2736 Lippia Rd · Jacksonville, FL 32209

$60,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 10 Days on market

Built 1957 7,840 sqft lot Est $106k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Explore this single-family concrete block home located in the Magnolia Gardens community, offering great potential. The property features a spacious living room, a kitchen with a breakfast nook, three bedrooms, an additional storage closet, a one-car carport, and a generously sized rear yard. Multiple Offers: submit highest and best offer prior to 05/07/2026 by 5pm est.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1957

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached garage; 1-space carport
• Utilities: Other utilities
• Home design: Single-family residence
• Construction: Block construction
• Exterior features: Asphalt road access; Lot approximately 0.18 acres

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No built-in appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 16.8% 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 rising (+1.8%/yr); 394 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,272/mo this rent would consume 50% of the median local household income ($31k/yr) (locally 2921% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 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 + 1.8% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $60,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.12% ✓
• Cap rate: 16.79%
• Cash-on-cash: 37.49%
• DSCR: 2.67
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $106,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2736 Lippia Rd	0.00mi	3/1.0	856 (-1%)	0mo	$62,500	$73	98
2603 Sunny Acres Dr N	0.12mi	3/1.0	854 (-1%)	4mo	$105,000	$123	89
4105 Katanga Dr N	0.49mi	3/1.0	874 (+1%)	1mo	$122,500	$140	74
6151 Ardisia Rd	0.45mi	3/1.0	892 (+3%)	2mo	$128,000	$143	72
5342 Mays Dr	0.39mi	3/1.0	900 (+4%)	4mo	$74,500	$83	72
5248 Bunche Dr	0.46mi	3/1.0	900 (+4%)	3mo	$110,000	$122	69
3332 Japonica Rd N	0.55mi	3/1.0	828 (-4%)	2mo	$103,500	$125	66
2570 Spirea St	0.44mi	2/1.0 (-1)	824 (-5%)	4mo	$90,000	$109	63
5638 Vernon Rd	0.40mi	3/1.0	963 (+12%)	2mo	$99,000	$103	60
5612 Belafonte Dr	0.57mi	3/1.0	818 (-5%)	5mo	$130,000	$159	60
6601 Cleveland Rd	0.74mi	3/1.0	896 (+4%)	2mo	$82,500	$92	57
3114 Breve Dr	0.65mi	3/2.0	782 (-10%)	3mo	$145,900	$187	47

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 2.32×
• Total profit: $22,260
• Equity at exit: $8,946

10-year hold

• IRR: 38.4%
• Equity multiple: 4.37×
• Total profit: $56,638
• Equity at exit: $5,188

Cash invested: $16,800 (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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 394
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,272 high
• Mortgage (P&I): −$315
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $525

Break-even live

Break-even rent $608

Max offer price $60,000

Occupancy floor 54%

Sensitivity live

Price	-10% $559	-5% $542	+0% $525	+5% $508	+10% $491
Rent	-10% $424	-5% $475	+0% $525	+5% $575	+10% $625
Rate	-1.0pp $555	-0.5pp $540	base $525	+0.5pp $509	+1.0pp $493

