540 E 56th St · Jacksonville, FL 32208

$114,900

3 bd · 2.0 ba · 912 sqft · SingleFamily public records · 42 Days on market

Built 1947 4,791 sqft lot Est $98k · 18% over

---

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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.3/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 3 bed 1.5 bath home situated in Panama Park. Recently updated with new carpet in the bedrooms and living room and new LVP in the dining room and kitchen. Fresh paint, newer fixtures and a new side porch help make this home move-in ready! Roof was replaced in 2019 and HVAC was replaced in 2022.

Key facts

• Hvac replaced
• Fresh paint
• New carpet

Tags

• NEW CARPET
• NEW LVP
• FRESH PAINT
• NEW SIDE PORCH
• ROOF REPLACED
• HVAC REPLACED

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Used for residential single-family
• Exterior features: City street frontage; Asphalt road surface

Interior

• Kitchen: Appliances included (details not specified beyond 'Other')
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other appliances (unspecified)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 $794 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 42 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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.
• Current owner paid $47k; list at $115k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $97,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 E 48th St	0.34mi	3/1.0	950 (+4%)	1mo	$143,900	$151	72
457 E 45th St	0.43mi	2/1.0 (-1)	911 (-0%)	2mo	$85,000	$93	69
594 E 60th St	0.25mi	3/1.0	988 (+8%)	7mo	$55,000	$56	65
81 E 61st St	0.34mi	2/1.0 (-1)	848 (-7%)	6mo	$40,000	$47	58
250 E 48th St	0.34mi	3/1.0	1,027 (+13%)	3mo	$110,000	$107	57
299 E 48th St	0.29mi	2/1.0 (-1)	792 (-13%)	1mo	$66,500	$84	55
7120 Buffalo Ave	0.35mi	2/1.0 (-1)	832 (-9%)	8mo	$141,017	$169	54
7503 Wilder Ave	0.49mi	2/1.0 (-1)	840 (-8%)	3mo	$50,300	$60	53
50 W 58th St	0.44mi	2/1.0 (-1)	1,004 (+10%)	1mo	$71,000	$71	52
362 E 45th St	0.44mi	3/1.0	1,026 (+12%)	8mo	$128,000	$125	48
8024 Hawthorne St	0.70mi	2/1.0 (-1)	1,042 (+14%)	2mo	$115,000	$110	33
161 W 65th St	0.68mi	2/1.0 (-1)	780 (-14%)	8mo	$94,762	$121	29

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,697
• Equity at exit: $17,132

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $1,844
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,303 high
• Mortgage (P&I): −$603
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $263

