2837 Lippia Rd · Jacksonville, FL 32209

$87,990

3 bd · 2.0 ba · 1,048 sqft · SingleFamily public records · 8 Days on market

Built 1957 7,405 sqft lot Est $126k · 30% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE HOME, NICE NEIGHBORHOOD. THIS HOME HAS 3 BDRMS, 1 1/2 BATH, INSIDE LAUNDRY AND LARGE DEN. BUYER TO CHOOSE KITCHEN CABINETS, COUNTERTOPS AND FLOORING FROM SELLERS SELECTION. CH&A TO BE INSTALLED PRIOR TO CLOSING!

Key facts

• 7,405 sq ft lot
• Built 1957
• Listed 7 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Assigned parking
• Utilities: 100 amp electric service; Public sewer; Electricity connected; Sewer connected; Water available
• Home design: One-story single family residence
• Construction: Built with block and concrete construction
• Exterior features: Lot about 0.17 acres; Residential single-family use

Interior

• Kitchen: Kitchen (no appliances listed)
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Electric heating; Wall/window cooling units
• Interior features: Six total rooms; Family room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Cap rate 13.3% 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 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 $1,351/mo this rent would consume 53% 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 $608 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 20y 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 1957 — 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 $87,990

Questions for the listing agent

1. Built in 1957 — 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: 1.54% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.94%
• DSCR: 2.11
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $125,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5846 Abelia Rd	0.21mi	3/1.5	1,058 (+1%)	2mo	$60,000	$57	86
4266 Carroll Dr	0.25mi	4/2.0 (+1)	1,101 (+5%)	4mo	$130,000	$118	72
5638 Vernon Rd	0.36mi	3/1.0	963 (-8%)	2mo	$99,000	$103	64
3140 Breve Dr	0.65mi	3/1.0	1,040 (-1%)	3mo	$125,000	$120	62
2163 Meharry Ave	0.74mi	3/2.0	1,060 (+1%)	5mo	$166,000	$157	59
3181 Brasque Dr	0.53mi	4/2.0 (+1)	1,140 (+9%)	2mo	$182,900	$160	54
5428 Bunche Dr	0.39mi	3/1.0	900 (-14%)	5mo	$105,000	$117	50
6151 Ardisia Rd	0.43mi	3/1.0	892 (-15%)	2mo	$128,000	$143	49
5342 Mays Dr	0.48mi	3/1.0	900 (-14%)	4mo	$74,500	$83	47
5248 Bunche Dr	0.52mi	3/1.0	900 (-14%)	3mo	$110,000	$122	46
2239 W 45th St	0.75mi	3/2.0	1,169 (+12%)	5mo	$193,020	$165	42
6601 Cleveland Rd	0.66mi	3/1.0	896 (-14%)	2mo	$82,500	$92	39

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: 17.1%
• Equity multiple: 1.68×
• Total profit: $16,740
• Equity at exit: $13,120

10-year hold

• IRR: 24.8%
• Equity multiple: 3.03×
• Total profit: $50,111
• Equity at exit: $7,608

Cash invested: $24,637 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$461
• Tax from tax record: −$57 /mo · $690/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $512

