9115 12th Ave · Jacksonville, FL 32208

$135,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 52 Days on market

Built 1962 5,227 sqft lot Est $113k · 19% over

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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 +22.9/30.0
• DSCR +7.4/10.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment property or 1st time home buyer. Large rooms, and rear yard, air conditioning and water softener installed within the last 2 years. No water/sewage bill!!

Key facts

• 5,227 sq ft lot
• Built 1962
• Listed 52 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Additional off-street parking
• Security: Security fence; Smoke detector(s)
• Utilities: Sewer available
• Home design: Single family residence; One story; Faces west
• Construction: Frame construction with wood siding; Shingle roof
• Exterior features: Porch; Side porch; Security fence; Smoke detector(s); Back yard vinyl fencing; Irregular lot; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator; Water heater (electric)
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Hot water heating; Central air conditioning
• Interior features: Breakfast nook; Ceiling fan(s); Walk-in closet(s)
• Laundry & utility: Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 43% 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $43k; list at $135k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $113,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8951 6th Ave	0.34mi	2/1.0 (-1)	1,122 (+8%)	3mo	$108,000	$96	64
9224 10th Ave	0.15mi	4/2.0 (+1)	1,170 (+12%)	0mo	$169,000	$144	63
9135 5th Ave	0.33mi	3/1.0	896 (-14%)	1mo	$80,500	$90	60
8949 8th Ave	0.28mi	3/2.0	1,152 (+11%)	6mo	$125,000	$109	60
8608 2nd Ave	0.69mi	3/2.0	1,045 (+0%)	4mo	$155,000	$148	60
1914 Grand St	0.64mi	3/1.0	1,084 (+4%)	8mo	$115,000	$106	57
3360 Lansdell Dr	0.55mi	3/2.0	1,124 (+8%)	3mo	$215,000	$191	55
9058 Jefferson Ave	0.69mi	3/1.0	936 (-10%)	0mo	$94,250	$101	51
6805 Restlawn Dr	0.63mi	3/2.0	1,134 (+9%)	2mo	$139,999	$123	50
6773 Restlawn Dr	0.64mi	3/1.0	1,153 (+11%)	4mo	$110,000	$95	49
7942 Helston Dr	0.72mi	3/2.0	1,170 (+12%)	2mo	$202,000	$173	39
8953 Adams Ave	0.70mi	3/2.0	1,176 (+13%)	8mo	$90,000	$77	35

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: -11.5%
• Equity multiple: 0.60×
• Total profit: $-15,216
• Equity at exit: $20,129

10-year hold

• IRR: -7.6%
• Equity multiple: 0.59×
• Total profit: $-15,633
• Equity at exit: $11,672

Cash invested: $37,800 (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 32208

• Home prices YoY: -33.6%
• Rents YoY: -1.4%
• Active inventory: 291
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$708
• Tax from tax record: −$161 /mo · $1,935/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $171