Break-even live

Break-even rent $971

Max offer price $114,900

Occupancy floor 75%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 E 60th St Jacksonville, FL	3.0	2.0	1120	$1,471	$1.31	24d	1	0.23mi
814 E 60th St Jacksonville, FL	2.0	1.0	981	$1,199	$1.22	2d	1	0.32mi
7140 Buffalo Ave Jacksonville, FL	2.0	1.0	832	$1,321	$1.59	24d	1	0.35mi
841 E 60th St Jacksonville, FL	3.0	1.0	954	$1,225	$1.28	24d	1	0.37mi
217 E 48th St Jacksonville, FL	3.0	1.0	979	$1,096	$1.12	10d	1	0.38mi
41 Tallulah Ave Jacksonville, FL	3.0	1.0	1092	$1,390	$1.27	3d	1	0.43mi
349 E 45th St Jacksonville, FL	2.0	1.0	954	$1,175	$1.23	7d	1	0.45mi
8027 Floyd St Jacksonville, FL	2.0	1.5	935	$1,300	$1.39	3d	1	0.49mi
7525 Oakwood St Jacksonville, FL	3.0	1.0	945	$1,375	$1.46	14d	1	0.50mi
481 E 44th St Jacksonville, FL	2.0	1.0	668	$899	$1.35	24d	1	0.51mi
92 W 55th St Jacksonville, FL	2.0	1.0	624	$845	$1.35	21d	1	0.54mi
205 E 44th St Jacksonville, FL	3.0	1.0	955	$1,075	$1.13	21d	1	0.55mi
222 E 43rd St Jacksonville, FL	2.0	1.0	840	$946	$1.13	24d	1	0.62mi
18 W 43rd St Jacksonville, FL	2.0	1.0	750	$795	$1.06	4d	1	0.75mi
5035 N Main St Jacksonville, FL	3.0	1.0–2.0	816	$1,459	$1.79	24d	69	0.81mi
141 W 43rd St Jacksonville, FL	3.0	2.0	1022	$1,231	$1.20	3d	1	0.83mi
319 W 49th St Jacksonville, FL	2.0	1.0	977	$1,200	$1.23	24d	1	0.83mi
356 Duray Ct Jacksonville, FL	3.0	2.0	1070	$1,425	$1.33	14d	1	0.87mi
425 W 47th St Jacksonville, FL	3.0	1.5	1083	$1,193	$1.10	7d	1	0.90mi
385 Duray Ct Jacksonville, FL	3.0	1.0	932	$1,250	$1.34	20d	1	0.91mi
6460 Lanark Ave Jacksonville, FL	2.0	1.0	708	$1,095	$1.55	24d	1	0.99mi
562 W 49th St Jacksonville, FL	3.0	1.0	1091	$1,195	$1.10	24d	1	1.01mi
22 W 38th St Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	24d	1	1.03mi
346 W 68th St Jacksonville, FL	3.0	1.0	1114	$1,385	$1.24	4d	1	1.03mi
535 W 59th St Jacksonville, FL	3.0	2.0	816	$1,395	$1.71	7d	1	1.04mi
7124 Lorain St Jacksonville, FL	3.0	1.0	864	$1,043	$1.21	3d	1	1.07mi
4918 N Pearl St Jacksonville, FL	2.0	1.0	850	$895	$1.05	24d	1	1.07mi
5616 Calvin Ave Jacksonville, FL	3.0	1.0	1008	$1,195	$1.19	7d	1	1.14mi
7511 N Shore Dr Jacksonville, FL	2.0	1.0	1014	$1,350	$1.33	4d	1	1.16mi
511 Ivy St Jacksonville, FL	2.0	1.0	900	$995	$1.11	24d	1	1.17mi
5514 Long St Jacksonville, FL	2.0	1.0	941	$1,250	$1.33	2d	1	1.20mi
609 E 30th St Jacksonville, FL	2.0	2.0	818	$1,138	$1.39	24d	1	1.20mi
7210 Elwood Ave Jacksonville, FL	2.0	1.0	831	$995	$1.20	21d	1	1.23mi
1305 E 30th St Jacksonville, FL	2.0	1.0	859	$1,150	$1.34	24d	1	1.24mi
3747 Peachtree St Jacksonville, FL	3.0	2.0	1082	$1,410	$1.30	4d	1	1.26mi
451 Long Branch Blvd Unit 451 Jacksonville, FL	2.0	1.0	1000	$1,350	$1.35	24d	1	1.27mi
1125 E 24th St Jacksonville, FL	2.0	1.0	914	$600	$0.66	17d	1	1.38mi
3403 Phoenix Ave Jacksonville, FL	3.0	1.0	1002	$995	$0.99	7d	1	1.41mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	24d	1	1.41mi
3728 Silver St Jacksonville, FL	2.0	1.0	916	$1,100	$1.20	24d	1	1.44mi

Listing history 29 events

1. 2026-06-18
   days on market $114,900 Active 42 DOM
2. 2026-06-17
   days on market $114,900 Active 41 DOM
3. 2026-06-16
   days on market $114,900 Active 40 DOM
4. 2026-06-15
   days on market $114,900 Active 39 DOM
5. 2026-06-13
   days on market $114,900 Active 36 DOM
6. 2026-06-10
   days on market $114,900 Active 33 DOM
7. 2026-06-08
   days on market $114,900 Active 32 DOM
8. 2026-06-07
   days on market $114,900 Active 31 DOM
9. 2026-06-05
   pricedays on market $114,900 Active 28 DOM
10. 2026-06-03
    days on market $117,500 Active 27 DOM
11. 2026-06-02
    days on market $117,500 Active 26 DOM
12. 2026-06-01
    days on market $117,500 Active 25 DOM
13. 2026-05-31
    days on market $117,500 Active 24 DOM
14. 2026-05-07
    listed $119,900 Active
15. 2026-03-28
    historical 299-char remark

    Show marketing remark (299 chars)

    Cozy 3 bed 1.5 bath home situated in Panama Park. Recently updated with new carpet in the bedrooms and living room and new LVP in the dining room and kitchen. Fresh paint, newer fixtures and a new side porch help make this home move-in ready! Roof was replaced in 2019 and HVAC was replaced in 2022.

16. 2026-03-06
    price $114,500 299-char remark

    Show marketing remark (299 chars)

    Cozy 3 bed 1.5 bath home situated in Panama Park. Recently updated with new carpet in the bedrooms and living room and new LVP in the dining room and kitchen. Fresh paint, newer fixtures and a new side porch help make this home move-in ready! Roof was replaced in 2019 and HVAC was replaced in 2022.

