCES
• HVAC SYSTEM
• SPACIOUS BACKYARD
• CONVENIENT NEIGHBORHOOD

Property features AI

Finance

• Other: Property zoned RLD-60; Property type: Residential — Single family residence; Lot size approximately 0.2 acres (0 to less than 1/4 acre)

Exterior

• Utilities: Public water; Public sewer; Cable available; High-speed internet / broadband available; Electricity available
• Home design: Single family residence; One level; Faces east
• Construction: Concrete construction; Shingle roof; Concrete perimeter foundation; Built on a 0.2-acre lot
• Exterior features: Private mailbox; Concrete driveway/road surface

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Stone countertops
• Laundry & utility: Washer hookup; Electric dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/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 $126k (2.7% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 rising (+1.8%/yr); 399 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,255/mo this rent would consume 49% of the median local household income ($31k/yr) (locally 2921% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 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 302 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $41k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; list at $129k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.97% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $83,930
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2726 Eventide Dr	0.47mi	2/1.0 (-1)	782 (+2%)	7mo	$70,000	$90	65
5020 Campenella Dr	0.34mi	2/1.0 (-1)	789 (+2%)	15mo	$146,000	$185	63
2736 Lippia Rd	0.41mi	3/1.0	856 (+11%)	0mo	$62,500	$73	62
3332 Japonica Rd N	0.57mi	3/1.0	828 (+8%)	2mo	$103,500	$125	59
2603 Sunny Acres Dr N	0.41mi	3/1.0	854 (+11%)	4mo	$105,000	$123	59
2440 Edgewood Ave W	0.39mi	2/1.0 (-1)	804 (+4%)	15mo	$123,600	$154	57
2570 Spirea St	0.57mi	2/1.0 (-1)	824 (+7%)	4mo	$90,000	$109	53
2113 W 40th St	0.51mi	3/1.0	700 (-9%)	9mo	$32,500	$46	53
2312 Lantana Ave	0.58mi	3/1.0	844 (+10%)	12mo	$79,000	$94	47
6117 Ardisia Rd W	0.62mi	3/1.0	828 (+8%)	17mo	$115,000	$139	45
2724 Begonia Rd	0.40mi	3/1.0	867 (+13%)	23mo	$91,000	$105	41
4912 40th St Cir	0.63mi	3/1.0	850 (+10%)	16mo	$81,000	$95	40

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-11,908
• Equity at exit: $19,234

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-2,882
• Equity at exit: $11,154

Cash invested: $36,120 (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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 399
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$676
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $165

Break-even live

Break-even rent $1,046

Max offer price $129,000

Occupancy floor 82%

Sensitivity live

Price	-10% $238	-5% $201	+0% $165	+5% $128	+10% $92
Rent	-10% $66	-5% $115	+0% $165	+5% $214	+10% $264
Rate	-1.0pp $230	-0.5pp $198	base $165	+0.5pp $131	+1.0pp $97

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5531 Agra Ct Jacksonville, FL	3.0	1.0	988	$1,295	$1.31	16d	1	0.08mi
2268 W 44th St Jacksonville, FL	3.0	2.0	1077	$1,440	$1.34	5d	1	0.26mi
5326 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,200	$1.33	25d	1	0.26mi
5217 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,250	$1.39	9d	1	0.29mi
5035 Campenella Dr Jacksonville, FL	3.0	1.0	875	$1,095	$1.25	25d	1	0.31mi
5306 Paris Ave Jacksonville, FL	3.0	1.0	944	$1,150	$1.22	25d	1	0.34mi
5428 Bunche Dr Jacksonville, FL	3.0	1.0	900	$1,600	$1.78	25d	1	0.37mi
2185 Benedict Rd Unit 2187 Jacksonville, FL	2.0	1.0	630	$995	$1.58	12d	1	0.44mi
2185 Benedict Rd Jacksonville, FL	2.0	1.0	630	$995	$1.58	25d	1	0.44mi
2171 W 40th St Jacksonville, FL	2.0	1.0	700	$950	$1.36	25d	1	0.47mi
2092 Benedict Rd Jacksonville, FL	3.0	1.0	816	$1,095	$1.34	25d	1	0.47mi
2221 W 39th St Jacksonville, FL	2.0	1.0	675	$800	$1.19	25d	1	0.48mi
2904 Lippia Rd Jacksonville, FL	4.0	1.0	964	$1,400	$1.45	25d	1	0.50mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	17d	1	0.58mi
6114 Strawflower Pl Jacksonville, FL	3.0	1.0	1030	$1,200	$1.17	25d	1	0.60mi
1959 W 45th St Jacksonville, FL	2.0	1.0	895	$1,245	$1.39	15d	1	0.61mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	25d	1	0.81mi
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	9d	1	0.83mi
4144 Katanga Dr N Jacksonville, FL	3.0	1.0	1114	$1,095	$0.98	25d	1	0.84mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	25d	1	0.87mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	25d	1	0.87mi
3516 Penton St Jacksonville, FL	3.0	1.0	1000	$1,350	$1.35	25d	1	0.90mi
4294 Katanga Dr N Jacksonville, FL	3.0	1.0	864	$1,450	$1.68	25d	1	0.93mi
5736 Teeler Ave Jacksonville, FL	3.0	1.0	852	$1,000	$1.17	25d	1	0.93mi
2540 W 25th St Jacksonville, FL	3.0	1.5	854	$1,295	$1.52	16d	1	0.97mi
2661 W 25th St Jacksonville, FL	4.0	2.0	1031	$1,350	$1.31	25d	1	1.00mi
6601 Cleveland Rd Jacksonville, FL	3.0	1.0	896	$1,400	$1.56	25d	1	1.08mi
5355 New Kings Rd Unit 21 Jacksonville, FL	2.0	1.0	700	$800	$1.14	5d	1	1.09mi
1839 W 30th St Jacksonville, FL	3.0	1.0	828	$1,050	$1.27	25d	1	1.11mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	22d	1	1.11mi
5355 New Kings Rd Unit 10 Jacksonville, FL	2.0	1.0	528	$775	$1.47	25d	1	1.14mi
1653 W 35th St Jacksonville, FL	2.0	1.0	800	$825	$1.03	25d	1	1.15mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	25d	1	1.15mi
1536 W 45th St Jacksonville, FL	2.0	1.0	800	$1,050	$1.31	25d	1	1.16mi
4236 Homer Rd N Jacksonville, FL	3.0	1.0	888	$1,250	$1.41	12d	1	1.18mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$920	$1.22	3d	8	1.19mi
3997 Leonnie Rd Unit 1 Jacksonville, FL	2.0	1.0	840	$950	$1.13	9d	1	1.19mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	25d	1	1.21mi
2534 Aubrey Ave Jacksonville, FL	4.0	2.0	759	$1,250	$1.65	25d	1	1.21mi
4211 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$995	$1.18	25d	1	1.22mi

