1985 Rowe Ave · Jacksonville, FL 32208

$75,000

2 bd · 1.0 ba · 1,191 sqft · SingleFamily public records · 1 Days on market

Built 1940 0.34 ac lot ↓ 6% since listing

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

Charming bungalow featuring 2 bedrooms and 1 bath on a spacious lot. An inviting front porch welcomes you into a home offering a functional layout with potential to personalize. Exterior highlights include a 2-car garage plus carport, providing ample parking and storage. Conveniently located near interstate access and public parks, this property presents a solid opportunity for those seeking value and versatility. Take a look today!

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Detached 2-car garage; 2-car carport; Shared driveway
• Utilities: Septic tank; Electricity available; Water available
• Home design: Single family residence; One story; Entry level 1
• Construction: Stucco exterior
• Exterior features: Covered front porch; Asphalt/paved road access

Interior

• Kitchen: Kitchen on main level; No appliances included
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); 7 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 12.9% 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.
• Zoned schools: Northwestern Legends Elementary (math 21% / reading 14%, grade F, #2,117 of 2,144 statewide, top 99%, 528 students, 88% FRL); Jean Ribault Middle School (math 28% / reading 24%, grade F, #506 of 571 statewide, top 89%, 679 students, 78% FRL); Jean Ribault High School (math 22% / reading 25%, grade F, #533 of 667 statewide, top 80%, 1,385 students, 71% FRL) — zoned schools average 79% FRL vs 49% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 46% district-wide (-23 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• 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 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).
• This rent runs 36% 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

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: 1.67% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.66%
• DSCR: 2.05
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $191,751
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2004 Benedict Rd	0.40mi	3/1.0 (+1)	1,215 (+2%)	3mo	$65,000	$53	70
5906 Diamond St	0.24mi	3/2.0 (+1)	1,262 (+6%)	1mo	$245,000	$194	69
2005 Benedict Rd	0.36mi	3/2.0 (+1)	1,209 (+2%)	8mo	$225,000	$186	66
5755 Teeler Ave	0.24mi	3/2.0 (+1)	1,267 (+6%)	6mo	$229,000	$181	64
1988 Talladega Rd	0.60mi	3/2.0 (+1)	1,215 (+2%)	6mo	$195,017	$161	55
5664 Doeboy St	0.57mi	3/2.0 (+1)	1,230 (+3%)	7mo	$235,020	$191	53
2231 Palmdale St	0.69mi	3/1.5 (+1)	1,104 (-7%)	1mo	$75,000	$68	48
1719 W 42nd St	0.74mi	3/2.0 (+1)	1,262 (+6%)	7mo	$235,000	$186	41
2115 Burgoyne Dr	0.65mi	3/2.0 (+1)	1,092 (-8%)	8mo	$90,000	$82	40
5352 Dodge Rd	0.63mi	3/2.0 (+1)	1,050 (-12%)	3mo	$75,000	$71	39
7910 Lake Park Dr	0.69mi	3/2.0 (+1)	1,296 (+9%)	7mo	$199,900	$154	38
2163 Meharry Ave	0.66mi	3/2.0 (+1)	1,060 (-11%)	5mo	$166,000	$157	38

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: 13.2%
• Equity multiple: 1.50×
• Total profit: $10,601
• Equity at exit: $11,183

10-year hold

• IRR: 19.4%
• Equity multiple: 2.39×
• Total profit: $29,231
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$393
• Tax from tax record: −$150 /mo · $1,797/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $414

