10304 Mayan Dr · Jacksonville, FL 32218

$165,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 77 Days on market

Built 1954 7,405 sqft lot Est $174k · 5% under

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Why this score? — see what drove the C 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 +21.7/30.0
• ARV discount +9.8/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FULL GAS PACKGE INCLDS: FIREPLACE, HOTWATER HEATER AND RANGE. CUSTOM CABNTSIN KITCHEN/DINING RMS. LAMINATE WOOD GRAIN FLOORS IN LIVING, DINING, KITCH & HALLS. DETCH SHEDS HAVE UNDRGROUND ELECTRC. NEWER SHED MEASURES 10X12 ANDHAS LOFT FOR ADDL STORAGE. HOME HAS NEWER ROOF & MANY UPGRADES. READY 2 GO!SECURITY SYSTM IS ARMED. MUST CALL FOR APPT AND ALARM CODE. LEAVE BUS CARD.O/LB HIGHLANDS. WINDOW

Key facts

• 7,405 sq ft lot
• Garage
• Built 1954

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached garage; Carport (1 space)
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Property faces north; Used as single family home
• Construction: Other roof type
• Exterior features: Deck; Porch; Rear porch; Screened porch; Back yard fencing; Other fencing; City street frontage; Asphalt road surface

Interior

• Kitchen: Convection oven; Double oven; Electric cooktop; Electric oven; Microwave; Refrigerator; Freezer; Ice maker
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric cooling
• Interior features: Breakfast nook; Built-in features; Primary bathroom with tub and shower
• Laundry & utility: Washer; Dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (3.4% below list).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Zoned schools: Highlands Elementary School (math 32% / reading 27%, grade F, #1,896 of 2,144 statewide, top 90%, 475 students, 78% FRL); Highlands Middle School (math 31% / reading 21%, grade F, #506 of 571 statewide, top 89%, 697 students, 73% FRL); First Coast High School (math 18% / reading 33%, grade F, #499 of 667 statewide, top 75%, 2,117 students, 49% FRL) — zoned schools average 66% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 46% district-wide (-18 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.4%/yr); 728 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 77 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $89k; list at $165k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $155,100 (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 1954 — 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: 0.97% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $174,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10550 Fairlane Dr	0.29mi	3/2.0	1,036 (0%)	1mo	$170,000	$164	81
10551 Conrad Dr	0.29mi	3/1.0	1,068 (+3%)	5mo	$200,000	$187	77
1139 De Paul Dr	0.18mi	3/1.0	1,130 (+9%)	1mo	$149,000	$132	76
10250 Briarcliff Rd E	0.18mi	3/1.5	1,108 (+7%)	3mo	$192,000	$173	76
10204 Elmhurst Dr	0.18mi	3/1.0	942 (-9%)	9mo	$149,000	$158	69
1023 De Paul Dr	0.13mi	3/2.0	1,128 (+9%)	7mo	$190,000	$168	69
10235 Swarthmore Dr	0.21mi	3/1.0	954 (-8%)	12mo	$192,000	$201	66
1613 Loyola Dr N	0.73mi	3/1.0	1,036 (0%)	2mo	$160,000	$154	64
10258 Elmhurst Dr	0.12mi	3/1.5	912 (-12%)	10mo	$165,000	$181	64
10623 Biscayne Blvd	0.68mi	3/1.0	1,080 (+4%)	2mo	$215,000	$199	59
1614 Loyola Dr N	0.74mi	3/1.0	1,146 (+11%)	4mo	$175,000	$153	44
10633 Ithaca Dr	0.64mi	2/1.0 (-1)	881 (-15%)	6mo	$70,000	$79	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: -9.3%
• Equity multiple: 0.67×
• Total profit: $-15,262
• Equity at exit: $24,602

10-year hold

• IRR: -4.0%
• Equity multiple: 0.77×
• Total profit: $-10,720
• Equity at exit: $14,266

Cash invested: $46,200 (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 32218

• Home prices YoY: -25.7%
• Rents YoY: -0.4%
• Active inventory: 728
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$865
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $254

