3102 Thomas St · Jacksonville, FL 32254

$94,900

4 bd · 2.0 ba · 1,670 sqft · SingleFamily public records · 77 Days on market

Built 1924 4,356 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
• 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

Listing remarks MLS

Do not visit property without first following showing instructions per the listing. All offer will be considered that are paying in Cash with proof of valid funds. Attention Investors!!! Beautiful 4 bedrooms and 2 bathroom single family home. Great location. HOUSE IS SOLD AS IS - SELLER IS NOT MAKING ANY REPAIRS. Home is in need of a cleaning. Buyer responsible for their own due diligence.

Key facts

• Large corner lot
• 4,356 sq ft lot
• Garage

Tags

• LARGE CORNER LOT
• FULLY FENCED REAR YARD
• MULTIPLE LIVING SPACES
• NEARBY SHOPPING CENTERS
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached garage; 1-car carport
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Residential use
• Construction: Shingle roof
• Exterior features: Back yard fencing; Corner lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No built-in appliances included
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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 rising (+1.7%/yr); 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $4k of equity ($656 loan paydown + $3k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.77% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.10%
• DSCR: 2.25
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $268,870
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3138 Phyllis St	0.48mi	4/2.0	1,648 (-1%)	7mo	$268,000	$163	70
415 Willow Branch Ave	0.34mi	4/2.0	1,739 (+4%)	12mo	$269,000	$155	67
3330 Rayford St	0.51mi	4/2.5	1,641 (-2%)	10mo	$285,020	$174	63
3567 Gilmore St	0.73mi	4/2.5	1,639 (-2%)	4mo	$264,000	$161	57
254 McDuff Ave S	0.13mi	5/3.0 (+1)	1,437 (-14%)	8mo	$150,000	$104	55
3013 Gilmore St	0.55mi	3/2.0 (-1)	1,580 (-5%)	7mo	$138,000	$87	54
3539 Rosselle St	0.65mi	4/2.0	1,759 (+5%)	8mo	$325,020	$185	54
819 McDuff Ave S	0.71mi	3/2.5 (-1)	1,713 (+3%)	2mo	$270,000	$158	54
3329 Nolan St	0.34mi	3/2.0 (-1)	1,442 (-14%)	4mo	$76,500	$53	54
3322 Ernest St	0.68mi	4/2.0	1,865 (+12%)	3mo	$300,000	$161	46
3023 Green St	0.75mi	3/2.0 (-1)	1,457 (-13%)	7mo	$275,000	$189	33
598 Florence St	0.70mi	3/2.5 (-1)	1,426 (-15%)	10mo	$270,000	$189	27

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: 33.7%
• Equity multiple: 2.92×
• Total profit: $51,041
• Equity at exit: $44,894

10-year hold

• IRR: 32.9%
• Equity multiple: 5.55×
• Total profit: $120,863
• Equity at exit: $70,967

Cash invested: $26,572 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$498
• Tax from tax record: −$168 /mo · $2,022/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $622

