1024 Eaverson St · Jacksonville, FL 32204

$135,000

2 bd · 1.0 ba · 684 sqft · SingleFamily public records · 72 Days on market

Built 1919 2,178 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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.7/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled within the vibrant AUBERTS area, positioned between the New Town and Hogans Creek neighborhoods, lies 1024 Eaverson St. 2-bedroom, 1-bathroom residence offers more than just a home; it presents an incredible opportunity for, downsizers, and savvy investors. This home is minutes away from schools, post services, and Edward Waters University.

Key facts

• 2,178 sq ft lot
• Built 1919
• Listed 71 days

Tags

• EASY ACCESS TO MAJOR ROADS
• CLOSE PROXIMITY TO SCHOOLS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Cable available; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single family residence; Residential use
• Exterior features: Lot measures approximately 0.05 acres; No private pool

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window cooling units
• Interior features: Gas range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $18 ($213/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 $107k (20.8% below list).
• Recommended offer: $107k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 fast (+4.7%/yr); 78 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 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 72 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $135k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $106,889 (20.8% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — 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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $87,552
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1361 Prince St	0.29mi	2/1.0	616 (-10%)	4mo	$30,000	$49	67
1436 State St W	0.40mi	2/1.0	720 (+5%)	20mo	$65,000	$90	56
1536 W 3rd St	0.53mi	2/1.0	776 (+14%)	1mo	$107,000	$138	52
1464 W 6th St	0.51mi	2/1.0	766 (+12%)	6mo	$98,000	$128	51

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 · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-18,944
• Equity at exit: $20,129

10-year hold

• IRR: -2.7%
• Equity multiple: 0.80×
• Total profit: $-7,387
• Equity at exit: $11,672

Cash invested: $37,800 (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 32204

• Home prices YoY: -28.2%
• Rents YoY: 4.7%
• Active inventory: 78
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,069 high
• Mortgage (P&I): −$708
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $18

Break-even live

Break-even rent $1,046

Max offer price $135,000

Occupancy floor 93%

Sensitivity live

Price	-10% $94	-5% $56	+0% $18	+5% $-20	+10% $-59
Rent	-10% $-67	-5% $-24	+0% $18	+5% $60	+10% $102
Rate	-1.0pp $86	-0.5pp $52	base $18	+0.5pp $-17	+1.0pp $-53