Break-even live

Break-even rent $727

Max offer price $75,000

Occupancy floor 62%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1750 Rutledge Ave Jacksonville, FL	3.0	2.0	1250	$1,358	$1.09	14d	1	0.21mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	23d	1	0.26mi
5736 Teeler Ave Jacksonville, FL	3.0	1.0	852	$1,000	$1.17	23d	1	0.28mi
5903 Droad St Jacksonville, FL	3.0	1.0	1161	$1,400	$1.21	3d	1	0.33mi
1834 Meharry Ave Jacksonville, FL	3.0	1.0	1291	$1,295	$1.00	4d	1	0.41mi
2092 Benedict Rd Jacksonville, FL	3.0	1.0	816	$1,095	$1.34	23d	1	0.44mi
1536 W 45th St Jacksonville, FL	2.0	1.0	800	$1,050	$1.31	23d	1	0.47mi
2151 Wilberforce Rd Jacksonville, FL	3.0	2.0	1166	$1,249	$1.07	23d	1	0.54mi
1959 W 45th St Jacksonville, FL	2.0	1.0	895	$1,245	$1.39	14d	1	0.58mi
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	7d	1	0.62mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	23d	1	0.62mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	23d	1	0.64mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	23d	1	0.65mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	23d	1	0.66mi
6114 Strawflower Pl Jacksonville, FL	3.0	1.0	1030	$1,200	$1.17	23d	1	0.67mi
2108 Talladega Rd Jacksonville, FL	3.0	2.0	1160	$1,579	$1.36	4d	1	0.69mi
1867 W 41st St Jacksonville, FL	3.0	2.0	1218	$1,325	$1.09	17d	1	0.78mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$870	$1.15	2d	8	0.82mi
5306 Paris Ave Jacksonville, FL	3.0	1.0	944	$1,150	$1.22	23d	1	0.85mi
2268 W 44th St Jacksonville, FL	3.0	2.0	1077	$1,440	$1.34	4d	1	0.88mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	16d	1	0.95mi
1975 Rugby Rd Jacksonville, FL	2.0	1.0	992	$1,100	$1.11	7d	1	0.96mi
1653 W 35th St Jacksonville, FL	2.0	1.0	800	$825	$1.03	23d	1	0.98mi
2171 W 40th St Jacksonville, FL	2.0	1.0	700	$950	$1.36	23d	1	0.99mi
5531 Agra Ct Jacksonville, FL	3.0	1.0	988	$1,295	$1.31	14d	1	0.99mi
1348 Crestwood St Jacksonville, FL	3.0	1.0	1300	$1,100	$0.85	23d	1	1.00mi
5565 Minosa Cir E Jacksonville, FL	3.0	1.0	1227	$1,400	$1.14	4d	1	1.02mi
7927 Reid Ave Jacksonville, FL	3.0	1.0	1055	$1,500	$1.42	23d	1	1.04mi
961 Dorchester St Jacksonville, FL	2.0	1.0	884	$1,025	$1.16	3d	1	1.06mi
1136 Maynard St Jacksonville, FL	2.0	1.0	919	$1,045	$1.14	23d	1	1.06mi
5035 Campenella Dr Jacksonville, FL	3.0	1.0	875	$1,095	$1.25	23d	1	1.07mi
5821 Begonia Rd Jacksonville, FL	3.0	2.0	1230	$1,155	$0.94	4d	1	1.07mi
5814 Begonia Rd Unit 1 Jacksonville, FL	3.0	1.5	1500	$1,655	$1.10	23d	1	1.11mi
7350 Linda Dr Jacksonville, FL	1.0	1.0	954	$795	$0.83	7d	1	1.11mi
1551 W 33rd St #2 Jacksonville, FL	2.0	1.0	842	$795	$0.94	20d	1	1.12mi
5838 Abelia Rd Jacksonville, FL	3.0	1.0	1135	$1,150	$1.01	23d	1	1.15mi
920 Alderside St Jacksonville, FL	3.0	1.0	1255	$1,195	$0.95	4d	1	1.15mi
5326 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,200	$1.33	23d	1	1.16mi
5217 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,250	$1.39	7d	1	1.17mi
1839 W 30th St Jacksonville, FL	3.0	1.0	828	$1,050	$1.27	23d	1	1.18mi

Listing history 2 events

1. 2026-06-19
   remarks 436-char remark
2. 2026-06-19
   listed $75,000 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: $1,797 · $150/mo
• Projected year-2 tax: $1,797 · $150/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 8/10 Severe 7 d/yr ≥107°F today · 18 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: $15,012
• − Mortgage interest: −$4,201
• − Property taxes: −$1,797
• − Insurance: −$375
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$2,182
• Taxable income: $4,055
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $3,995/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

-6.2% since first listed

4 events — show timeline

• 2026-06-18 Listed $75,000 realMLS
• 2026-01-14 Pending — realMLS
• 2026-01-14 Listing Removed — realMLS
• 2025-11-24 Listed $80,000 realMLS

Property tax history

+15.5%/yr

Latest (2025): $1,797 · +21.4% YoY. Source: county tax records.