Break-even live

Break-even rent $893

Max offer price $94,900

Occupancy floor 58%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3118 Dignan St Jacksonville, FL	4.0	2.0	1103	$1,148	$1.04	2d	1	0.06mi
3229 Lenox Ave Unit 1 Jacksonville, FL	3.0	2.5	1900	$2,150	$1.13	24d	1	0.31mi
3352 Dillon St Jacksonville, FL	3.0	2.0	1229	$1,372	$1.12	24d	1	0.34mi
3159 Phyllis St Jacksonville, FL	3.0	2.0	1209	$1,561	$1.29	3d	1	0.42mi
3134 Phyllis St Jacksonville, FL	4.0	2.0	1648	$1,834	$1.11	24d	1	0.44mi
3550 Edison Ave Jacksonville, FL	3.0	2.0	1230	$1,463	$1.19	4d	1	0.49mi
420 Sunshine St Jacksonville, FL	3.0	2.0	1050	$1,350	$1.29	2d	1	0.52mi
3347 Phyllis St Jacksonville, FL	3.0	2.0	1145	$1,395	$1.22	24d	1	0.52mi
2410 McQuade St Jacksonville, FL	3.0	2.0	1307	$1,425	$1.09	24d	1	0.53mi
3688 Dillon St Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	24d	1	0.55mi
3312 Ernest St Jacksonville, FL	3.0	1.0	1065	$1,148	$1.08	24d	1	0.64mi
691 Herman St Jacksonville, FL	4.0	2.5	1641	$1,669	$1.02	8d	1	0.71mi
371 Smith St Jacksonville, FL	3.0	2.0	1050	$1,325	$1.26	4d	1	0.74mi
2812 Ernest St Jacksonville, FL	3.0	1.0	1461	$2,800	$1.92	24d	1	0.75mi
3313 Green St Jacksonville, FL	3.0	1.0	1058	$1,450	$1.37	8d	1	0.76mi
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	24d	1	0.82mi
3302 College St Jacksonville, FL	3.0	1.0	1174	$1,095	$0.93	8d	1	0.87mi
2759 Dellwood Ave Jacksonville, FL	3.0	2.0	1080	$2,100	$1.94	20d	1	0.87mi
717 King St Jacksonville, FL	3.0	2.0	1132	$1,800	$1.59	17d	1	0.88mi
3352 College St Jacksonville, FL	3.0	2.0	1335	$1,550	$1.16	15d	1	0.90mi
346 Acosta St Jacksonville, FL	4.0	3.5	1536	$1,600	$1.04	24d	1	0.90mi
715 Ralph St Jacksonville, FL	4.0	2.0	1338	$2,195	$1.64	4d	1	0.91mi
2701 Myra St Jacksonville, FL	3.0	1.0	1065	$1,595	$1.50	21d	1	0.99mi
2185 Kingston St Jacksonville, FL	3.0	2.0	1230	$1,381	$1.12	24d	1	1.00mi
4006 College St Jacksonville, FL	3.0	2.5	1208	$2,200	$1.82	12d	1	1.01mi
4006 College St Jacksonville, FL	3.0	2.5	1200	$2,200	$1.83	24d	1	1.01mi
2154 Placeda St Jacksonville, FL	4.0	1.5	1124	$1,500	$1.33	21d	1	1.03mi
2561 Rosselle St #1 Jacksonville, FL	3.0	3.0	1287	$1,395	$1.08	24d	1	1.03mi
1035 Congleton Ter Jacksonville, FL	3.0	2.0	1180	$2,400	$2.03	2d	1	1.03mi
2526 Phyllis St Jacksonville, FL	3.0	2.0	1300	$1,800	$1.38	24d	1	1.05mi
628 Meteor St Jacksonville, FL	3.0	1.0	1123	$1,395	$1.24	24d	1	1.05mi
2012 Baldwin St Jacksonville, FL	3.0	2.0	1232	$1,445	$1.17	24d	1	1.06mi
2614 Dellwood Ave Jacksonville, FL	3.0	1.0	1122	$2,325	$2.07	4d	1	1.11mi
3303 Broadway Ave Jacksonville, FL	3.0	2.0	1072	$1,550	$1.45	4d	1	1.11mi
3034 Detroit Cir E Jacksonville, FL	3.0	2.0	1300	$1,399	$1.08	24d	1	1.14mi
1923 Broadway Ave Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	24d	1	1.15mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	24d	1	1.16mi
1273 Lechlade Cir Jacksonville, FL	3.0	2.0	1257	$2,395	$1.91	4d	1	1.17mi
1273 Lechlade Cir Jacksonville, FL	3.0	2.0	1257	$2,395	$1.91	17d	1	1.17mi
3362 Lowell Ave Jacksonville, FL	3.0	2.0	1682	$1,400	$0.83	8d	1	1.19mi

Listing history 39 events

1. 2026-06-18
   days on market $94,900 Active 77 DOM
2. 2026-06-17
   days on market $94,900 Active 76 DOM
3. 2026-06-16
   days on market $94,900 Active 75 DOM
4. 2026-06-15
   days on market $94,900 Active 74 DOM
5. 2026-06-13
   days on market $94,900 Active 71 DOM
6. 2026-06-10
   pricedays on market $94,900 Active 68 DOM
7. 2026-06-08
   days on market $104,900 Active 67 DOM
8. 2026-06-07
   days on market $104,900 Active 66 DOM
9. 2026-06-03
   days on market $104,900 Active 62 DOM
10. 2026-06-02
    days on market $104,900 Active 61 DOM
11. 2026-06-01
    days on market $104,900 Active 60 DOM
12. 2026-05-31
    days on market $104,900 Active 59 DOM
13. 2026-05-08
    price $104,900
14. 2026-04-02
    listed $114,900 Active
15. 2025-06-30
    historical 407-char remark

    Show marketing remark (407 chars)

    Do not visit property without first following showing instructions per the listing. All offer will be considered that are paying in Cash with proof of valid funds. Attention Investors!!! Beautiful 4 bedrooms and 2 bathroom single family home. Great location. HOUSE IS SOLD AS IS - SELLER IS NOT MAKING ANY REPAIRS. Home is in need of a cleaning. Buyer responsible for their own due diligence.

16. 2025-04-03
    price $145,000 407-char remark

    Show marketing remark (407 chars)

    Do not visit property without first following showing instructions per the listing. All offer will be considered that are paying in Cash with proof of valid funds. Attention Investors!!! Beautiful 4 bedrooms and 2 bathroom single family home. Great location. HOUSE IS SOLD AS IS - SELLER IS NOT MAKING ANY REPAIRS. Home is in need of a cleaning. Buyer responsible for their own due diligence.

