1730 Audubon St · Jacksonville, FL 32208

$37,000

2 bd · 1.0 ba · 859 sqft · SingleFamily public records · 44 Days on market

Built 1960 4,791 sqft lot

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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

Investors Opportunity! As-Is and ready to be remodeled. Close to Downtown and expressways. Make offer today!

Key facts

• Kitchen
• Dining area
• Indoor laundry space

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS FAMILY ROOM
• DINING AREA
• KITCHEN
• INDOOR LAUNDRY SPACE
• LARGE REAR YARD

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 2-space carport
• Utilities: Septic tank; Electricity available; Water available
• Home design: Single-family residence; Used as residential single family
• Exterior features: Lot approximately 0.11 acres; No private pool

Interior

• Kitchen: No built-in appliances listed
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Wall/window air conditioning units
• Interior features: Primary bathroom with shower (no tub)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.2% 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 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 34% 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 $256 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $37k implies a 311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $35,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1960 — 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: 3.15% ✓
• Cap rate: 28.22%
• Cash-on-cash: 78.30%
• DSCR: 4.48
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $107,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5298 Golfbrook Dr	0.46mi	2/1.0	875 (+2%)	8mo	$116,500	$133	69
5745 Benedict Rd	0.33mi	3/1.0 (+1)	904 (+5%)	5mo	$60,000	$66	67
1905 MacLean Rd	0.44mi	3/1.0 (+1)	864 (+1%)	10mo	$169,900	$197	66
4318 Bessie Cir W	0.58mi	3/1.0 (+1)	864 (+1%)	5mo	$117,200	$136	63
5752 Oprey St	0.32mi	3/2.0 (+1)	912 (+6%)	6mo	$110,000	$121	61
4135 Leonard Cir E	0.65mi	2/1.0	844 (-2%)	8mo	$83,000	$98	60
1595 W 32nd St	0.66mi	2/1.0	840 (-2%)	10mo	$105,000	$125	57
4022 Spires Ave	0.71mi	3/1.0 (+1)	828 (-4%)	7mo	$83,000	$100	50
4912 40th St Cir	0.67mi	3/1.0 (+1)	850 (-1%)	16mo	$81,000	$95	49
1559 W 31st St	0.72mi	2/1.0	759 (-12%)	4mo	$113,000	$149	43
2117 W 41st St	0.66mi	3/1.0 (+1)	960 (+12%)	3mo	$19,000	$20	42
2075 Tuskegee Rd	0.52mi	3/1.0 (+1)	975 (+14%)	17mo	$138,500	$142	34

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: 75.0%
• Equity multiple: 4.25×
• Total profit: $33,654
• Equity at exit: $5,517

10-year hold

• IRR: 77.9%
• Equity multiple: 7.91×
• Total profit: $71,595
• Equity at exit: $3,199

Cash invested: $10,360 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,164 high
• Mortgage (P&I): −$194
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $676

