322 E 6th St · Jacksonville, FL 32206

$115,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 75 Days on market

Built 1914 8,276 sqft lot Est $163k · 30% under ↓ 36% since listing

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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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.5/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

Key facts

• Historic community
• Large lot
• 8,276 sq ft lot

Tags

• LARGE LOT
• HISTORIC COMMUNITY

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public sewer; Other utilities
• Home design: Single family residence; Two levels; North-facing
• Construction: Wood siding; Metal roof
• Exterior features: Front porch; Easement access; Flag lot

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Living room approximately 12 x 12
• Laundry & utility: Partially furnished (unit)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 flat; 194 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 40% of the median local income ($39k/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 $795 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 75 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1914 — 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: 1.15% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $163,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1528 Van Buren St	0.45mi	2/1.0	1,008 (0%)	3mo	$73,000	$72	76
1046 Dyal St	0.61mi	2/2.0	980 (-3%)	10mo	$163,569	$167	54
1851 Florida Ave	0.50mi	3/1.0 (+1)	1,056 (+5%)	12mo	$108,500	$103	54
1333 Van Buren St	0.52mi	3/1.0 (+1)	1,000 (-1%)	20mo	$173,500	$174	53
429 Walnut Ct	0.21mi	2/2.0	1,116 (+11%)	21mo	$230,000	$206	51
526 Pippin St	0.73mi	3/1.0 (+1)	950 (-6%)	1mo	$156,900	$165	51
1138 Bridier St	0.72mi	2/1.0	1,010 (+0%)	19mo	$50,000	$50	50
1018 Jessie St	0.74mi	2/1.0	1,087 (+8%)	5mo	$31,500	$29	49
1311 Franklin St	0.63mi	2/1.0	921 (-9%)	20mo	$120,000	$130	40
136 Drysdale St	0.47mi	3/2.0 (+1)	1,152 (+14%)	14mo	$237,000	$206	33
1046 E 13th St	0.75mi	3/1.5 (+1)	1,116 (+11%)	9mo	$181,000	$162	33
623 Odessa St	0.68mi	3/1.0 (+1)	1,100 (+9%)	21mo	$80,000	$73	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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-10,929
• Equity at exit: $17,147

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-6,499
• Equity at exit: $9,943

Cash invested: $32,200 (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 32206

• Home prices YoY: -23.7%
• Rents YoY: 0.9%
• Active inventory: 194
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$603
• Tax from tax record: −$231 /mo · $2,767/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $162