Listing history 23 events

1. 2026-06-08
   status $129,000 Pending 302 DOM
2. 2026-06-03
   days on market $129,000 Active 302 DOM
3. 2026-06-02
   days on market $129,000 Active 301 DOM
4. 2026-06-01
   days on market $129,000 Active 300 DOM
5. 2026-05-31
   days on market $129,000 Active 299 DOM
6. 2026-03-21
   price $129,000
7. 2026-01-06
   price $139,000
8. 2025-11-14
   price $155,000
9. 2025-09-10
   price $162,000
10. 2025-08-05
    listed $170,000 Active
11. 2025-06-09
    soldstatus $74,000 Closed 139-char remark

    Show marketing remark (139 chars)

    Great investment property!! 3/1 concrete block home in need of some aesthetics, updated electric, plumbing an water heater, huge back yard!

12. 2025-05-06
    status Pending 139-char remark

    Show marketing remark (139 chars)

    Great investment property!! 3/1 concrete block home in need of some aesthetics, updated electric, plumbing an water heater, huge back yard!

13. 2025-04-26
    price $79,900 139-char remark

    Show marketing remark (139 chars)

    Great investment property!! 3/1 concrete block home in need of some aesthetics, updated electric, plumbing an water heater, huge back yard!

14. 2025-03-27
    price $89,900 139-char remark

    Show marketing remark (139 chars)

    Great investment property!! 3/1 concrete block home in need of some aesthetics, updated electric, plumbing an water heater, huge back yard!

15. 2025-03-13
    listed $97,000 Active 139-char remark

    Show marketing remark (139 chars)

    Great investment property!! 3/1 concrete block home in need of some aesthetics, updated electric, plumbing an water heater, huge back yard!

16. 2017-02-03
    soldstatus $620,000
17. 2016-05-09
    historical 283-char remark

    Show marketing remark (283 chars)

    This is a great investment opportunity. 20 Rental Properties All recently remodeled. Located close to downtown With very good yearly returns. This portfolio should not last long on the market at this price. It's sold as a package on MLS 812931, This package has been reduce in price.

18. 2016-02-17
    listed $41,000 Active 283-char remark

    Show marketing remark (283 chars)

    This is a great investment opportunity. 20 Rental Properties All recently remodeled. Located close to downtown With very good yearly returns. This portfolio should not last long on the market at this price. It's sold as a package on MLS 812931, This package has been reduce in price.

19. 2013-12-09
    listed $46,410
20. 2010-09-08
    historical
21. 2010-09-03
    soldstatus $9,000
22. 2010-05-03
    listed $9,900
23. 2005-02-24
    soldstatus $45,000

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,157 · $96/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 8/10 Severe 6 d/yr ≥107°F today · 17 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: $15,061
• − Mortgage interest: −$7,226
• − Property taxes: −$1,157
• − Insurance: −$645
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$3,753
• Taxable loss: −$129
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $2,010/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): 34,657
• Household income: $30,514
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2921.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -53.92%
• Current HPI: 189.5977
• Rent YoY: ▲ 1.81%
• 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

+186.7% since first listed

18 events — show timeline

• 2026-03-21 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-10 Price Changed $162,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-05 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Sold (MLS) $74,000 realMLS
• 2025-05-06 Pending — realMLS
• 2025-04-26 Price Changed $79,900 realMLS
• 2025-03-27 Price Changed $89,900 realMLS
• 2025-03-13 Listed $97,000 realMLS
• 2017-02-03 Sold (Public Records) $620,000 Public Records
• 2016-05-09 Listing Removed — realMLS
• 2016-02-17 Listed $41,000 realMLS
• 2013-12-09 Listed $46,410 realMLS
• 2010-09-08 Listing Removed — realMLS
• 2010-09-03 Sold (MLS) $9,000 realMLS
• 2010-05-03 Listed $9,900 realMLS
• 2005-02-24 Sold (Public Records) $45,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,157 · +24.2% YoY. Source: county tax records.