6026 Dunmire Ave · Jacksonville, FL 32219

$207,999

3 bd · 2.0 ba · 1,170 sqft · Land · 147 Days on market

Built 2025 ↓ 9% since listing

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Be the first to call this stunning new 2 bedroom, 2 bath home yours! With sleek finishes, office space, open living spaces, and modern design, this new construction offers comfort, style, and peace of mind.

Key facts

• Garage
• Built 2025
• Listed 147 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Garage; 1-car garage
• Utilities: Electricity connected; Water available
• Home design: Single Family Residence
• Exterior features: Private pool: No; Single family residential use

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: 3 bedrooms (includes a second bedroom listed)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 5 rooms; Bonus room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $208k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (20.1% below list).
• Recommended offer: $166k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 (-0.2%/yr); 546 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $6k 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 147 days — a 12% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $166,277 (20.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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: 0.80% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.20×
• Total profit: $-46,440
• Equity at exit: $31,013

10-year hold

• IRR: -30.5%
• Equity multiple: -0.19×
• Total profit: $-69,326
• Equity at exit: $17,984

Cash invested: $58,240 (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 32219

• Home prices YoY: -22.3%
• Rents YoY: -0.2%
• Active inventory: 546
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$1,091
• Tax est. 1.5%: −$260 /mo · $3,120/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-124

Break-even live

Break-even rent $1,820

Max offer price $190,078

Occupancy floor —

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7623 John F Kennedy Dr E Jacksonville, FL	3.0	1.5	1008	$1,501	$1.49	24d	1	0.16mi
8036 Mattox Ave Jacksonville, FL	4.0	2.0	1160	$1,480	$1.28	16d	1	0.40mi
8119 Siskin Ave Jacksonville, FL	2.0	2.0	1102	$1,650	$1.50	24d	1	0.49mi
8119 Siskin Ave Jacksonville, FL	2.0	2.0	1102	$1,650	$1.50	17d	1	0.49mi
7860 Rondo Ave Jacksonville, FL	3.0	2.0	1064	$1,410	$1.33	8d	1	0.50mi
6609 Miriam St Jacksonville, FL	3.0	2.0	1200	$1,425	$1.19	8d	1	0.66mi
8367 Tubman Ct Jacksonville, FL	4.0	1.5	1398	$1,790	$1.28	17d	1	0.81mi
9206 Greenleaf Rd Jacksonville, FL	3.0	1.5	888	$1,400	$1.58	17d	1	0.99mi
6718 Gaspar Cir W Jacksonville, FL	3.0	2.0	1068	$1,305	$1.22	24d	1	1.03mi
6705 Gaspar Cir E Jacksonville, FL	3.0	1.5	1116	$1,254	$1.12	17d	1	1.06mi
9340 Sibbald Rd Jacksonville, FL	4.0	2.0	1228	$1,606	$1.31	4d	1	1.13mi
4895 Churchill Dr Jacksonville, FL	3.0	2.0	1303	$1,900	$1.46	24d	1	1.16mi
8645 Samona Dr W Jacksonville, FL	4.0	1.0	1196	$1,250	$1.05	24d	1	1.18mi
4910 Rhode Island Dr N Jacksonville, FL	3.0	2.0	1300	$1,696	$1.30	24d	1	1.23mi
4935 Portsmouth Ave Jacksonville, FL	3.0	1.0	894	$1,163	$1.30	11d	1	1.30mi
9436 Gisborne Dr Jacksonville, FL	3.0	1.5	950	$1,440	$1.52	20d	1	1.38mi
6731 W Virginia Ct Jacksonville, FL	3.0	1.0	1188	$1,225	$1.03	21d	1	1.40mi
4543 Moncrief Rd W Jacksonville, FL	2.0	1.0	950	$1,075	$1.13	8d	1	1.44mi
4737 Portsmouth Ave Jacksonville, FL	4.0	2.0	1396	$1,148	$0.82	24d	1	1.48mi
8534 Addison Rd Jacksonville, FL	4.0	2.0	1410	$1,995	$1.41	24d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $207,999 Active 147 DOM
2. 2026-06-17
   days on market $207,999 Active 146 DOM
3. 2026-06-16
   days on market $207,999 Active 145 DOM
4. 2026-06-15
   days on market $207,999 Active 144 DOM
5. 2026-06-10
   days on market $207,999 Active 138 DOM
6. 2026-06-08
   days on market $207,999 Active 137 DOM
7. 2026-06-07
   days on market $207,999 Active 136 DOM
8. 2026-06-03
   days on market $207,999 Active 132 DOM
9. 2026-06-02
   pricedays on market $207,999 Active 131 DOM
10. 2026-06-01
    days on market $209,999 Active 130 DOM
11. 2026-05-31
    days on market $209,999 Active 129 DOM
12. 2026-04-16
    price $209,999
13. 2026-04-08
    price $214,999
14. 2026-04-01
    price $219,999
15. 2026-02-11
    price $225,000
16. 2026-02-04
    price $229,000
17. 2026-01-26
    price $230,000
18. 2026-01-21
    listed $225,000 Active
19. 2026-01-19
    historical 206-char remark

    Show marketing remark (206 chars)

    Be the first to call this stunning new 2 bedroom, 2 bath home yours! With sleek finishes, office space, open living spaces, and modern design, this new construction offers comfort, style, and peace of mind.

20. 2025-11-21
    price $227,000 206-char remark

    Show marketing remark (206 chars)

    Be the first to call this stunning new 2 bedroom, 2 bath home yours! With sleek finishes, office space, open living spaces, and modern design, this new construction offers comfort, style, and peace of mind.

21. 2025-09-24
    listed $230,000 Active 206-char remark

    Show marketing remark (206 chars)

    Be the first to call this stunning new 2 bedroom, 2 bath home yours! With sleek finishes, office space, open living spaces, and modern design, this new construction offers comfort, style, and peace of mind.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,953
• − Mortgage interest: −$11,651
• − Property taxes: −$3,120
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$6,051
• Taxable loss: −$5,101
• Est. tax savings @ 24.0%: +$1,224
• After-tax cash flow: $-262/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): 14,302
• Household income: $72,184
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 173.0

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: Majority Black (55%)
• Race & ethnicity: Black 55% White 39% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 2% Romanian 1% Hispanic 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 0%

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: ▼ -75.90%
• Current HPI: 263.8901
• Rent YoY: ▼ -0.25%
• 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

-8.7% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $209,999 realMLS
• 2026-04-08 Price Changed $214,999 realMLS
• 2026-04-01 Price Changed $219,999 realMLS
• 2026-02-11 Price Changed $225,000 realMLS
• 2026-02-04 Price Changed $229,000 realMLS
• 2026-01-26 Price Changed $230,000 realMLS
• 2026-01-21 Listed $225,000 realMLS
• 2026-01-19 Listing Removed — realMLS
• 2025-11-21 Price Changed $227,000 realMLS
• 2025-09-24 Listed $230,000 realMLS