Break-even live

Break-even rent $309

Max offer price $37,000

Occupancy floor 37%

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	8d	1	0.16mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	24d	1	0.16mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	24d	1	0.17mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	24d	1	0.18mi
5736 Teeler Ave Jacksonville, FL	3.0	1.0	852	$1,000	$1.17	24d	1	0.23mi
1959 W 45th St Jacksonville, FL	2.0	1.0	895	$1,245	$1.39	14d	1	0.30mi
1536 W 45th St Jacksonville, FL	2.0	1.0	800	$1,050	$1.31	24d	1	0.32mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$870	$1.15	2d	8	0.37mi
1653 W 35th St Jacksonville, FL	2.0	1.0	800	$825	$1.03	24d	1	0.48mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	24d	1	0.53mi
2092 Benedict Rd Jacksonville, FL	3.0	1.0	816	$1,095	$1.34	24d	1	0.57mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	16d	1	0.61mi
1551 W 33rd St #2 Jacksonville, FL	2.0	1.0	842	$795	$0.94	20d	1	0.64mi
5306 Paris Ave Jacksonville, FL	3.0	1.0	944	$1,150	$1.22	24d	1	0.65mi
1839 W 30th St Jacksonville, FL	3.0	1.0	828	$1,050	$1.27	24d	1	0.69mi
1584 W 31st St Unit 3 Jacksonville, FL	2.0	1.0	832	$900	$1.08	24d	1	0.71mi
2171 W 40th St Jacksonville, FL	2.0	1.0	700	$950	$1.36	24d	1	0.72mi
2268 W 44th St Jacksonville, FL	3.0	2.0	1077	$1,440	$1.34	4d	1	0.73mi
1599 W 30th St Unit B Jacksonville, FL	2.0	1.0	780	$1,150	$1.47	14d	1	0.73mi
2185 Benedict Rd Jacksonville, FL	2.0	1.0	630	$995	$1.58	24d	1	0.73mi
2185 Benedict Rd Unit 2187 Jacksonville, FL	2.0	1.0	630	$995	$1.58	11d	1	0.73mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	21d	1	0.74mi
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	24d	1	0.79mi
4114 Moncrief Rd Unit 2 Jacksonville, FL	2.0	1.0	821	$1,050	$1.28	24d	1	0.79mi
4114 Moncrief Rd Jacksonville, FL	2.0	1.0	821	$975	$1.19	8d	1	0.79mi
2221 W 39th St Jacksonville, FL	2.0	1.0	675	$800	$1.19	24d	1	0.82mi
1636 W 28th St Jacksonville, FL	3.0	2.0	912	$1,375	$1.51	24d	1	0.83mi
1417 W 31st St Jacksonville, FL	3.0	1.0	880	$1,100	$1.25	2d	1	0.83mi
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	24d	1	0.86mi
1556 W 28th St Jacksonville, FL	2.0	1.0	682	$875	$1.28	11d	1	0.86mi
5035 Campenella Dr Jacksonville, FL	3.0	1.0	875	$1,095	$1.25	24d	1	0.89mi
1625 W 26th St Unit 2 Jacksonville, FL	2.0	1.0	750	$800	$1.07	24d	1	0.90mi
1625 W 26th St Jacksonville, FL	2.0	1.0	750	$800	$1.07	2d	1	0.90mi
1625 W 26th St Unit 4 Jacksonville, FL	2.0	1.0	750	$900	$1.20	24d	1	0.90mi
1316 W 31st St Jacksonville, FL	2.0	1.0	906	$998	$1.10	24d	1	0.91mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	24d	1	0.91mi
1136 Maynard St Jacksonville, FL	2.0	1.0	919	$1,045	$1.14	24d	1	0.91mi
1059 Glencarin St Jacksonville, FL	2.0	1.0	645	$897	$1.39	4d	1	0.95mi
5531 Agra Ct Jacksonville, FL	3.0	1.0	988	$1,295	$1.31	15d	1	0.96mi
6114 Strawflower Pl Jacksonville, FL	3.0	1.0	1030	$1,200	$1.17	24d	1	0.98mi

Listing history 18 events

1. 2026-06-18
   days on market $37,000 Active 44 DOM
2. 2026-06-17
   days on market $37,000 Active 43 DOM
3. 2026-06-16
   days on market $37,000 Active 42 DOM
4. 2026-06-15
   days on market $37,000 Active 41 DOM
5. 2026-06-13
   days on market $37,000 Active 38 DOM
6. 2026-06-10
   days on market $37,000 Active 35 DOM
7. 2026-06-08
   days on market $37,000 Active 34 DOM
8. 2026-06-07
   days on market $37,000 Active 33 DOM
9. 2026-06-05
   days on market $37,000 Active 30 DOM
10. 2026-06-03
    days on market $37,000 Active 29 DOM
11. 2026-06-02
    pricedays on market $37,000 Active 28 DOM
12. 2026-06-01
    days on market $45,000 Active 27 DOM
13. 2026-05-31
    days on market $45,000 Active 26 DOM
14. 2026-05-05
    listed $45,000 Active
15. 2026-01-15
    historical 112-char remark

    Show marketing remark (112 chars)

    Investors Opportunity! As-Is and ready to be remodeled. Close to Downtown and expressways. Make offer today!

16. 2025-12-09
    listed $89,000 Active 112-char remark

    Show marketing remark (112 chars)

    Investors Opportunity! As-Is and ready to be remodeled. Close to Downtown and expressways. Make offer today!

17. 1984-09-01
    soldstatus $9,000
18. 1984-09-01
    soldstatus $13,000

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $415 · $35/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 1/10 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: $13,974
• − Mortgage interest: −$2,073
• − Property taxes: −$415
• − Insurance: −$185
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$1,076
• Taxable income: $7,990
• Est. tax owed @ 24.0%: −$1,917
• After-tax cash flow: $6,194/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

+400.0% since first listed

5 events — show timeline

• 2026-05-05 Listed $45,000 realMLS
• 2026-01-15 Listing Removed — realMLS
• 2025-12-09 Listed $89,000 realMLS
• 1984-09-01 Sold (Public Records) $13,000 Public Records
• 1984-09-01 Sold (Public Records) $9,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $415 · +81.4% YoY. Source: county tax records.