3540 Mildred Way · Jacksonville, FL 32254

$255,000

4 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 81 Days on market

Built 2026 4,356 sqft lot Est $262k · at est. $33/mo HOA · 2% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +8.6/15.0
• Cash flow +7.4/30.0
• Appreciation +6.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.1/10.0

Listing remarks

Discover Your Dream Home in the Kings Landing Community! The Hopewell Plan features an airy open layout with a seamless transition between the Living Room, a well-equipped Kitchen, and a separate Dining Area, ideal for entertaining. The kitchen stands out with its beautiful cabinetry, quartz countertops, and stainless steel appliances, including a range with a microwave hood and dishwasher. The serene primary suite includes a private bath with dual vanity sinks and a generous walk-in closet. Additional highlights include a convenient two-car garage, energy-efficient Low-E insulated dual-pane vinyl windows, and a one-year limited home warranty.

Key facts

• Quartz countertops
• Private bath
• Open layout

Tags

• OPEN LAYOUT
• WELL-EQUIPPED KITCHEN
• BEAUTIFUL CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BATH

Property features AI

Finance

• HOA & community: Community association (Tom Rowland Total Professional Association); Association fee $400 annually

Exterior

• Parking: Attached garage; 2-car garage
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public sewer; Sewer connected; Water connected; Windows listed for energy efficiency
• Home design: Single family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered patio and porch; Patio; Porch; Carbon monoxide detector(s); Smoke detector(s)

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan; Pantry; Walk-in closet(s); Other
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (39.0% below list).
• Recommended offer: $156k (39.0% below list) — sets the bar for 1% rule.

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: Pickett Elementary School (math 57% / reading 37%, grade D-, #1,191 of 2,144 statewide, top 57%, 200 students, 73% FRL); James Weldon Johnson College Prepartory Middle School (math 76% / reading 80%, grade A+, #26 of 571 statewide, top 4%, 986 students, 29% FRL); William M. Raines High School (math 14% / reading 13%, grade F, #616 of 667 statewide, top 92%, 1,217 students, 78% FRL).
• Market conditions: Rents rising (+1.7%/yr); 172 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,557/mo this rent would consume 53% of the median local household income ($35k/yr) (locally 882% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.4% local appreciation)).
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $44k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $155,669 (39.0% 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 81 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.75
• GRM: 13.7

CMA / ARV

• ARV (on-the-fly): $261,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3540 Mildred Way	0.00mi	3/2.0 (-1)	1,455 (-1%)	1mo	$255,000	$175	92
3407 Mildred Way	0.13mi	3/2.0 (-1)	1,455 (-1%)	4mo	$289,990	$199	84
3423 Mildred Way	0.11mi	3/2.0 (-1)	1,455 (-1%)	6mo	$295,490	$203	83
3420 Mildred Way	0.09mi	3/2.0 (-1)	1,450 (-1%)	9mo	$257,450	$178	80
2561 King Louis Dr	0.71mi	3/2.0 (-1)	1,487 (+1%)	1mo	$250,000	$168	59
5231 Wabash Blvd	0.49mi	3/2.0 (-1)	1,560 (+6%)	3mo	$264,900	$170	59
3035 Lucoma Dr	0.60mi	3/2.0 (-1)	1,533 (+4%)	6mo	$60,000	$39	55
2558 Chiefland Ln	0.57mi	3/2.0 (-1)	1,570 (+7%)	10mo	$307,059	$196	49
2577 Thaddeus Creek Ln	0.57mi	3/2.0 (-1)	1,570 (+7%)	10mo	$282,997	$180	49
2576 Chiefland Ln	0.56mi	3/2.0 (-1)	1,576 (+7%)	12mo	$292,899	$186	47
5202 Potomac Ave	0.71mi	3/2.0 (-1)	1,300 (-12%)	9mo	$210,012	$162	35
5228 Amazon Ave	0.61mi	3/1.0 (-1)	1,280 (-13%)	9mo	$47,500	$37	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.41% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.19×
• Total profit: $13,328
• Equity at exit: $120,632

10-year hold

• IRR: 6.0%
• Equity multiple: 1.94×
• Total profit: $67,159
• Equity at exit: $190,692

Cash invested: $71,400 (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 32254

• Home prices YoY: 1.2%
• Rents YoY: 1.7%
• Active inventory: 172
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$106
• HOA: −$33
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-328

Break-even live

Break-even rent $1,972

Max offer price $197,053

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5141 Shenandoah Ave Jacksonville, FL	1.0–3.0	1.0–2.0	950	$1,200	$1.26	2d	4	0.60mi
5239 Potomac Ave Jacksonville, FL	3.0	2.0	1392	$1,432	$1.03	8d	1	0.66mi
6718 Gaspar Cir W Jacksonville, FL	3.0	2.0	1068	$1,305	$1.22	24d	1	0.93mi
6705 Gaspar Cir E Jacksonville, FL	3.0	1.5	1116	$1,254	$1.12	17d	1	0.97mi
6412 New Kings Rd Unit 2 Jacksonville, FL	3.0	2.0	1300	$1,400	$1.08	17d	1	0.97mi
6731 W Virginia Ct Jacksonville, FL	3.0	1.0	1188	$1,225	$1.03	21d	1	1.29mi
6188 Pettiford Dr W Jacksonville, FL	3.0	2.0	1499	$1,850	$1.23	12d	1	1.40mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 7 events

1. 2026-05-05
   status Pending
2. 2026-05-05
   price $255,000
3. 2026-04-21
   price $256,888
4. 2026-02-26
   status Active
5. 2026-01-21
   historical
6. 2026-01-08
   listed $298,990 Active
7. 2025-06-09
   soldstatus $1,360,000

ⓘ 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: $976 · $81/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$1,141/yr (+$95/mo · 116.9%)

ⓘ 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 5/10 Major
• 🌡 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: $18,680
• − Mortgage interest: −$14,284
• − Property taxes: −$976
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − HOA: −$396
• − Depreciation: −$7,418
• Taxable loss: −$8,657
• Est. tax savings @ 24.0%: +$2,078
• After-tax cash flow: $-1,859/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): 13,927
• Household income: $34,953
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 882.0

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 0.56)
• Race & ethnicity: Black 60% White 28% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Slovak 1% Hispanic 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 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: ▲ 3.41%
• Current HPI: 282.2981
• Rent YoY: ▲ 1.70%
• 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

-81.2% since first listed

7 events — show timeline

• 2026-05-05 Pending — realMLS
• 2026-05-05 Price Changed $255,000 realMLS
• 2026-04-21 Price Changed $256,888 realMLS
• 2026-02-26 Relisted — realMLS
• 2026-01-21 Listing Removed — realMLS
• 2026-01-08 Listed $298,990 realMLS
• 2025-06-09 Sold (Public Records) $1,360,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $976 · -0.7% YoY. Source: county tax records.