Break-even live

Break-even rent $1,272

Max offer price $165,000

Occupancy floor 79%

Sensitivity live

Price	-10% $348	-5% $301	+0% $254	+5% $208	+10% $161
Rent	-10% $128	-5% $191	+0% $254	+5% $317	+10% $380
Rate	-1.0pp $338	-0.5pp $296	base $254	+0.5pp $212	+1.0pp $168

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10310 Briarcliff Rd E Jacksonville, FL	3.0	2.0	1285	$1,399	$1.09	15d	1	0.16mi
1123 Depaul Dr Jacksonville, FL	3.0	1.5	1152	$1,295	$1.12	21d	1	0.18mi
1033 Ake Ln Jacksonville, FL	3.0	1.0	868	$1,200	$1.38	21d	1	0.27mi
10561 Ashby Rd Jacksonville, FL	3.0	1.0	1034	$1,181	$1.14	24d	1	0.37mi
10529 Keuka Dr Jacksonville, FL	4.0	1.0	1101	$600	$0.54	8d	1	0.39mi
10621 Monaco Dr Jacksonville, FL	1.0–2.0	1.0–1.5	975	$1,150	$1.18	24d	7	0.43mi
9808 Morgan Marsh Ct Jacksonville, FL	3.0	2.5	1380	$1,599	$1.16	24d	1	0.54mi
9806 Morgan Marsh Ct Jacksonville, FL	3.0	2.5	1380	$1,609	$1.17	24d	1	0.55mi
9806 Morgan Marsh Ct Unit 9856 Jacksonville, FL	3.0	2.5	1380	$1,609	$1.17	20d	1	0.55mi
12802 Haverford Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1000	$1,299	$1.30	2d	15	0.61mi
1333 Dunn Ave Jacksonville, FL	2.0	1.0	576	$1,185	$2.06	2d	16	0.71mi
10897 Regency Dr Jacksonville, FL	4.0	2.0	1391	$1,650	$1.19	4d	1	0.72mi
10964 Bacall Rd W Jacksonville, FL	3.0	1.5	1138	$1,550	$1.36	24d	1	0.80mi
1601 Dunn Ave Jacksonville, FL	1.0–3.0	1.0–2.0	852	$1,575	$1.85	3d	12	0.89mi
780 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1164	$2,143	$1.84	4d	16	0.91mi
11011 Harts Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1052	$1,742	$1.66	2d	23	1.03mi
11050 Harts Rd Jacksonville, FL	3.0	2.0–2.5	1145	$1,511	$1.32	3d	10	1.07mi
1000 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	949	$1,684	$1.77	3d	9	1.11mi
800 Broward Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1028	$1,711	$1.66	2d	42	1.13mi
9565 Carbondale Dr W Unit B Jacksonville, FL	3.0	2.0	1400	$2,000	$1.43	24d	1	1.34mi
950 Turtle Creek Dr S Jacksonville, FL	3.0	2.0	1460	$1,824	$1.25	24d	1	1.35mi
11029 Traci Lynn Dr Jacksonville, FL	3.0	2.0	1402	$1,550	$1.11	4d	1	1.38mi
2462 Quail Ave Jacksonville, FL	3.0	1.5	1312	$1,397	$1.06	24d	1	1.39mi
745 Northpoint Cir N Jacksonville, FL	2.0	2.0	897	$1,600	$1.78	24d	1	1.43mi
2482 Quail Ave Jacksonville, FL	3.0	2.0	1224	$1,850	$1.51	17d	1	1.43mi
2489 Quail Ave Jacksonville, FL	3.0	2.0	1308	$1,495	$1.14	24d	1	1.45mi
2489 Quail Ave Jacksonville, FL	3.0	2.0	1306	$1,495	$1.14	16d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $165,000 Active 77 DOM
2. 2026-06-17
   days on market $165,000 Active 76 DOM
3. 2026-06-16
   days on market $165,000 Active 75 DOM
4. 2026-06-15
   days on market $165,000 Active 74 DOM
5. 2026-06-13
   days on market $165,000 Active 71 DOM
6. 2026-06-10
   days on market $165,000 Active 68 DOM
7. 2026-06-08
   days on market $165,000 Active 67 DOM
8. 2026-06-07
   days on market $165,000 Active 66 DOM
9. 2026-06-03
   days on market $165,000 Active 62 DOM
10. 2026-06-02
    days on market $165,000 Active 61 DOM
11. 2026-06-01
    days on market $165,000 Active 60 DOM
12. 2026-05-31
    days on market $165,000 Active 59 DOM
13. 2026-04-02
    listed $165,000 Active
14. 2003-06-09
    soldstatus $89,000
15. 2003-06-04
    soldstatus $89,000 405-char remark

