2731 Floradale Dr S · Jacksonville, FL 32209

$135,900

2 bd · 2.0 ba · 1,041 sqft · SingleFamily public records · 29 Days on market

Built 1965 5,662 sqft lot Est $123k · 11% 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 +19.8/30.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Original owners home 2 bedrooms 1.5 bath home in quiet neighborhood of a lot of original owners or their family. Could easily be converted to a 3bedroom /2 bath. Fenced yard above ground elevation. Great sized enclosed laundry. Close to transportation, shopping and public transportation. Great for your first time homebuyer, investor or retirees with limited funds. Agents check out the low property taxes great for figuring out your buyers payments don't let this opportunity pass you by for your buyers looking to on a home for less than renting. Let's work together to affect a quick sale. Area qualifies for a lot of different grants or DPA programs. Hard to find a brick home in this price ran

Key facts

• Hvac replaced
• Fenced yard
• Brick home

Tags

• FENCED YARD
• ENCLOSED LAUNDRY
• BRICK HOME
• HVAC REPLACED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/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 $126k (7.5% below list).
• Recommended offer: $126k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Northwestern Legends Elementary (math 21% / reading 14%, grade F, #2,117 of 2,144 statewide, top 99%, 528 students, 88% FRL); Matthew W. Gilbert Middle School (math 26% / reading 17%, grade F, #553 of 571 statewide, top 97%, 688 students, 86% FRL); William M. Raines High School (math 14% / reading 13%, grade F, #616 of 667 statewide, top 92%, 1,217 students, 78% FRL) — zoned schools average 84% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 46% district-wide (-28 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 394 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).
• At $1,257/mo this rent would consume 49% of the median local household income ($31k/yr) (locally 2921% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $940 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 29 days — a 2% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $136k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $125,719 (7.5% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $122,838
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5846 Abelia Rd	0.10mi	3/1.5 (+1)	1,058 (+2%)	2mo	$60,000	$57	85
5638 Vernon Rd	0.47mi	3/1.0 (+1)	963 (-8%)	2mo	$99,000	$103	54
2163 Meharry Ave	0.71mi	3/2.0 (+1)	1,060 (+2%)	5mo	$166,000	$157	54
6151 Ardisia Rd	0.32mi	3/1.0 (+1)	892 (-14%)	2mo	$128,000	$143	50
2170 Talladega Rd	0.75mi	3/1.0 (+1)	1,000 (-4%)	5mo	$179,017	$179	46
5428 Bunche Dr	0.47mi	3/1.0 (+1)	900 (-14%)	5mo	$105,000	$117	42
5342 Mays Dr	0.53mi	3/1.0 (+1)	900 (-14%)	4mo	$74,500	$83	40
5248 Bunche Dr	0.60mi	3/1.0 (+1)	900 (-14%)	3mo	$110,000	$122	38
6601 Cleveland Rd	0.61mi	3/1.0 (+1)	896 (-14%)	2mo	$82,500	$92	38
4225 Homer Rd	0.74mi	3/1.0 (+1)	924 (-11%)	1mo	$104,150	$113	37
2239 W 45th St	0.74mi	3/2.0 (+1)	1,169 (+12%)	5mo	$193,020	$165	36
6645 Cleveland Rd	0.65mi	3/1.0 (+1)	888 (-15%)	6mo	$105,000	$118	31

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-13,274
• Equity at exit: $20,263

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-4,469
• Equity at exit: $11,750

Cash invested: $38,052 (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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 394
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$713
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $161