Break-even live

Break-even rent $703

Max offer price $87,990

Occupancy floor 57%

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: $21,998
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2904 Lippia Rd Jacksonville, FL	4.0	1.0	964	$1,400	$1.45	23d	1	0.02mi
5838 Abelia Rd Jacksonville, FL	3.0	1.0	1135	$1,150	$1.01	23d	1	0.21mi
5814 Begonia Rd Unit 1 Jacksonville, FL	3.0	1.5	1500	$1,655	$1.10	23d	1	0.21mi
5821 Begonia Rd Jacksonville, FL	3.0	2.0	1230	$1,155	$0.94	4d	1	0.25mi
5565 Minosa Cir E Jacksonville, FL	3.0	1.0	1227	$1,400	$1.14	4d	1	0.38mi
5428 Bunche Dr Jacksonville, FL	3.0	1.0	900	$1,600	$1.78	23d	1	0.39mi
4144 Katanga Dr N Jacksonville, FL	3.0	1.0	1114	$1,095	$0.98	23d	1	0.40mi
5531 Agra Ct Jacksonville, FL	3.0	1.0	988	$1,295	$1.31	14d	1	0.44mi
4294 Katanga Dr N Jacksonville, FL	3.0	1.0	864	$1,450	$1.68	23d	1	0.45mi
5326 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,200	$1.33	23d	1	0.48mi
5217 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,250	$1.39	7d	1	0.53mi
5227 Bunche Dr Jacksonville, FL	3.0	2.0	1174	$1,450	$1.24	23d	1	0.57mi
6188 Pettiford Dr W Jacksonville, FL	3.0	2.0	1499	$1,850	$1.23	12d	1	0.58mi
6601 Cleveland Rd Jacksonville, FL	3.0	1.0	896	$1,400	$1.56	23d	1	0.66mi
5035 Campenella Dr Jacksonville, FL	3.0	1.0	875	$1,095	$1.25	23d	1	0.70mi
2268 W 44th St Jacksonville, FL	3.0	2.0	1077	$1,440	$1.34	4d	1	0.74mi
6114 Strawflower Pl Jacksonville, FL	3.0	1.0	1030	$1,200	$1.17	23d	1	0.74mi
2151 Wilberforce Rd Jacksonville, FL	3.0	2.0	1166	$1,249	$1.07	23d	1	0.77mi
4236 Homer Rd N Jacksonville, FL	3.0	1.0	888	$1,250	$1.41	11d	1	0.79mi
5306 Paris Ave Jacksonville, FL	3.0	1.0	944	$1,150	$1.22	23d	1	0.83mi
5355 New Kings Rd Unit 21 Jacksonville, FL	2.0	1.0	700	$800	$1.14	4d	1	0.83mi
2108 Talladega Rd Jacksonville, FL	3.0	2.0	1160	$1,579	$1.36	4d	1	0.85mi
3997 Leonnie Rd Unit 1 Jacksonville, FL	2.0	1.0	840	$950	$1.13	7d	1	0.86mi
4211 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$995	$1.18	23d	1	0.88mi
2092 Benedict Rd Jacksonville, FL	3.0	1.0	816	$1,095	$1.34	23d	1	0.88mi
2069 Talladega Rd Jacksonville, FL	4.0	2.0	1152	$1,298	$1.13	4d	1	0.89mi
2171 W 40th St Jacksonville, FL	2.0	1.0	700	$950	$1.36	23d	1	0.91mi
4253 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$975	$1.16	23d	1	0.94mi
6731 W Virginia Ct Jacksonville, FL	3.0	1.0	1188	$1,225	$1.03	21d	1	0.95mi
4177 Lorenzo Ct Unit 4 Jacksonville, FL	2.0	1.0	840	$945	$1.12	1d	1	0.98mi
6412 New Kings Rd Unit 2 Jacksonville, FL	3.0	2.0	1300	$1,400	$1.08	17d	1	1.04mi
6412 New Kings Rd Unit 1 Jacksonville, FL	2.0	2.0	1200	$1,200	$1.00	17d	1	1.04mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	16d	1	1.05mi
2693 W 25th St Jacksonville, FL	3.0	1.5	1300	$1,450	$1.12	23d	1	1.05mi
2661 W 25th St Jacksonville, FL	4.0	2.0	1031	$1,350	$1.31	23d	1	1.06mi
4543 Moncrief Rd W Jacksonville, FL	2.0	1.0	950	$1,075	$1.13	7d	1	1.10mi
1959 W 45th St Jacksonville, FL	2.0	1.0	895	$1,245	$1.39	14d	1	1.10mi
2540 W 25th St Jacksonville, FL	3.0	1.5	854	$1,295	$1.52	14d	1	1.11mi
2818 Palmdale St Jacksonville, FL	4.0	2.5	1484	$1,900	$1.28	23d	1	1.11mi
4910 Rhode Island Dr N Jacksonville, FL	3.0	2.0	1300	$1,696	$1.30	23d	1	1.12mi

Listing history 7 events

1. 2026-06-18
   days on market $87,990 Active 8 DOM
2. 2026-06-17
   days on market $87,990 Active 7 DOM
3. 2026-06-16
   days on market $87,990 Active 6 DOM
4. 2026-06-15
   days on market $87,990 Active 5 DOM
5. 2026-06-13
   days on market $87,990 Active 3 DOM
6. 2026-06-13
   remarks 300-char remark
7. 2026-06-13
   listed $87,990 Active 2 DOM

ⓘ 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: $690 · $57/mo
• Projected year-2 tax: $730 · $61/mo
• Expected delta: +$41/yr (+$3/mo · 5.9%)

ⓘ 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: $16,216
• − Mortgage interest: −$4,929
• − Property taxes: −$690
• − Insurance: −$440
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,560
• Taxable income: $5,003
• Est. tax owed @ 24.0%: −$1,201
• After-tax cash flow: $4,943/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

+10.1% since first listed

20 events — show timeline

• 2026-06-10 Listed $87,990 realMLS
• 2010-04-30 Listing Removed — realMLS
• 2010-04-29 Sold (Public Records) $97,500 Public Records
• 2010-04-26 Sold (MLS) $97,500 realMLS
• 2010-03-01 Listed $100,000 realMLS
• 2009-07-31 Listing Removed — realMLS
• 2009-04-02 Listed $112,500 realMLS
• 2008-08-30 Listing Removed — realMLS
• 2008-06-12 Listed $115,000 realMLS
• 2007-12-06 Listing Removed — realMLS
• 2007-11-30 Sold (MLS) $46,900 realMLS
• 2007-10-11 Listed $46,900 realMLS
• 2007-08-30 Listing Removed — realMLS
• 2007-08-01 Listed $60,000 realMLS
• 2007-07-04 Listing Removed — realMLS
• 2007-02-05 Listing Removed — realMLS
• 2007-02-04 Listed $79,900 realMLS
• 2007-01-29 Listed $79,900 realMLS
• 2007-01-26 Listing Removed — realMLS
• 2006-07-26 Listed $79,900 realMLS

Property tax history

+1.9%/yr

Latest (2025): $690 · +38.6% YoY. Source: county tax records.