17. 2025-01-17
    price $150,000 407-char remark

    Show marketing remark (407 chars)

    Do not visit property without first following showing instructions per the listing. All offer will be considered that are paying in Cash with proof of valid funds. Attention Investors!!! Beautiful 4 bedrooms and 2 bathroom single family home. Great location. HOUSE IS SOLD AS IS - SELLER IS NOT MAKING ANY REPAIRS. Home is in need of a cleaning. Buyer responsible for their own due diligence.

18. 2024-12-05
    listed $165,000 Active 407-char remark

    Show marketing remark (407 chars)

    Do not visit property without first following showing instructions per the listing. All offer will be considered that are paying in Cash with proof of valid funds. Attention Investors!!! Beautiful 4 bedrooms and 2 bathroom single family home. Great location. HOUSE IS SOLD AS IS - SELLER IS NOT MAKING ANY REPAIRS. Home is in need of a cleaning. Buyer responsible for their own due diligence.

19. 2022-02-07
    price $1,300
20. 2021-11-09
    soldstatus $75,000 Sold 184-char remark

    Show marketing remark (184 chars)

    Great rental property 4 bedrooms 2 baths. Enclosed front porch. Separate living and dining room. Enclosed sun-porch and inside laundry. Fenced yard on a corner lot. HOUSE SOLD AS IS...

21. 2021-10-07
    status Pending 184-char remark

    Show marketing remark (184 chars)

    Great rental property 4 bedrooms 2 baths. Enclosed front porch. Separate living and dining room. Enclosed sun-porch and inside laundry. Fenced yard on a corner lot. HOUSE SOLD AS IS...

22. 2021-10-07
    listed $75,000 Active 184-char remark

    Show marketing remark (184 chars)

    Great rental property 4 bedrooms 2 baths. Enclosed front porch. Separate living and dining room. Enclosed sun-porch and inside laundry. Fenced yard on a corner lot. HOUSE SOLD AS IS...

23. 2019-04-23
    soldstatus $45,000
24. 2019-04-22
    soldstatus $45,000 Sold
25. 2019-04-05
    status Pending
26. 2019-04-02
    listed $52,000 Active
27. 2017-08-23
    soldstatus $52,500
28. 2017-06-19
    soldstatus $30,000 Sold
29. 2017-05-29
    status Pending
30. 2017-05-24
    historical Active - Contingent
31. 2017-05-16
    price $34,900
32. 2017-05-13
    price $37,500
33. 2017-04-14
    listed $39,900 Active
34. 2012-05-17
    historical
35. 2011-01-15
    listed $29,500
36. 2008-04-09
    historical
37. 2008-03-28
    soldstatus $26,800
38. 2008-02-27
    listed $29,800
39. 1978-07-27
    soldstatus $12,000

ⓘ 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: $2,022 · $168/mo
• Projected year-2 tax: $2,022 · $168/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,172
• − Mortgage interest: −$5,316
• − Property taxes: −$2,022
• − Insurance: −$474
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$2,761
• Taxable income: $6,372
• Est. tax owed @ 24.0%: −$1,529
• After-tax cash flow: $5,938/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

+774.2% since first listed

27 events — show timeline

• 2026-05-08 Price Changed $104,900 realMLS
• 2026-04-02 Listed $114,900 realMLS
• 2025-06-30 Listing Removed — realMLS
• 2025-04-03 Price Changed $145,000 realMLS
• 2025-01-17 Price Changed $150,000 realMLS
• 2024-12-05 Listed $165,000 realMLS
• 2022-02-07 Price Changed $1,300 RENT.
• 2021-11-09 Sold (MLS) $75,000 realMLS
• 2021-10-07 Pending — realMLS
• 2021-10-07 Listed $75,000 realMLS
• 2019-04-23 Sold (Public Records) $45,000 Public Records
• 2019-04-22 Sold (MLS) $45,000 realMLS
• 2019-04-05 Pending — realMLS
• 2019-04-02 Listed $52,000 realMLS
• 2017-08-23 Sold (Public Records) $52,500 Public Records
• 2017-06-19 Sold (MLS) $30,000 realMLS
• 2017-05-29 Pending — realMLS
• 2017-05-24 Contingent — realMLS
• 2017-05-16 Price Changed $34,900 realMLS
• 2017-05-13 Price Changed $37,500 realMLS
• 2017-04-14 Listed $39,900 realMLS
• 2012-05-17 Listing Removed — realMLS
• 2011-01-15 Listed $29,500 realMLS
• 2008-04-09 Listing Removed — realMLS
• 2008-03-28 Sold (MLS) $26,800 realMLS
• 2008-02-27 Listed $29,800 realMLS
• 1978-07-27 Sold (Public Records) $12,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,022 · +17.7% YoY. Source: county tax records.