Break-even live

Break-even rent $1,116

Max offer price $115,000

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 E 6th St Jacksonville, FL	1.0	1.0	900	$1,425	$1.58	24d	1	0.06mi
1736 Ionia St Jacksonville, FL	2.0	1.0	1036	$1,650	$1.59	17d	1	0.23mi
443 E 3rd St Jacksonville, FL	2.0	2.0	1008	$1,750	$1.74	16d	1	0.25mi
1529 Spearing St Jacksonville, FL	3.0	2.0	1077	$1,425	$1.32	4d	1	0.31mi
1353 Palmetto St Jacksonville, FL	3.0	2.0	1000	$1,330	$1.33	24d	1	0.31mi
706 E 5th St Jacksonville, FL	3.0	2.5	1284	$1,436	$1.12	24d	1	0.31mi
11 E 7th St Unit 1 Jacksonville, FL	2.0	1.0	900	$1,150	$1.28	24d	1	0.33mi
1226 Clark St Jacksonville, FL	2.0	1.0	966	$1,175	$1.22	24d	1	0.33mi
1153 Walnut St #4 Jacksonville, FL	3.0	1.0	1170	$1,195	$1.02	12d	1	0.33mi
1153 Walnut St #4 Jacksonville, FL	3.0	1.0	1170	$1,195	$1.02	4d	1	0.33mi
1926 Walnut St Jacksonville, FL	3.0	2.0	1338	$1,418	$1.06	14d	1	0.37mi
111 E 1st St #16 Jacksonville, FL	2.0	1.5	972	$1,250	$1.29	24d	1	0.40mi
55 E 9th St Jacksonville, FL	3.0	1.5	1246	$1,675	$1.34	14d	1	0.41mi
720 E 3rd St Jacksonville, FL	3.0	1.0	1076	$1,075	$1.00	24d	1	0.42mi
1362 Florida Ave Jacksonville, FL	3.0	2.0	1000	$1,268	$1.27	3d	1	0.43mi
1130 Spearing St Jacksonville, FL	3.0	1.0	1320	$1,400	$1.06	20d	1	0.44mi
1310 N Laura St Jacksonville, FL	2.0	1.0	1225	$1,650	$1.35	24d	1	0.47mi
1115 E 5th St Jacksonville, FL	3.0	2.0	1175	$1,450	$1.23	24d	1	0.48mi
1851 Florida Ave Jacksonville, FL	1.0	1.0	1000	$650	$0.65	4d	1	0.50mi
1148 N Main St Jacksonville, FL	2.0	1.0–2.0	931	$2,195	$2.36	2d	23	0.51mi
1364 Harrison St Jacksonville, FL	2.0	1.0	725	$900	$1.24	24d	2	0.53mi
115 W 2nd St Unit 2 Jacksonville, FL	1.0	1.5	1100	$2,000	$1.82	24d	1	0.54mi
1128 Van Buren St Unit 1 Jacksonville, FL	2.0	1.0	744	$1,000	$1.34	24d	1	0.56mi
1055 E 1st St Unit 101 Jacksonville, FL	1.0	1.0	800	$800	$1.00	4d	1	0.57mi
1143 Van Buren St Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	16d	1	0.57mi
960 Palmetto St Jacksonville, FL	2.0	2.5	998	$1,188	$1.19	4d	1	0.60mi
2025 N Laura St Jacksonville, FL	2.0	1.0	1000	$1,195	$1.20	4d	1	0.61mi
2040 N Laura St Jacksonville, FL	2.0	1.5	1300	$1,498	$1.15	24d	1	0.64mi
2063 N Laura St Jacksonville, FL	2.0	1.0	900	$1,250	$1.39	24d	1	0.65mi
1361 Bridier St Apt 2 Jacksonville, FL	2.0	1.0	700	$935	$1.34	12d	1	0.68mi
229 W 10th St Jacksonville, FL	1.0	1.0	900	$1,150	$1.28	24d	1	0.70mi
231 W 10th St Unit 229 Jacksonville, FL	1.0	1.0	900	$1,150	$1.28	24d	1	0.70mi
231 W 10th St Jacksonville, FL	3.0	1.0	1200	$1,500	$1.25	24d	1	0.71mi
1504 Perry St Jacksonville, FL	2.0	1.0	800	$1,275	$1.59	14d	1	0.71mi
1109 Phelps St Jacksonville, FL	3.0	1.0	1120	$850	$0.76	7d	1	0.71mi
850 Spearing St Jacksonville, FL	2.0	1.0	792	$950	$1.20	2d	1	0.72mi
1010 E 13th St Jacksonville, FL	3.0	2.0	1220	$1,275	$1.05	14d	1	0.73mi
1131 Phelps St Jacksonville, FL	3.0	1.0	1120	$895	$0.80	24d	1	0.74mi
835 E Union St Jacksonville, FL	3.0	1.0	854	$950	$1.11	7d	1	0.77mi
2514 Walnut St Unit 2520 Jacksonville, FL	2.0	1.0	1119	$1,100	$0.98	24d	1	0.78mi

