9232 Adams Ave · Jacksonville, FL 32208

$148,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 38 Days on market

Built 1950 10,018 sqft lot

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• 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

SELLER & AGENT MAKES NO REPRESENTATIONS OR WARRANTIES, UNAWARE OF ANY DEFECTS OR LEAD BASED PAINTS. BEING SOLD ''AS IS''ALL INFO TO BE VERIFIED BY BUYER. THERE WILL BE A DOC fee of $75.00. LISTING AGENT REPRESENTATION IS SOLEY TO THE SELLER THE BANK. Submit with pre-approval letter or proof of funds.

Key facts

• Updated bath
• New tile
• New cabinets

Tags

• DETACHED GARAGE
• UPDATED BATH
• UPDATED KITCHEN
• NEW CABINETS
• NEW COUNTERTOPS
• NEW TILE

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Detached 2-car garage
• Security: Smoke detector(s)
• Utilities: Septic tank; Cable available
• Home design: Single family residence; One story
• Construction: Shingle roof
• Exterior features: Full yard fencing; Smoke detector(s)

Interior

• Kitchen: Electric range; Gas oven; Microwave; Refrigerator; Disposal
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Breakfast bar; Built-in features; Entrance foyer; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $16 ($189/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 $134k (9.5% below list).
• Recommended offer: $134k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.9% 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: Grasp Academy (math 18% / reading 14%, grade F, #2,130 of 2,144 statewide, top 99%, 271 students, 52% FRL); Jean Ribault Middle School (math 28% / reading 24%, grade F, #506 of 571 statewide, top 89%, 679 students, 78% FRL); Jean Ribault High School (math 22% / reading 25%, grade F, #533 of 667 statewide, top 80%, 1,385 students, 71% FRL) — zoned schools average 67% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 46% district-wide (-24 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.4%/yr); 294 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 38 days — a 3% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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.
• Current owner paid $24k; list at $148k implies a 519% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $133,936 (9.5% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.90% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $92,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9135 5th Ave	0.33mi	3/1.0 (+1)	896 (+4%)	1mo	$80,500	$90	72
9058 Jefferson Ave	0.22mi	3/1.0 (+1)	936 (+8%)	0mo	$94,250	$101	70
8974 Jackson Ave	0.37mi	2/1.0	808 (-6%)	2mo	$69,000	$85	70
9152 6th Ave	0.39mi	2/1.0	792 (-8%)	4mo	$119,000	$150	64
9346 10th Ave	0.58mi	2/1.0	864 (0%)	13mo	$124,000	$144	63
9230 4th Ave	0.28mi	2/1.0	752 (-13%)	12mo	$36,000	$48	56
2140 Jayson Ave	0.41mi	3/1.0 (+1)	768 (-11%)	3mo	$82,000	$107	55
9043 8th Ave	0.50mi	3/1.0 (+1)	952 (+10%)	10mo	$111,500	$117	46
8726 4th Ave	0.65mi	2/1.0	952 (+10%)	10mo	$85,000	$89	44
9703 Campus Ave	0.55mi	3/2.0 (+1)	760 (-12%)	6mo	$90,000	$118	40
9742 Highland Ave N	0.54mi	3/2.0 (+1)	960 (+11%)	9mo	$110,000	$115	40
8728 1st Ave	0.63mi	3/1.0 (+1)	972 (+12%)	9mo	$35,000	$36	37

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-26,873
• Equity at exit: $22,067

10-year hold

• IRR: -19.6%
• Equity multiple: 0.10×
• Total profit: $-37,148
• Equity at exit: $12,796

Cash invested: $41,440 (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: 294
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$776
• Tax from tax record: −$205 /mo · $2,455/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $16

Break-even live

Break-even rent $1,319

Max offer price $148,000

Occupancy floor 94%

Sensitivity live

Price	-10% $100	-5% $58	+0% $16	+5% $-26	+10% $-68
Rent	-10% $-90	-5% $-37	+0% $16	+5% $69	+10% $122
Rate	-1.0pp $90	-0.5pp $53	base $16	+0.5pp $-23	+1.0pp $-62