Break-even live

Break-even rent $1,256

Max offer price $135,000

Occupancy floor 83%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9141 12th Ave Jacksonville, FL	3.0	2.0	1209	$1,598	$1.32	20d	1	0.05mi
9148 13th Ave Jacksonville, FL	3.0	1.0	1126	$1,136	$1.01	4d	1	0.09mi
9032 8th Ave Jacksonville, FL	3.0	2.0	1300	$1,500	$1.15	23d	1	0.19mi
9050 7th Ave Jacksonville, FL	3.0	1.0	896	$1,485	$1.66	23d	1	0.22mi
9346 10th Ave Jacksonville, FL	3.0	1.0	985	$1,825	$1.85	23d	1	0.29mi
9037 6th Ave Jacksonville, FL	3.0	2.0	1156	$1,400	$1.21	23d	1	0.29mi
9017 6th Ave Jacksonville, FL	2.0	1.0	1038	$1,098	$1.06	23d	1	0.30mi
3015 Lansdell Dr Jacksonville, FL	3.0	1.0	1150	$1,350	$1.17	23d	1	0.32mi
3250 Soutel Dr Jacksonville, FL	3.0	2.0	1352	$1,525	$1.13	23d	1	0.34mi
9279 6th Ave Jacksonville, FL	3.0	2.0	1150	$1,245	$1.08	4d	1	0.34mi
9131 4th Ave Jacksonville, FL	3.0	2.0	1209	$1,496	$1.24	21d	1	0.38mi
8973 4th Ave Jacksonville, FL	3.0	2.0	1230	$1,438	$1.17	14d	1	0.41mi
3344 Soutel Dr Jacksonville, FL	3.0	1.0	1142	$1,325	$1.16	23d	1	0.48mi
2389 Hilly Rd Jacksonville, FL	3.0	1.0	908	$1,650	$1.82	23d	1	0.52mi
8918 1st Ave Jacksonville, FL	3.0	2.0	1435	$1,321	$0.92	16d	1	0.55mi
8721 4th Ave Jacksonville, FL	3.0	1.5	1344	$1,399	$1.04	23d	1	0.55mi
8663 5th Ave Jacksonville, FL	2.0	1.0	720	$1,045	$1.45	23d	1	0.55mi
9124 Adams Ave Jacksonville, FL	3.0	3.0	1207	$1,800	$1.49	23d	1	0.64mi
8642 2nd Ave Jacksonville, FL	3.0	2.0	1074	$1,245	$1.16	1d	1	0.66mi
1975 Rugby Rd Jacksonville, FL	2.0	1.0	992	$1,100	$1.11	7d	1	0.66mi
8617 3rd Ave Jacksonville, FL	3.0	1.0	1048	$1,200	$1.15	10d	1	0.67mi
8910 Adams Ave Jacksonville, FL	4.0	2.0	1250	$1,225	$0.98	3d	1	0.68mi
9131 Jefferson Ave Jacksonville, FL	3.0	1.0	910	$1,350	$1.48	4d	1	0.71mi
3848 Soutel Dr Jacksonville, FL	3.0	2.0	1230	$1,541	$1.25	7d	1	0.89mi
2534 Aubrey Ave Jacksonville, FL	4.0	2.0	759	$1,250	$1.65	23d	1	0.91mi
9565 Carbondale Dr W Unit B Jacksonville, FL	3.0	2.0	1400	$2,000	$1.43	23d	1	0.99mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	23d	1	0.99mi
2818 Palmdale St Jacksonville, FL	4.0	2.5	1484	$1,900	$1.28	23d	1	1.04mi
8516 Bermuda Rd Jacksonville, FL	3.0	2.0	1492	$1,625	$1.09	20d	1	1.15mi
7927 Reid Ave Jacksonville, FL	3.0	1.0	1055	$1,500	$1.42	23d	1	1.20mi
1021 Lake Forest Blvd Jacksonville, FL	3.0	1.0	1393	$1,290	$0.93	3d	1	1.28mi
9658 Gibson Ave Jacksonville, FL	3.0	1.5	977	$1,225	$1.25	23d	1	1.30mi
8253 Lexington Dr Jacksonville, FL	3.0	1.0	910	$1,330	$1.46	23d	1	1.36mi
8509 Addison Rd Jacksonville, FL	4.0	2.0	1494	$1,675	$1.12	23d	1	1.36mi
915 Wayne St Jacksonville, FL	4.0	2.0	1220	$1,313	$1.08	3d	1	1.38mi
912 Saratoga Blvd Jacksonville, FL	3.0	1.0	930	$1,250	$1.34	23d	1	1.38mi
8534 Addison Rd Jacksonville, FL	4.0	2.0	1410	$1,995	$1.41	23d	1	1.39mi
2950 Bessent Rd Jacksonville, FL	3.0	2.0	1446	$1,779	$1.23	21d	1	1.42mi
1010 Edgewood Ave W Jacksonville, FL	4.0	2.0	1450	$1,250	$0.86	23d	1	1.46mi
1010 Edgewood Ave W Jacksonville, FL	4.0	2.0	1450	$1,250	$0.86	14d	1	1.46mi

Listing history 12 events

1. 2026-06-18
   days on market $135,000 Active 52 DOM
2. 2026-06-17
   days on market $135,000 Active 51 DOM
3. 2026-06-16
   days on market $135,000 Active 50 DOM
4. 2026-06-15
   days on market $135,000 Active 49 DOM
5. 2026-06-13
   days on market $135,000 Active 46 DOM
6. 2026-06-10
   days on market $135,000 Active 43 DOM
7. 2026-06-08
   days on market $135,000 Active 42 DOM
8. 2026-06-07
   days on market $135,000 Active 41 DOM
9. 2026-06-05
   days on market $135,000 Active 38 DOM
10. 2026-06-03
    days on market $135,000 Active 37 DOM
11. 2026-06-02
    remarks 182-char remark
12. 2026-06-02
    listed $135,000 Active 36 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: $1,935 · $161/mo
• Projected year-2 tax: $1,935 · $161/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 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $17,671
• − Mortgage interest: −$7,562
• − Property taxes: −$1,935
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$3,927
• Taxable loss: −$53
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $2,070/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

+214.0% since first listed

14 events — show timeline

• 2026-04-27 Listed $135,000 realMLS
• 2022-10-31 Listing Removed — realMLS
• 2022-09-29 Relisted — realMLS
• 2022-09-17 Pending — realMLS
• 2022-09-15 Contingent — realMLS
• 2022-09-01 Relisted — realMLS
• 2022-09-01 Pending — realMLS
• 2022-08-23 Contingent — realMLS
• 2022-08-21 Listed $115,000 realMLS
• 2016-08-25 Listing Removed — realMLS
• 2016-04-15 Listed $52,500 realMLS
• 2012-06-21 Listed $110,000 realMLS
• 2000-09-28 Sold (Public Records) $43,000 Public Records
• 2000-09-28 Sold (Public Records) $43,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,935 · +18.2% YoY. Source: county tax records.