884 Detroit St · Jacksonville, FL 32254

$114,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 20 Days on market

Built 1942 4,791 sqft lot Est $117k · at est.

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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 +24.9/30.0
• ARV discount +8.7/15.0
• DSCR +8.1/10.0
• Appreciation +6.7/10.0
• 1% rule +6.5/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Do not disturb the current tenant. The property is tenant-occupied. Do not enter or access the property without a confirmed appointment approved by the listing agent. All showing requests must be submitted with an offer and require at least 48 hours' notice for approval. The property is being sold as-is. The seller has never occupied the property. Buyer and Buyer's Agent are responsible for completing their own due diligence. Photos are of the property prior to the tenant taking occupancy. Tenant is subject to lease, lease end date. is 1/31/2027. Advance Notice must be given in order to coordinate with tenant.

Key facts

• Upgraded kitchen
• Open layout
• Updated home

Tags

• UPDATED HOME
• OPEN LAYOUT
• LUXURY VINYL PLANK FLOORING
• REFINISHED BATHROOM
• UPGRADED KITCHEN
• FULLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Electricity connected; Sewer available; Water available
• Home design: Single-family residence; Used for residential purposes
• Exterior features: Lot approximately 0.11 acres; No private pool

Interior

• Kitchen: Convection oven
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Convection oven

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $112k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+1.7%/yr); 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• In year one you build about $5k of equity ($788 loan paydown + $4k appreciation (3.4% local appreciation)).
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 1.7% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 20 days — a 2% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago 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.
• Current owner paid $88k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,290 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $117,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1060 Prospect St	0.33mi	3/1.0	924 (-5%)	2mo	$145,000	$157	74
751 Dixon St	0.21mi	2/1.0 (-1)	923 (-5%)	2mo	$114,000	$124	74
954 Allison St	0.17mi	3/1.5	1,084 (+11%)	1mo	$130,000	$120	70
1073 Huron St	0.42mi	3/1.0	916 (-6%)	3mo	$77,000	$84	68
3130 Mell Ct	0.31mi	3/2.0	1,056 (+8%)	1mo	$180,000	$170	67
2667 Amy St	0.49mi	3/1.0	1,038 (+6%)	0mo	$117,000	$113	66
1056 Hood Ave	0.51mi	3/1.0	1,024 (+5%)	2mo	$154,500	$151	66
3557 Dillon St	0.65mi	3/1.5	1,035 (+6%)	1mo	$180,000	$174	56
1066 Detroit Cir W	0.33mi	2/1.0 (-1)	828 (-15%)	3mo	$72,000	$87	52
3251 Sunnybrook Ave N	0.40mi	2/1.0 (-1)	839 (-14%)	4mo	$71,000	$85	50
1023 Ontario St	0.44mi	2/1.0 (-1)	840 (-14%)	2mo	$33,000	$39	50
3542 Broadway Ave	0.71mi	2/1.0 (-1)	840 (-14%)	2mo	$100,000	$119	37

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: 16.3%
• Equity multiple: 1.95×
• Total profit: $30,166
• Equity at exit: $53,930

10-year hold

• IRR: 17.0%
• Equity multiple: 3.52×
• Total profit: $80,314
• Equity at exit: $85,250

Cash invested: $31,920 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$598
• Tax from tax record: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $245