Break-even live

Break-even rent $1,053

Max offer price $135,900

Occupancy floor 82%

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5838 Abelia Rd Jacksonville, FL	3.0	1.0	1135	$1,150	$1.01	23d	1	0.07mi
5814 Begonia Rd Unit 1 Jacksonville, FL	3.0	1.5	1500	$1,655	$1.10	23d	1	0.11mi
5821 Begonia Rd Jacksonville, FL	3.0	2.0	1230	$1,155	$0.94	4d	1	0.14mi
4144 Katanga Dr N Jacksonville, FL	3.0	1.0	1114	$1,095	$0.98	23d	1	0.33mi
5565 Minosa Cir E Jacksonville, FL	3.0	1.0	1227	$1,400	$1.14	4d	1	0.40mi
4294 Katanga Dr N Jacksonville, FL	3.0	1.0	864	$1,450	$1.68	23d	1	0.44mi
5531 Agra Ct Jacksonville, FL	3.0	1.0	988	$1,295	$1.31	14d	1	0.47mi
5428 Bunche Dr Jacksonville, FL	3.0	1.0	900	$1,600	$1.78	23d	1	0.50mi
5326 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,200	$1.33	23d	1	0.56mi
6601 Cleveland Rd Jacksonville, FL	3.0	1.0	896	$1,400	$1.56	23d	1	0.59mi
5217 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,250	$1.39	7d	1	0.61mi
6114 Strawflower Pl Jacksonville, FL	3.0	1.0	1030	$1,200	$1.17	23d	1	0.61mi
6188 Pettiford Dr W Jacksonville, FL	3.0	2.0	1499	$1,850	$1.23	12d	1	0.63mi
5227 Bunche Dr Jacksonville, FL	3.0	2.0	1174	$1,450	$1.24	23d	1	0.67mi
4236 Homer Rd N Jacksonville, FL	3.0	1.0	888	$1,250	$1.41	11d	1	0.70mi
2151 Wilberforce Rd Jacksonville, FL	3.0	2.0	1166	$1,249	$1.07	23d	1	0.70mi
3997 Leonnie Rd Unit 1 Jacksonville, FL	2.0	1.0	840	$950	$1.13	7d	1	0.75mi
5035 Campenella Dr Jacksonville, FL	3.0	1.0	875	$1,095	$1.25	23d	1	0.75mi
2268 W 44th St Jacksonville, FL	3.0	2.0	1077	$1,440	$1.34	3d	1	0.76mi
4211 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$995	$1.18	23d	1	0.77mi
2092 Benedict Rd Jacksonville, FL	3.0	1.0	816	$1,095	$1.34	23d	1	0.81mi
2108 Talladega Rd Jacksonville, FL	3.0	2.0	1160	$1,579	$1.36	3d	1	0.83mi
4253 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$975	$1.16	23d	1	0.84mi
5306 Paris Ave Jacksonville, FL	3.0	1.0	944	$1,150	$1.22	23d	1	0.84mi
4177 Lorenzo Ct Unit 4 Jacksonville, FL	2.0	1.0	840	$945	$1.12	1d	1	0.87mi
2171 W 40th St Jacksonville, FL	2.0	1.0	700	$950	$1.36	23d	1	0.95mi
6731 W Virginia Ct Jacksonville, FL	3.0	1.0	1188	$1,225	$1.03	21d	1	0.97mi
5355 New Kings Rd Unit 21 Jacksonville, FL	2.0	1.0	700	$800	$1.14	4d	1	0.98mi
4543 Moncrief Rd W Jacksonville, FL	2.0	1.0	950	$1,075	$1.13	7d	1	1.01mi
4910 Rhode Island Dr N Jacksonville, FL	3.0	2.0	1300	$1,696	$1.30	23d	1	1.07mi
4440 Ken Knight Dr N Jacksonville, FL	2.0	1.0	716	$650	$0.91	14d	1	1.08mi
1959 W 45th St Jacksonville, FL	2.0	1.0	895	$1,245	$1.39	13d	1	1.08mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	16d	1	1.08mi
1834 Meharry Ave Jacksonville, FL	3.0	1.0	1291	$1,295	$1.00	4d	1	1.08mi
6412 New Kings Rd Unit 2 Jacksonville, FL	3.0	2.0	1300	$1,400	$1.08	17d	1	1.10mi
6412 New Kings Rd Unit 1 Jacksonville, FL	2.0	2.0	1200	$1,200	$1.00	17d	1	1.10mi
2693 W 25th St Jacksonville, FL	3.0	1.5	1300	$1,450	$1.12	23d	1	1.19mi
2540 W 25th St Jacksonville, FL	3.0	1.5	854	$1,295	$1.52	14d	1	1.24mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	23d	1	1.25mi
3516 Penton St Jacksonville, FL	3.0	1.0	1000	$1,350	$1.35	23d	1	1.27mi

Listing history 4 events

1. 2026-02-25
   status Pending
2. 2026-02-23
   price $135,900
3. 2026-01-27
   listed $129,900 Active
4. 1981-01-01
   soldstatus $25,500

ⓘ 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: $749 · $62/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$379/yr (+$32/mo · 50.6%)

ⓘ 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 · 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: $15,086
• − Mortgage interest: −$7,613
• − Property taxes: −$749
• − Insurance: −$680
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,953
• Taxable loss: −$322
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $2,015/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): 34,657
• Household income: $30,514
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2921.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -53.92%
• Current HPI: 189.5977
• Rent YoY: ▲ 1.81%
• 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

+432.9% since first listed

4 events — show timeline

• 2026-02-25 Pending — realMLS
• 2026-02-23 Price Changed $135,900 realMLS
• 2026-01-27 Listed $129,900 realMLS
• 1981-01-01 Sold (Public Records) $25,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $749 · +34.8% YoY. Source: county tax records.