7086 Alan Ave · Jacksonville, FL 32208

$109,900

3 bd · 1.0 ba · 872 sqft · SingleFamily public records · 20 Days on market

Built 1947 0.25 ac lot Est $103k · 7% over

---

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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +6.5/10.0
• ARV discount +4.4/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold AS-IS. Email Listing Agent to gain access code to view property.

Key facts

• Hvac replacement
• Enclosed porch
• Strong rental market

Tags

• ENCLOSED PORCH
• HVAC REPLACEMENT
• STRONG RENTAL MARKET
• SEWER SERVICE AVAILABLE

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Sewer available; Water connected
• Home design: Single-family residence; Residential use
• Exterior features: Quarter-acre lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Central heating and central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (-1.4%/yr); 291 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 37% 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 $760 of loan paydown is wiped out by about $3k 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 20 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $110k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $102,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7069 Alan Ave	0.04mi	3/1.0	872 (0%)	8mo	$129,900	$149	92
7400 Fernandina Ave	0.28mi	2/1.0 (-1)	933 (+7%)	1mo	$28,000	$30	70
7447 Oriole St	0.35mi	3/1.5	912 (+5%)	8mo	$71,250	$78	68
753 Fernway St	0.64mi	3/1.0	929 (+6%)	1mo	$110,000	$118	58
950 Ashton St	0.32mi	3/1.0	1,000 (+15%)	4mo	$142,500	$143	58
5752 Oprey St	0.58mi	3/2.0	912 (+5%)	6mo	$110,000	$121	57
5298 Golfbrook Dr	0.71mi	2/1.0 (-1)	875 (+0%)	8mo	$116,500	$133	55
831 Ashford St	0.53mi	2/2.0 (-1)	912 (+5%)	8mo	$40,000	$44	52
825 Gates St	0.72mi	2/1.0 (-1)	837 (-4%)	4mo	$134,000	$160	52
1202 Lila Ave	0.40mi	2/1.0 (-1)	747 (-14%)	8mo	$70,000	$94	46
844 Crestwood St	0.74mi	2/1.0 (-1)	792 (-9%)	6mo	$75,000	$95	40
855 Cornwallis Dr	0.74mi	3/1.0	993 (+14%)	15mo	$90,000	$91	30

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: -7.0%
• Equity multiple: 0.75×
• Total profit: $-7,724
• Equity at exit: $16,386

10-year hold

• IRR: -1.7%
• Equity multiple: 0.90×
• Total profit: $-3,162
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$576
• Tax from tax record: −$157 /mo · $1,879/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $216

Break-even live

Break-even rent $986

Max offer price $109,900

Occupancy floor 78%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
961 Dorchester St Jacksonville, FL	2.0	1.0	884	$1,025	$1.16	2d	1	0.39mi
1059 Glencarin St Jacksonville, FL	2.0	1.0	645	$897	$1.39	4d	1	0.45mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	23d	1	0.47mi
1136 Maynard St Jacksonville, FL	2.0	1.0	919	$1,045	$1.14	23d	1	0.54mi
1536 W 45th St Jacksonville, FL	2.0	1.0	800	$1,050	$1.31	23d	1	0.55mi
5736 Teeler Ave Jacksonville, FL	3.0	1.0	852	$1,000	$1.17	23d	1	0.71mi
7927 Reid Ave Jacksonville, FL	3.0	1.0	1055	$1,500	$1.42	23d	1	0.73mi
7210 Elwood Ave Jacksonville, FL	2.0	1.0	831	$995	$1.20	21d	1	0.82mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$920	$1.22	2d	8	0.92mi
535 W 59th St Jacksonville, FL	3.0	2.0	816	$1,395	$1.71	7d	1	0.93mi
7511 N Shore Dr Jacksonville, FL	2.0	1.0	1014	$1,350	$1.33	4d	1	0.94mi
7124 Lorain St Jacksonville, FL	3.0	1.0	864	$1,043	$1.21	2d	1	0.95mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	23d	1	1.00mi
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	7d	1	1.01mi
5616 Calvin Ave Jacksonville, FL	3.0	1.0	1008	$1,195	$1.19	7d	1	1.02mi
5514 Long St Jacksonville, FL	2.0	1.0	941	$1,250	$1.33	1d	1	1.02mi
6460 Lanark Ave Jacksonville, FL	2.0	1.0	708	$1,095	$1.55	23d	1	1.02mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	23d	1	1.02mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	23d	1	1.03mi
385 Duray Ct Jacksonville, FL	3.0	1.0	932	$1,250	$1.34	19d	1	1.06mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	23d	1	1.07mi
356 Duray Ct Jacksonville, FL	3.0	2.0	1070	$1,425	$1.33	13d	1	1.11mi
562 W 49th St Jacksonville, FL	3.0	1.0	1091	$1,195	$1.10	23d	1	1.12mi
1959 W 45th St Jacksonville, FL	2.0	1.0	895	$1,245	$1.39	13d	1	1.13mi
2092 Benedict Rd Jacksonville, FL	3.0	1.0	816	$1,095	$1.34	23d	1	1.16mi
1653 W 35th St Jacksonville, FL	2.0	1.0	800	$825	$1.03	23d	1	1.16mi
912 Saratoga Blvd Jacksonville, FL	3.0	1.0	930	$1,250	$1.34	23d	1	1.19mi
1551 W 33rd St #2 Jacksonville, FL	2.0	1.0	842	$795	$0.94	20d	1	1.20mi
425 W 47th St Jacksonville, FL	3.0	1.5	1083	$1,193	$1.10	7d	1	1.21mi
8617 3rd Ave Jacksonville, FL	3.0	1.0	1048	$1,200	$1.15	10d	1	1.21mi
346 W 68th St Jacksonville, FL	3.0	1.0	1114	$1,385	$1.24	4d	1	1.22mi
1975 Rugby Rd Jacksonville, FL	2.0	1.0	992	$1,100	$1.11	7d	1	1.22mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	23d	1	1.22mi
319 W 49th St Jacksonville, FL	2.0	1.0	977	$1,200	$1.23	23d	1	1.24mi
8642 2nd Ave Jacksonville, FL	3.0	2.0	1074	$1,245	$1.16	1d	1	1.24mi
2534 Aubrey Ave Jacksonville, FL	4.0	2.0	759	$1,250	$1.65	23d	1	1.25mi
1417 W 31st St Jacksonville, FL	3.0	1.0	880	$1,100	$1.25	1d	1	1.26mi
2185 Benedict Rd Unit 2187 Jacksonville, FL	2.0	1.0	630	$995	$1.58	10d	1	1.26mi
2185 Benedict Rd Jacksonville, FL	2.0	1.0	630	$995	$1.58	23d	1	1.26mi
4114 Moncrief Rd Jacksonville, FL	2.0	1.0	821	$975	$1.19	7d	1	1.26mi