Break-even live

Break-even rent $999

Max offer price $114,000

Occupancy floor 76%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	24d	1	0.11mi
1037 Detroit St Jacksonville, FL	3.0	2.0	912	$1,250	$1.37	2d	1	0.19mi
912 Huron St Jacksonville, FL	2.0	1.0	900	$1,100	$1.22	15d	1	0.28mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	8d	1	0.33mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	24d	1	0.33mi
2851 Sophia St Jacksonville, FL	2.0	1.0	846	$1,000	$1.18	24d	3	0.34mi
3303 Broadway Ave Jacksonville, FL	3.0	2.0	1072	$1,550	$1.45	4d	1	0.37mi
2862 W 1st St Unit 1 Jacksonville, FL	2.0	1.0	800	$895	$1.12	15d	1	0.38mi
2862 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	4d	1	0.38mi
2852 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	8d	1	0.40mi
3368 Columbus Ave Jacksonville, FL	2.0	1.0	955	$1,300	$1.36	4d	1	0.42mi
3055 2nd Street Cir Jacksonville, FL	3.0	1.5	1050	$1,340	$1.28	17d	1	0.43mi
3305 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	1012	$1,021	$1.01	24d	1	0.43mi
841 Ontario St Jacksonville, FL	2.0	1.0	1000	$1,285	$1.28	24d	1	0.44mi
2913 W 2nd St Jacksonville, FL	2.0	1.0	720	$1,000	$1.39	2d	1	0.46mi
1227 Dena St Jacksonville, FL	3.0	1.0	1033	$1,325	$1.28	24d	1	0.46mi
3350 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	900	$1,095	$1.22	24d	1	0.50mi
3101 3rd Street Cir N Jacksonville, FL	2.0	1.0	870	$1,150	$1.32	8d	1	0.50mi
3326 W 1st St Jacksonville, FL	2.0	1.0	791	$995	$1.26	24d	1	0.55mi
2965 Sunset St Jacksonville, FL	3.0	1.5	1056	$1,375	$1.30	8d	1	0.58mi
2965 Sunset St Jacksonville, FL	3.0	2.0	1056	$1,375	$1.30	4d	1	0.58mi
3433 Brookhaven Dr Jacksonville, FL	2.0	1.0	754	$1,295	$1.72	8d	1	0.60mi
2587 Orchard St Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	8d	1	0.64mi
1612 Alfen St Jacksonville, FL	3.0	1.5	945	$1,113	$1.18	8d	1	0.69mi
3515 Dignan St Jacksonville, FL	3.0	1.0	915	$1,036	$1.13	3d	1	0.75mi
3318 Dignan St Jacksonville, FL	3.0	2.0	960	$1,200	$1.25	24d	1	0.82mi
3323 Nolan St Jacksonville, FL	3.0	1.0	927	$1,050	$1.13	2d	1	0.83mi
3319 Hunt St Jacksonville, FL	3.0	1.0	924	$1,295	$1.40	24d	1	0.88mi
5148 Cain Ln Jacksonville, FL	3.0	1.0	1104	$1,306	$1.18	21d	1	0.93mi
3118 Dignan St Jacksonville, FL	4.0	2.0	1103	$1,148	$1.04	2d	1	0.94mi
3035 Fitzgerald St Jacksonville, FL	2.0	1.0	900	$1,021	$1.13	3d	1	0.95mi
3356 Lenox Ave Jacksonville, FL	2.0	1.0	899	$999	$1.11	24d	1	0.97mi
2939 W 11th St Jacksonville, FL	3.0	1.0	1086	$1,295	$1.19	24d	1	1.01mi
2325 Westbrook Cir N Jacksonville, FL	3.0	2.0	812	$1,200	$1.48	24d	1	1.03mi
2854 Wickwire St Jacksonville, FL	2.0	1.0	948	$1,300	$1.37	4d	1	1.06mi
1213 Moat St Jacksonville, FL	2.0	2.5	1022	$1,283	$1.26	17d	1	1.09mi
676 Bridal Ave Jacksonville, FL	3.0	2.0	1008	$1,450	$1.44	24d	1	1.13mi
3250 Phyllis St Jacksonville, FL	2.0	1.0	720	$850	$1.18	24d	1	1.15mi
3236 Phyllis St Unit 3244 Jacksonville, FL	2.0	1.0	720	$850	$1.18	24d	1	1.17mi
5364 Mary Budd Ave Jacksonville, FL	3.0	2.0	836	$1,225	$1.47	3d	1	1.19mi

Listing history 14 events

1. 2026-06-18
   days on market $114,000 Active 20 DOM
2. 2026-06-17
   days on market $114,000 Active 19 DOM
3. 2026-06-16
   days on market $114,000 Active 18 DOM
4. 2026-06-15
   days on market $114,000 Active 17 DOM
5. 2026-06-13
   days on market $114,000 Active 15 DOM
6. 2026-06-13
   days on market $114,000 Active 14 DOM
7. 2026-06-10
   days on market $114,000 Active 11 DOM
8. 2026-06-08
   days on market $114,000 Active 10 DOM
9. 2026-06-07
   days on market $114,000 Active 9 DOM
10. 2026-06-05
    days on market $114,000 Active 6 DOM
11. 2026-06-03
    days on market $114,000 Active 5 DOM
12. 2026-06-02
    days on market $114,000 Active 4 DOM
13. 2026-06-01
    days on market $114,000 Active 3 DOM
14. 2026-05-31
    days on market $114,000 Active 2 DOM

ⓘ 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: $1,724 · $144/mo
• Projected year-2 tax: $1,724 · $144/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 · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,703
• − Mortgage interest: −$6,386
• − Property taxes: −$1,724
• − Insurance: −$570
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,316
• Taxable income: $1,195
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,651/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

+249.7% since first listed

29 events — show timeline

• 2026-05-29 Listed $114,000 realMLS
• 2026-05-08 Listing Removed — realMLS
• 2026-04-14 Price Changed $106,000 realMLS
• 2026-03-04 Listed $113,000 realMLS
• 2024-01-13 Rental Removed $1,100 APPFOLIO
• 2024-01-10 Listed for Rent $1,100 APPFOLIO
• 2023-12-14 Rental Removed $1,100 APPFOLIO
• 2023-12-08 Listed for Rent $1,100 APPFOLIO
• 2023-11-17 Listing Removed — realMLS
• 2023-11-10 Price Changed $129,900 realMLS
• 2023-11-02 Price Changed $134,900 realMLS
• 2023-10-27 Price Changed $139,900 realMLS
• 2023-10-24 Price Changed $144,900 realMLS
• 2023-10-12 Price Changed $149,900 realMLS
• 2023-10-10 Price Changed $154,900 realMLS
• 2023-10-04 Listed $159,900 realMLS
• 2023-09-27 Rental Removed $1,150 RENT.
• 2023-09-13 Price Changed $1,150 RENT.
• 2023-09-10 Listed for Rent $1,248 RENT.
• 2023-07-26 Sold (Public Records) $88,000 Public Records
• 2001-08-21 Sold (Public Records) $61,000 Public Records
• 2001-05-23 Sold (MLS) $34,250 realMLS
• 2001-03-28 Listed $28,000 realMLS
• 1999-08-04 Sold (Public Records) $54,900 Public Records
• 1997-08-22 Sold (Public Records) $35,000 Public Records
• 1997-08-22 Sold (Public Records) $35,000 Public Records
• 1996-01-26 Sold (Public Records) $45,000 Public Records
• 1995-01-12 Sold (Public Records) $18,000 Public Records
• 1993-04-13 Sold (Public Records) $32,600 Public Records

Property tax history

+11.0%/yr

Latest (2025): $1,724 · +23.5% YoY. Source: county tax records.