1750 Harring St · Green Cove Springs, FL 32043

$249,500

3 bd · 2.0 ba · 1,003 sqft · Land · 428 Days on market

Built 2025

---

Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This Green Cove Springs home offers a great floor plan with 3 Bedrooms and 2 full baths. Kitchen with granite countertops opens to the family room and provides an inviting space for family time. Vinyl plank flooring through out this home provides less maintenance for the busy family. Hardi style exterior gives a modern exterior finish. A one car garage with laundry area is a plus. The buyer will have a Max income limit in order to purchase. They will have income limits and need to qualify with Clay County SHIP program as will as a conventional lender. There are household income limits based on family size: Family of 4 max income $123,000 Family of 3 max income $110,760 Family of 2 max in

Key facts

• Hardi style exterior
• Granite countertops
• Vinyl plank flooring

Tags

• GRANITE COUNTERTOPS
• VINYL PLANK FLOORING
• HARDI STYLE EXTERIOR

Property features AI

Finance

• Other: Property currently used as a single-family residential home; Unfurnished
• HOA & community: Not a senior community

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s)
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected
• Home design: Single family residence; One story; Entry level: 1; Home faces south
• Construction: Composition siding and frame construction; Shingle roof
• Exterior features: City street frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Primary bathroom with shower (no tub); Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (25.7% below list).
• Recommended offer: $185k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.2% in Green Cove Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#245 in FL, #3,868 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Clay (suburban): math 58% / reading 59% proficiency, ranked #14 of 73 in FL (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Charles E. Bennett Elementary School (math 41% / reading 39%, grade F, #1,491 of 2,144 statewide, top 70%, 624 students, 100% FRL); Green Cove Springs Junior High School (math 63% / reading 60%, grade B+, #124 of 571 statewide, top 22%, 799 students, 38% FRL); Clay High School (math 37% / reading 53%, grade D-, #228 of 667 statewide, top 35%, 1,666 students, 43% FRL) — zoned schools average 60% FRL vs 35% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 885 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,876 units permitted in Clay County in 2024 (14 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Clay 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 428 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $185,383 (25.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 428 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.46%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.46% rent growth · sell at horizon

5-year hold

• IRR: -26.7%
• Equity multiple: 0.12×
• Total profit: $-61,564
• Equity at exit: $37,201

10-year hold

• IRR: -35.8%
• Equity multiple: -0.33×
• Total profit: $-92,815
• Equity at exit: $21,572

Cash invested: $69,860 (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 32043

• Home prices YoY: -26.3%
• Rents YoY: 0.5%
• Active inventory: 885
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$1,308
• Tax est. 1.5%: −$312 /mo · $3,742/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-260

Break-even live

Break-even rent $2,183

Max offer price $211,919

Occupancy floor —

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4016 Pine Hill Pt Unit 4016 Green Cove Springs, FL	3.0	2.5	1306	$1,850	$1.42	23d	1	0.99mi
4019 Pine Hill Pt Unit 4019 Green Cove Springs, FL	3.0	2.5	1306	$1,850	$1.42	23d	1	0.99mi
4028 Pine Hill Pt Unit 4028 Green Cove Springs, FL	3.0	2.5	1306	$1,850	$1.42	23d	1	1.00mi
4019 Pine Ave Unit 1 Green Cove Springs, FL	3.0	2.5	1304	$1,850	$1.42	3d	1	1.14mi
4028 Pine Ave Unit 1 Green Cove Springs, FL	3.0	2.5	1304	$1,850	$1.42	3d	1	1.14mi
806 Oak St Unit 10 Green Cove Springs, FL	2.0	1.0	1000	$1,400	$1.40	3d	1	1.15mi
806 Oak St Unit 10 Green Cove Springs, FL	2.0	1.0	1000	$1,400	$1.40	4d	1	1.15mi
806 Oak St Unit 14 Green Cove Springs, FL	2.0	2.0	1200	$1,600	$1.33	3d	1	1.15mi
806 Oak St Unit 14 Green Cove Springs, FL	2.0	2.0	1200	$1,600	$1.33	4d	1	1.15mi
154 Governor St Green Cove Springs, FL	2.0	1.0	854	$1,495	$1.75	7d	1	1.16mi
1408 N Orange Ave Green Cove Springs, FL	1.0–3.0	1.0	840	$1,375	$1.64	3d	36	1.18mi
410 Center St Green Cove Springs, FL	3.0	1.0	1100	$1,600	$1.45	23d	1	1.29mi
104 Saint Elmo Rd Green Cove Springs, FL	2.0	1.0	1120	$1,850	$1.65	23d	1	1.38mi

Listing history 19 events

1. 2026-06-18
   days on market $249,500 Active 428 DOM
2. 2026-06-17
   days on market $249,500 Active 427 DOM
3. 2026-06-16
   days on market $249,500 Active 426 DOM
4. 2026-06-15
   days on market $249,500 Active 425 DOM
5. 2026-06-13
   days on market $249,500 Active 423 DOM
6. 2026-06-13
   days on market $249,500 Active 422 DOM
7. 2026-06-09
   days on market $249,500 Active 419 DOM
8. 2026-06-08
   days on market $249,500 Active 418 DOM
9. 2026-06-07
   days on market $249,500 Active 417 DOM
10. 2026-06-03
    days on market $249,500 Active 413 DOM
11. 2026-06-02
    days on market $249,500 Active 412 DOM
12. 2026-06-01
    days on market $249,500 Active 411 DOM
13. 2026-05-31
    days on market $249,500 Active 410 DOM
14. 2026-05-15
    price $249,500
15. 2026-05-01
    status Active
16. 2026-04-30
    historical
17. 2025-11-11
    status Active
18. 2025-10-31
    historical
19. 2025-04-04
    listed $250,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,246
• − Mortgage interest: −$13,976
• − Property taxes: −$3,742
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$7,258
• Taxable loss: −$7,537
• Est. tax savings @ 24.0%: +$1,809
• After-tax cash flow: $-1,308/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: Clay
• NCES district ID: 1200300
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $59,379
• Composite: 50.73/100
• National rank: #1815
• State rank: #14 of 73 in FL

Livability — Green Cove Springs

• Score: 75/100
• State rank: #245
• US rank: #3868

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green Cove Springs, FL
• County: Clay County · 208,450 people
• City population: 34,562
• Metro: Jacksonville, FL
• Population (ZIP): 34,562
• Household income: $84,145
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 449.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 230,495 people
• By 2030: 242,427 · +5.2%
• By 2040: 262,244 · +13.8%
• By 2050: 275,148 · +19.4%
• By 2075: 295,397 · +28.2%
• By 2100: 287,592 · +24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: +3.6pp toward D · 2008: -42.8pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.1 2016: R+44.3 2012: R+45.8 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.34%
• Current HPI: 301.3212
• Rent YoY: ▲ 0.46%
• 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

-0.2% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $249,500 realMLS
• 2026-05-01 Relisted — realMLS
• 2026-04-30 Listing Removed — realMLS
• 2025-11-11 Relisted — realMLS
• 2025-10-31 Listing Removed — realMLS
• 2025-04-04 Listed $250,000 realMLS