Listing history 31 events

1. 2026-06-08
   days on market $109,900 Active 20 DOM
2. 2026-06-07
   days on market $109,900 Active 19 DOM
3. 2026-06-05
   days on market $109,900 Active 16 DOM
4. 2026-06-03
   days on market $109,900 Active 15 DOM
5. 2026-06-02
   pricedays on market $109,900 Active 14 DOM
6. 2026-06-01
   days on market $114,900 Active 13 DOM
7. 2026-05-31
   days on market $114,900 Active 12 DOM
8. 2026-05-21
   price $119,900
9. 2026-05-19
   listed $124,900 Active
10. 2022-05-18
    historical
11. 2022-05-07
    listed $150,000 Active
12. 2022-02-14
    price $1,200
13. 2021-11-15
    soldstatus $65,000
14. 2021-11-04
    soldstatus $64,000 Sold 72-char remark

    Show marketing remark (72 chars)

    Sold AS-IS. Email Listing Agent to gain access code to view property.

15. 2021-10-17
    status Pending 72-char remark

    Show marketing remark (72 chars)

    Sold AS-IS. Email Listing Agent to gain access code to view property.

16. 2021-10-07
    price $69,800 72-char remark

    Show marketing remark (72 chars)

    Sold AS-IS. Email Listing Agent to gain access code to view property.

17. 2021-10-07
    status Active 72-char remark

    Show marketing remark (72 chars)

    Sold AS-IS. Email Listing Agent to gain access code to view property.

18. 2021-09-23
    status Pending 72-char remark

    Show marketing remark (72 chars)

    Sold AS-IS. Email Listing Agent to gain access code to view property.

19. 2021-09-08
    listed $79,800 Active 72-char remark

    Show marketing remark (72 chars)

    Sold AS-IS. Email Listing Agent to gain access code to view property.

20. 2008-06-27
    historical
21. 2008-06-18
    soldstatus $20,000
22. 2008-02-13
    listed $25,000
23. 2007-04-19
    historical
24. 2006-12-11
    listed $70,000
25. 2003-08-26
    historical
26. 2003-08-14
    soldstatus $19,000
27. 2003-07-03
    listed $21,900
28. 2001-04-18
    soldstatus $65,000
29. 2001-02-13
    listed $65,000
30. 1992-11-25
    soldstatus $37,500
31. 1991-06-01
    soldstatus $39,900

ⓘ 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: $1,879 · $157/mo
• Projected year-2 tax: $1,879 · $157/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 19 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: $15,106
• − Mortgage interest: −$6,156
• − Property taxes: −$1,879
• − Insurance: −$550
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,197
• Taxable income: $907
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $2,372/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

+200.5% since first listed

24 events — show timeline

• 2026-05-21 Price Changed $119,900 realMLS
• 2026-05-19 Listed $124,900 realMLS
• 2022-05-18 Listing Removed — realMLS
• 2022-05-07 Listed $150,000 realMLS
• 2022-02-14 Price Changed $1,200 RENT.
• 2021-11-15 Sold (Public Records) $65,000 Public Records
• 2021-11-04 Sold (MLS) $64,000 realMLS
• 2021-10-17 Pending — realMLS
• 2021-10-07 Price Changed $69,800 realMLS
• 2021-10-07 Relisted — realMLS
• 2021-09-23 Pending — realMLS
• 2021-09-08 Listed $79,800 realMLS
• 2008-06-27 Listing Removed — realMLS
• 2008-06-18 Sold (MLS) $20,000 realMLS
• 2008-02-13 Listed $25,000 realMLS
• 2007-04-19 Listing Removed — realMLS
• 2006-12-11 Listed $70,000 realMLS
• 2003-08-26 Listing Removed — realMLS
• 2003-08-14 Sold (MLS) $19,000 realMLS
• 2003-07-03 Listed $21,900 realMLS
• 2001-04-18 Sold (MLS) $65,000 realMLS
• 2001-02-13 Listed $65,000 realMLS
• 1992-11-25 Sold (Public Records) $37,500 Public Records
• 1991-06-01 Sold (Public Records) $39,900 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,879 · +21.2% YoY. Source: county tax records.