3532 Mildred Way · Jacksonville, FL 32254

$316,990

4 bd · 3.0 ba · 2,003 sqft · SingleFamily public records · 188 Days on market

Built 2025 4,356 sqft lot Est $304k · 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).

• Cash flow +7.8/30.0
• Appreciation +6.7/10.0
• ARV discount +5.6/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.2/10.0

Listing remarks

Discover Your Dream Home in the Kings Landing Community! The stunning Berkshire Plan is a new 2-story home. This modern residence features a spacious open-concept design that seamlessly integrates a gourmet kitchen with the Great Room and dining area. The kitchen boasts refined cabinetry, beautiful quartz countertops, and stainless steel appliances, including an electric smooth-top range, dishwasher, and over-the-range microwave—ideal for culinary enthusiasts. The first floor also includes a chic powder room for guests. Upstairs, enjoy generously sized bedrooms with ample closet space and a primary suite with a private bath and expansive walk-in closet. Additional highlights include

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Residential current use
• HOA & community: Association: Tom Rowland Total Professional Association; Annual association fee of $400; Not a senior community

Exterior

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

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning (electric)
• Interior features: Open floor plan; Pantry; Walk-in closets; Additional unspecified interior feature
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $317k.

Deal economics

• At list price, monthly cash flow is $-357 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (38.0% below list).
• Recommended offer: $196k (38.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 4.0% in Jacksonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $1,964/mo this rent would consume 67% 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 $13k of equity ($2k loan paydown + $11k 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 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($279k) 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.

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 $196,422 (38.0% 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 188 days. Have you received any prior offers? Is the seller open to a 38% 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: 0.62% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.83%
• DSCR: 0.79
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $304,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3532 Mildred Way	0.00mi	4/2.5	1,965 (-2%)	1mo	$316,990	$161	94
3547 Mildred Way	0.04mi	4/2.5	1,965 (-2%)	3mo	$278,888	$142	90
3539 Mildred Way	0.03mi	4/2.5	1,965 (-2%)	5mo	$269,888	$137	89
3419 Mildred Way	0.12mi	4/2.5	1,965 (-2%)	3mo	$315,990	$161	87
5805 Greta Ct	0.10mi	4/2.0	1,732 (-14%)	2mo	$285,000	$165	67
2582 Chiefland Ln	0.57mi	4/3.0	2,165 (+8%)	4mo	$328,997	$152	57
5652 Tomahawk Lake Dr	0.53mi	4/3.0	2,165 (+8%)	6mo	$345,260	$159	57
2562 Thaddeus Creek Ln	0.62mi	4/2.5	2,170 (+8%)	6mo	$327,997	$151	50
5243 Shenandoah Ave	0.64mi	4/2.0	1,739 (-13%)	3mo	$265,000	$152	42
5259 Shenandoah Ave	0.63mi	4/2.0	1,739 (-13%)	4mo	$275,000	$158	42
5341 Shenandoah Ave	0.64mi	3/2.0 (-1)	1,813 (-10%)	6mo	$268,000	$148	40
5408 Potomac Ave	0.73mi	3/2.0 (-1)	1,840 (-8%)	5mo	$275,000	$149	39

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: 3.8%
• Equity multiple: 1.22×
• Total profit: $19,748
• Equity at exit: $149,957

10-year hold

• IRR: 6.5%
• Equity multiple: 2.02×
• Total profit: $90,201
• Equity at exit: $237,048

Cash invested: $88,757 (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: 13.4×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$1,662
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$132
• HOA: −$33
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-357

Break-even live

Break-even rent $2,416

Max offer price $253,926

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: $79,248
• Closing costs: $9,510
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3528 Mildred Way Jacksonville, FL	4.0	3.0	1965	$1,999	$1.02	17d	1	0.04mi
6623 Kinlock Dr W Jacksonville, FL	3.0	2.5	2081	$1,610	$0.77	4d	1	0.88mi
5950 Round Table Rd Jacksonville, FL	3.0	2.5	2084	$2,000	$0.96	7d	1	0.94mi
6420 New Kings Rd Jacksonville, FL	4.0	2.0	2896	$1,950	$0.67	17d	1	0.94mi
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
• Likely covers: electric

Listing history 12 events

1. 2026-05-12
   status Pending
2. 2026-05-11
   price $316,990
3. 2026-04-21
   status Active
4. 2026-04-21
   price $279,888
5. 2026-04-16
   historical
6. 2026-04-14
   price $280,888
7. 2025-12-23
   price $316,990
8. 2025-11-06
   status Active
9. 2025-11-06
   price $318,990
10. 2025-10-29
    historical
11. 2025-10-23
    listed $317,490 Active
12. 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: $2,631 · $219/mo
• Expected delta: +$1,655/yr (+$138/mo · 169.6%)

ⓘ 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: $23,571
• − Mortgage interest: −$17,756
• − Property taxes: −$976
• − Insurance: −$1,585
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − HOA: −$396
• − Depreciation: −$9,222
• Taxable loss: −$10,135
• Est. tax savings @ 24.0%: +$2,432
• After-tax cash flow: $-1,851/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

-76.7% since first listed

12 events — show timeline

• 2026-05-12 Pending — realMLS
• 2026-05-11 Price Changed $316,990 realMLS
• 2026-04-21 Relisted — realMLS
• 2026-04-21 Price Changed $279,888 realMLS
• 2026-04-16 Listing Removed — realMLS
• 2026-04-14 Price Changed $280,888 realMLS
• 2025-12-23 Price Changed $316,990 realMLS
• 2025-11-06 Relisted — realMLS
• 2025-11-06 Price Changed $318,990 realMLS
• 2025-10-29 Listing Removed — realMLS
• 2025-10-23 Listed $317,490 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.