Listing history 29 events

1. 2026-06-18
   days on market $115,000 Active 75 DOM
2. 2026-06-17
   days on market $115,000 Active 74 DOM
3. 2026-06-16
   days on market $115,000 Active 73 DOM
4. 2026-06-15
   days on market $115,000 Active 72 DOM
5. 2026-06-13
   days on market $115,000 Active 69 DOM
6. 2026-06-10
   days on market $115,000 Active 66 DOM
7. 2026-06-08
   days on market $115,000 Active 65 DOM
8. 2026-06-07
   days on market $115,000 Active 64 DOM
9. 2026-06-05
   days on market $115,000 Active 61 DOM
10. 2026-06-03
    days on market $115,000 Active 60 DOM
11. 2026-06-02
    days on market $115,000 Active 59 DOM
12. 2026-06-01
    days on market $115,000 Active 58 DOM
13. 2026-05-31
    days on market $115,000 Active 57 DOM
14. 2026-04-04
    listed $115,000 Active
15. 2025-12-11
    status Pending 244-char remark

    Show marketing remark (244 chars)

    This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

16. 2025-12-11
    historical 244-char remark

    Show marketing remark (244 chars)

    This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

17. 2025-09-25
    status Active 244-char remark

    Show marketing remark (244 chars)

    This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

18. 2025-09-16
    status Pending 244-char remark

    Show marketing remark (244 chars)

    This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

19. 2025-09-10
    status Active 244-char remark

    Show marketing remark (244 chars)

    This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

20. 2025-08-29
    status Pending 244-char remark

    Show marketing remark (244 chars)

    This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

21. 2025-07-22
    status Active 244-char remark

    Show marketing remark (244 chars)

    This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

22. 2025-07-08
    status Pending 244-char remark

    Show marketing remark (244 chars)

    This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

23. 2025-06-21
    listed $130,000 Active 244-char remark

    Show marketing remark (244 chars)

    This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

24. 2025-05-15
    status Active 246-char remark

    Show marketing remark (246 chars)

    This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

25. 2025-05-13
    status Pending 246-char remark

    Show marketing remark (246 chars)

    This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

26. 2025-05-13
    historical 246-char remark

    Show marketing remark (246 chars)

    This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

27. 2025-04-30
    status Active 246-char remark

    Show marketing remark (246 chars)

    This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

28. 2025-04-15
    status Pending 246-char remark

    Show marketing remark (246 chars)

    This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

29. 2024-12-26
    listed $180,000 Active 246-char remark

    Show marketing remark (246 chars)

    This home is being sold ''AS IS'' A Hold Harmless Document Must be signed before viewing Property. Seller has never lived in the property. Investor Special. Historic Springfield is a beautiful Community and this large lot has so much potential.

ⓘ 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: $2,767 · $231/mo
• Projected year-2 tax: $2,767 · $231/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $15,851
• − Mortgage interest: −$6,442
• − Property taxes: −$2,767
• − Insurance: −$575
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,345
• Taxable income: $186
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $1,899/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): 17,105
• Household income: $39,242
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1057.0

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 (65%)
• Race & ethnicity: Black 65% White 22% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Arabic 1% German/W. Germanic 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: ▼ -64.55%
• Current HPI: 208.1852
• Rent YoY: ▲ 0.94%
• 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

-36.1% since first listed

16 events — show timeline

• 2026-04-04 Listed $115,000 realMLS
• 2025-12-11 Pending — realMLS
• 2025-12-11 Listing Removed — realMLS
• 2025-09-25 Relisted — realMLS
• 2025-09-16 Pending — realMLS
• 2025-09-10 Relisted — realMLS
• 2025-08-29 Pending — realMLS
• 2025-07-22 Relisted — realMLS
• 2025-07-08 Pending — realMLS
• 2025-06-21 Listed $130,000 realMLS
• 2025-05-15 Relisted — realMLS
• 2025-05-13 Pending — realMLS
• 2025-05-13 Listing Removed — realMLS
• 2025-04-30 Relisted — realMLS
• 2025-04-15 Pending — realMLS
• 2024-12-26 Listed $180,000 realMLS

Property tax history

+15.4%/yr

Latest (2025): $2,767 · +13.1% YoY. Source: county tax records.