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9131 Jefferson Ave Jacksonville, FL	3.0	1.0	910	$1,350	$1.48	5d	1	0.16mi
9017 6th Ave Jacksonville, FL	2.0	1.0	1038	$1,098	$1.06	25d	1	0.43mi
9050 7th Ave Jacksonville, FL	3.0	1.0	896	$1,485	$1.66	25d	1	0.46mi
9248 9th Ave Jacksonville, FL	2.0	1.0	646	$995	$1.54	25d	1	0.49mi
9553 Campus Ave Jacksonville, FL	1.0	1.0	900	$1,250	$1.39	25d	1	0.50mi
9346 10th Ave Jacksonville, FL	3.0	1.0	985	$1,825	$1.85	25d	1	0.55mi
2389 Hilly Rd Jacksonville, FL	3.0	1.0	908	$1,650	$1.82	25d	1	0.59mi
8663 5th Ave Jacksonville, FL	2.0	1.0	720	$1,045	$1.45	25d	1	0.71mi
8642 2nd Ave Jacksonville, FL	3.0	2.0	1074	$1,245	$1.16	3d	1	0.73mi
8617 3rd Ave Jacksonville, FL	3.0	1.0	1048	$1,200	$1.15	12d	1	0.77mi
8253 Lexington Dr Jacksonville, FL	3.0	1.0	910	$1,330	$1.46	25d	1	1.06mi
1975 Rugby Rd Jacksonville, FL	2.0	1.0	992	$1,100	$1.11	9d	1	1.11mi
912 Saratoga Blvd Jacksonville, FL	3.0	1.0	930	$1,250	$1.34	25d	1	1.12mi
10535 Lem Turner Rd Jacksonville, FL	1.0–4.0	1.0–2.0	1012	$1,279	$1.26	4d	40	1.20mi
1000 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	949	$1,376	$1.45	4d	9	1.22mi
7927 Reid Ave Jacksonville, FL	3.0	1.0	1055	$1,500	$1.42	25d	1	1.24mi
780 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1164	$1,771	$1.52	5d	16	1.42mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	25d	1	1.44mi
800 Broward Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1028	$1,368	$1.33	3d	42	1.47mi

Listing history 19 events

1. 2026-06-07
   statusdays on market $148,000 Pending 38 DOM
2. 2026-06-05
   days on market $148,000 Active 37 DOM
3. 2026-06-03
   days on market $148,000 Active 36 DOM
4. 2026-06-02
   days on market $148,000 Active 35 DOM
5. 2026-06-01
   days on market $148,000 Active 34 DOM
6. 2026-05-31
   days on market $148,000 Active 33 DOM
7. 2026-05-19
   price $148,000
8. 2026-04-28
   listed $153,000 Active
9. 2010-01-08
   historical 305-char remark

   Show marketing remark (305 chars)

   SELLER & AGENT MAKES NO REPRESENTATIONS OR WARRANTIES, UNAWARE OF ANY DEFECTS OR LEAD BASED PAINTS. BEING SOLD ''AS IS''ALL INFO TO BE VERIFIED BY BUYER. THERE WILL BE A DOC fee of $75.00. LISTING AGENT REPRESENTATION IS SOLEY TO THE SELLER THE BANK. Submit with pre-approval letter or proof of funds.

10. 2009-12-31
    soldstatus $23,900 305-char remark

    Show marketing remark (305 chars)

    SELLER & AGENT MAKES NO REPRESENTATIONS OR WARRANTIES, UNAWARE OF ANY DEFECTS OR LEAD BASED PAINTS. BEING SOLD ''AS IS''ALL INFO TO BE VERIFIED BY BUYER. THERE WILL BE A DOC fee of $75.00. LISTING AGENT REPRESENTATION IS SOLEY TO THE SELLER THE BANK. Submit with pre-approval letter or proof of funds.

11. 2009-11-03
    listed $23,000 305-char remark

    Show marketing remark (305 chars)

    SELLER & AGENT MAKES NO REPRESENTATIONS OR WARRANTIES, UNAWARE OF ANY DEFECTS OR LEAD BASED PAINTS. BEING SOLD ''AS IS''ALL INFO TO BE VERIFIED BY BUYER. THERE WILL BE A DOC fee of $75.00. LISTING AGENT REPRESENTATION IS SOLEY TO THE SELLER THE BANK. Submit with pre-approval letter or proof of funds.

12. 2009-06-02
    soldstatus $71,000
13. 2008-09-05
    historical 148-char remark

    Show marketing remark (148 chars)

    Nice remodeled home on double lot with detached double car garage. New carpet and paint. Fenced yard. Bring your picky buyers. Seller motivated.

14. 2007-09-06
    listed $84,900 148-char remark

    Show marketing remark (148 chars)

    Nice remodeled home on double lot with detached double car garage. New carpet and paint. Fenced yard. Bring your picky buyers. Seller motivated.

15. 2007-06-06
    historical
16. 2007-01-06
    listed $109,900
17. 2004-08-30
    historical
18. 2004-04-05
    listed $79,900
19. 1986-09-01
    soldstatus $40,000

ⓘ 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: $2,455 · $205/mo
• Projected year-2 tax: $2,455 · $205/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) · 17% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $16,072
• − Mortgage interest: −$8,290
• − Property taxes: −$2,455
• − Insurance: −$740
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$4,305
• Taxable loss: −$2,290
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $738/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

+270.0% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $148,000 realMLS
• 2026-04-28 Listed $153,000 realMLS
• 2010-01-08 Listing Removed — realMLS
• 2009-12-31 Sold (MLS) $23,900 realMLS
• 2009-11-03 Listed $23,000 realMLS
• 2009-06-02 Sold (Public Records) $71,000 Public Records
• 2008-09-05 Listing Removed — realMLS
• 2007-09-06 Listed $84,900 realMLS
• 2007-06-06 Listing Removed — realMLS
• 2007-01-06 Listed $109,900 realMLS
• 2004-08-30 Listing Removed — realMLS
• 2004-04-05 Listed $79,900 realMLS
• 1986-09-01 Sold (Public Records) $40,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,455 · +15.7% YoY. Source: county tax records.