    Show marketing remark (405 chars)

    FULL GAS PACKGE INCLDS: FIREPLACE, HOTWATER HEATER AND RANGE. CUSTOM CABNTSIN KITCHEN/DINING RMS. LAMINATE WOOD GRAIN FLOORS IN LIVING, DINING, KITCH & HALLS. DETCH SHEDS HAVE UNDRGROUND ELECTRC. NEWER SHED MEASURES 10X12 ANDHAS LOFT FOR ADDL STORAGE. HOME HAS NEWER ROOF & MANY UPGRADES. READY 2 GO!SECURITY SYSTM IS ARMED. MUST CALL FOR APPT AND ALARM CODE. LEAVE BUS CARD.O/LB HIGHLANDS. WINDOW

16. 2003-04-19
    historical 405-char remark

    Show marketing remark (405 chars)

    FULL GAS PACKGE INCLDS: FIREPLACE, HOTWATER HEATER AND RANGE. CUSTOM CABNTSIN KITCHEN/DINING RMS. LAMINATE WOOD GRAIN FLOORS IN LIVING, DINING, KITCH & HALLS. DETCH SHEDS HAVE UNDRGROUND ELECTRC. NEWER SHED MEASURES 10X12 ANDHAS LOFT FOR ADDL STORAGE. HOME HAS NEWER ROOF & MANY UPGRADES. READY 2 GO!SECURITY SYSTM IS ARMED. MUST CALL FOR APPT AND ALARM CODE. LEAVE BUS CARD.O/LB HIGHLANDS. WINDOW

17. 2003-02-26
    listed $89,000 405-char remark

    Show marketing remark (405 chars)

    FULL GAS PACKGE INCLDS: FIREPLACE, HOTWATER HEATER AND RANGE. CUSTOM CABNTSIN KITCHEN/DINING RMS. LAMINATE WOOD GRAIN FLOORS IN LIVING, DINING, KITCH & HALLS. DETCH SHEDS HAVE UNDRGROUND ELECTRC. NEWER SHED MEASURES 10X12 ANDHAS LOFT FOR ADDL STORAGE. HOME HAS NEWER ROOF & MANY UPGRADES. READY 2 GO!SECURITY SYSTM IS ARMED. MUST CALL FOR APPT AND ALARM CODE. LEAVE BUS CARD.O/LB HIGHLANDS. WINDOW

18. 1978-11-08
    soldstatus $22,800
19. 1974-02-15
    soldstatus $17,500

ⓘ 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: $855 · $71/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$515/yr (+$43/mo · 60.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $19,135
• − Mortgage interest: −$9,243
• − Property taxes: −$855
• − Insurance: −$825
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$4,800
• Taxable income: $351
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $2,969/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): 72,905
• Household income: $69,638
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 2289.0

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 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -90.73%
• Current HPI: 262.2329
• Rent YoY: ▼ -0.40%
• 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

+842.9% since first listed

7 events — show timeline

• 2026-04-02 Listed $165,000 realMLS
• 2003-06-09 Sold (Public Records) $89,000 Public Records
• 2003-06-04 Sold (MLS) $89,000 realMLS
• 2003-04-19 Listing Removed — realMLS
• 2003-02-26 Listed $89,000 realMLS
• 1978-11-08 Sold (Public Records) $22,800 Public Records
• 1974-02-15 Sold (Public Records) $17,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $855 · +26.5% YoY. Source: county tax records.