17. 2026-02-26
    price $114,900 299-char remark

    Show marketing remark (299 chars)

    Cozy 3 bed 1.5 bath home situated in Panama Park. Recently updated with new carpet in the bedrooms and living room and new LVP in the dining room and kitchen. Fresh paint, newer fixtures and a new side porch help make this home move-in ready! Roof was replaced in 2019 and HVAC was replaced in 2022.

18. 2026-02-13
    price $119,900 299-char remark

    Show marketing remark (299 chars)

    Cozy 3 bed 1.5 bath home situated in Panama Park. Recently updated with new carpet in the bedrooms and living room and new LVP in the dining room and kitchen. Fresh paint, newer fixtures and a new side porch help make this home move-in ready! Roof was replaced in 2019 and HVAC was replaced in 2022.

19. 2026-01-20
    price $122,500 299-char remark

    Show marketing remark (299 chars)

    Cozy 3 bed 1.5 bath home situated in Panama Park. Recently updated with new carpet in the bedrooms and living room and new LVP in the dining room and kitchen. Fresh paint, newer fixtures and a new side porch help make this home move-in ready! Roof was replaced in 2019 and HVAC was replaced in 2022.

20. 2025-12-11
    price $124,900 299-char remark

    Show marketing remark (299 chars)

    Cozy 3 bed 1.5 bath home situated in Panama Park. Recently updated with new carpet in the bedrooms and living room and new LVP in the dining room and kitchen. Fresh paint, newer fixtures and a new side porch help make this home move-in ready! Roof was replaced in 2019 and HVAC was replaced in 2022.

21. 2025-12-02
    price $129,900 299-char remark

    Show marketing remark (299 chars)

    Cozy 3 bed 1.5 bath home situated in Panama Park. Recently updated with new carpet in the bedrooms and living room and new LVP in the dining room and kitchen. Fresh paint, newer fixtures and a new side porch help make this home move-in ready! Roof was replaced in 2019 and HVAC was replaced in 2022.

22. 2025-11-20
    listed $135,000 Active 299-char remark

    Show marketing remark (299 chars)

    Cozy 3 bed 1.5 bath home situated in Panama Park. Recently updated with new carpet in the bedrooms and living room and new LVP in the dining room and kitchen. Fresh paint, newer fixtures and a new side porch help make this home move-in ready! Roof was replaced in 2019 and HVAC was replaced in 2022.

23. 2004-11-16
    historical 200-char remark

    Show marketing remark (200 chars)

    Newly refurbished bungalow and ready for immediate occupancy. Great starter home with a one year ERA Home Warranty included. Home is appraised for $75,000. This property has been appraised at $75000.

24. 2004-06-01
    listed $70,000 200-char remark

    Show marketing remark (200 chars)

    Newly refurbished bungalow and ready for immediate occupancy. Great starter home with a one year ERA Home Warranty included. Home is appraised for $75,000. This property has been appraised at $75000.

25. 2003-10-17
    soldstatus $47,000
26. 2003-09-15
    soldstatus $35,000
27. 2003-07-29
    listed $29,900
28. 1997-07-09
    soldstatus $50,000
29. 1996-02-07
    soldstatus $8,000

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $1,397 · $116/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 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,641
• − Mortgage interest: −$6,436
• − Property taxes: −$1,397
• − Insurance: −$574
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$3,343
• Taxable income: $1,388
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $2,821/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

+1398.8% since first listed

16 events — show timeline

• 2026-05-07 Listed $119,900 realMLS
• 2026-03-28 Listing Removed — realMLS
• 2026-03-06 Price Changed $114,500 realMLS
• 2026-02-26 Price Changed $114,900 realMLS
• 2026-02-13 Price Changed $119,900 realMLS
• 2026-01-20 Price Changed $122,500 realMLS
• 2025-12-11 Price Changed $124,900 realMLS
• 2025-12-02 Price Changed $129,900 realMLS
• 2025-11-20 Listed $135,000 realMLS
• 2004-11-16 Listing Removed — realMLS
• 2004-06-01 Listed $70,000 realMLS
• 2003-10-17 Sold (Public Records) $47,000 Public Records
• 2003-09-15 Sold (MLS) $35,000 realMLS
• 2003-07-29 Listed $29,900 realMLS
• 1997-07-09 Sold (Public Records) $50,000 Public Records
• 1996-02-07 Sold (Public Records) $8,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,397 · +22.7% YoY. Source: county tax records.