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2904 Lippia Rd Jacksonville, FL	4.0	1.0	964	$1,400	$1.45	24d	1	0.13mi
5531 Agra Ct Jacksonville, FL	3.0	1.0	988	$1,295	$1.31	15d	1	0.34mi
5428 Bunche Dr Jacksonville, FL	3.0	1.0	900	$1,600	$1.78	24d	1	0.35mi
5326 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,200	$1.33	24d	1	0.41mi
5217 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,250	$1.39	8d	1	0.46mi
4144 Katanga Dr N Jacksonville, FL	3.0	1.0	1114	$1,095	$0.98	24d	1	0.47mi
4294 Katanga Dr N Jacksonville, FL	3.0	1.0	864	$1,450	$1.68	24d	1	0.55mi
5035 Campenella Dr Jacksonville, FL	3.0	1.0	875	$1,095	$1.25	24d	1	0.61mi
2268 W 44th St Jacksonville, FL	3.0	2.0	1077	$1,440	$1.34	4d	1	0.63mi
6114 Strawflower Pl Jacksonville, FL	3.0	1.0	1030	$1,200	$1.17	24d	1	0.65mi
2185 Benedict Rd Jacksonville, FL	2.0	1.0	630	$995	$1.58	24d	1	0.66mi
2185 Benedict Rd Unit 2187 Jacksonville, FL	2.0	1.0	630	$995	$1.58	11d	1	0.66mi
5306 Paris Ave Jacksonville, FL	3.0	1.0	944	$1,150	$1.22	24d	1	0.72mi
6601 Cleveland Rd Jacksonville, FL	3.0	1.0	896	$1,400	$1.56	24d	1	0.73mi
2092 Benedict Rd Jacksonville, FL	3.0	1.0	816	$1,095	$1.34	24d	1	0.76mi
2221 W 39th St Jacksonville, FL	2.0	1.0	675	$800	$1.19	24d	1	0.80mi
2171 W 40th St Jacksonville, FL	2.0	1.0	700	$950	$1.36	24d	1	0.82mi
4236 Homer Rd N Jacksonville, FL	3.0	1.0	888	$1,250	$1.41	12d	1	0.85mi
3997 Leonnie Rd Unit 1 Jacksonville, FL	2.0	1.0	840	$950	$1.13	8d	1	0.90mi
5355 New Kings Rd Unit 21 Jacksonville, FL	2.0	1.0	700	$800	$1.14	5d	1	0.90mi
4211 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$995	$1.18	24d	1	0.92mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	17d	1	0.95mi
5355 New Kings Rd Unit 10 Jacksonville, FL	2.0	1.0	528	$775	$1.47	24d	1	0.97mi
1959 W 45th St Jacksonville, FL	2.0	1.0	895	$1,245	$1.39	14d	1	0.98mi
4253 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$975	$1.16	24d	1	0.99mi
4177 Lorenzo Ct Unit 4 Jacksonville, FL	2.0	1.0	840	$945	$1.12	2d	1	1.02mi
2661 W 25th St Jacksonville, FL	4.0	2.0	1031	$1,350	$1.31	24d	1	1.05mi
2540 W 25th St Jacksonville, FL	3.0	1.5	854	$1,295	$1.52	15d	1	1.09mi
3516 Penton St Jacksonville, FL	3.0	1.0	1000	$1,350	$1.35	24d	1	1.12mi
4543 Moncrief Rd W Jacksonville, FL	2.0	1.0	950	$1,075	$1.13	8d	1	1.16mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	24d	1	1.19mi
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	8d	1	1.21mi
4440 Ken Knight Dr N Jacksonville, FL	2.0	1.0	716	$650	$0.91	15d	1	1.23mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	24d	1	1.25mi
2534 Aubrey Ave Jacksonville, FL	4.0	2.0	759	$1,250	$1.65	24d	1	1.25mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	24d	1	1.25mi
5736 Teeler Ave Jacksonville, FL	3.0	1.0	852	$1,000	$1.17	24d	1	1.27mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	24d	1	1.30mi
4655 Ken Knight Dr N Jacksonville, FL	2.0	1.0	646	$600	$0.93	24d	1	1.32mi
2627 Wylene St Jacksonville, FL	2.0	2.0	594	$1,400	$2.36	24d	1	1.38mi

Listing history 3 events

1. 2026-05-13
   status Pending
2. 2026-05-08
   historical Active Under Contract
3. 2026-05-03
   listed $60,000 Active

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $1,685 · $140/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: $15,264
• − Mortgage interest: −$3,361
• − Property taxes: −$1,685
• − Insurance: −$300
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$1,745
• Taxable income: $5,731
• Est. tax owed @ 24.0%: −$1,375
• After-tax cash flow: $4,923/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): 34,657
• Household income: $30,514
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2921.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 1%

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: ▼ -53.92%
• Current HPI: 189.5977
• Rent YoY: ▲ 1.81%
• 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

3 events — show timeline

• 2026-05-13 Pending — realMLS
• 2026-05-08 Contingent — realMLS
• 2026-05-03 Listed $60,000 realMLS

Property tax history

+15.1%/yr

Latest (2025): $1,685 · +14.6% YoY. Source: county tax records.