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
926 Eaverson St Unit 745-3 Jacksonville, FL	2.0	1.0	676	$800	$1.18	24d	1	0.06mi
1230 W 3rd St Jacksonville, FL	2.0	1.0	750	$950	$1.27	24d	3	0.15mi
1235 W 5th St Jacksonville, FL	2.0	1.0	600	$895	$1.49	24d	1	0.33mi
1437 Prince St Unit 1437 Jacksonville, FL	2.0	1.0	700	$1,120	$1.60	24d	1	0.39mi
1460 W 5th St Unit 1 Jacksonville, FL	2.0	1.0	700	$850	$1.21	13d	1	0.45mi
1460 W 5th St Jacksonville, FL	2.0	1.0	675	$875	$1.30	13d	1	0.45mi
1666 Myrtle Ave N Unit 1666 Jacksonville, FL	2.0	1.0	700	$925	$1.32	24d	1	0.49mi
1534 Morgan St Unit 1-4 Jacksonville, FL	3.0	1.0	694	$999	$1.44	24d	1	0.57mi
1046 W 8th St Jacksonville, FL	2.0	1.0	750	$900	$1.20	24d	1	0.58mi
1531 Louisiana St Unit 3 Jacksonville, FL	2.0	1.0	663	$850	$1.28	24d	1	0.58mi
1785 Mount Herman St Unit 1787 Jacksonville, FL	2.0	1.0	750	$900	$1.20	24d	1	0.59mi
1651 Union St W Jacksonville, FL	2.0	1.0	675	$900	$1.33	24d	1	0.67mi
1649 State St W Jacksonville, FL	2.0	1.0	540	$780	$1.44	24d	1	0.67mi
1657 Union St W Unit 1 Jacksonville, FL	2.0	1.0	700	$1,050	$1.50	2d	1	0.68mi
1044 Reiman St Jacksonville, FL	2.0	1.0	630	$895	$1.42	24d	1	0.69mi
1570 Mc Conihe St Unit B Jacksonville, FL	2.0	1.0	714	$875	$1.23	24d	1	0.71mi
1729 Logan St W Unit 3 Jacksonville, FL	2.0	1.0	694	$850	$1.22	24d	1	0.74mi
1538 Ella St Unit 1 Jacksonville, FL	2.0	1.0	700	$1,100	$1.57	24d	1	0.75mi
1504 Perry St Unit 207 Jacksonville, FL	1.0	1.0	600	$1,025	$1.71	15d	1	0.77mi
1504 Perry St Jacksonville, FL	1.0	1.0	600	$1,025	$1.71	13d	1	0.77mi
311 W Ashley St Jacksonville, FL	1.0	1.0	336	$1,275	$3.79	24d	4	0.88mi
311 W Ashley St Jacksonville, FL	1.0	1.0	278	$1,275	$4.59	15d	3	0.88mi
2314 Teal St Jacksonville, FL	2.0	1.0	750	$1,150	$1.53	24d	1	0.93mi
2532 Moncrief Rd Jacksonville, FL	2.0	1.0	700	$900	$1.29	24d	1	0.97mi
100 Magnolia St Jacksonville, FL	1.0–2.0	1.0–2.0	921	$2,202	$2.39	2d	46	1.03mi
1923 Fairfax St Jacksonville, FL	2.0	1.0	616	$835	$1.36	15d	1	1.04mi
1148 N Main St Jacksonville, FL	2.0	1.0–2.0	931	$2,195	$2.36	2d	23	1.05mi
1523 W 15th St Jacksonville, FL	1.0	1.0	600	$925	$1.54	24d	1	1.07mi
200 Riverside Ave Jacksonville, FL	2.0	1.0–2.0	808	$2,501	$3.09	2d	27	1.10mi
1963 College Cir S Jacksonville, FL	1.0	1.0	450	$800	$1.78	15d	1	1.12mi
1943 Hardee St #2 Jacksonville, FL	1.0	1.0	459	$641	$1.40	24d	1	1.12mi
220 Riverside Ave Jacksonville, FL	2.0	1.0–2.0	887	$1,966	$2.22	2d	33	1.15mi
35 E 2nd St Jacksonville, FL	1.0	1.0	650	$1,175	$1.81	11d	1	1.16mi
2306 Fairfax St Unit 2 Jacksonville, FL	1.0	1.0	500	$600	$1.20	24d	1	1.18mi
2306 Fairfax St Unit 3 Jacksonville, FL	2.0	1.0	700	$650	$0.93	24d	1	1.18mi
2310 Fairfax St Jacksonville, FL	2.0	1.0	726	$600	$0.83	24d	1	1.18mi
2312 Fairfax St Jacksonville, FL	3.0	1.0	726	$650	$0.90	18d	1	1.18mi
1824 W 14th St Unit 3 Jacksonville, FL	2.0	1.0	674	$775	$1.15	24d	1	1.21mi
610 W 18th St Unit 2 Jacksonville, FL	2.0	1.0	750	$825	$1.10	3d	1	1.23mi
610 W 18th St Unit 1 Jacksonville, FL	2.0	1.0	750	$825	$1.10	24d	1	1.23mi

Listing history 26 events

1. 2026-06-21
   days on market $135,000 Active 72 DOM
2. 2026-06-18
   days on market $135,000 Active 69 DOM
3. 2026-06-17
   days on market $135,000 Active 68 DOM
4. 2026-06-16
   days on market $135,000 Active 67 DOM
5. 2026-06-15
   days on market $135,000 Active 66 DOM
6. 2026-06-13
   days on market $135,000 Active 63 DOM
7. 2026-06-10
   days on market $135,000 Active 60 DOM
8. 2026-06-08
   days on market $135,000 Active 59 DOM
9. 2026-06-07
   days on market $135,000 Active 58 DOM
10. 2026-06-05
    days on market $135,000 Active 55 DOM
11. 2026-06-03
    days on market $135,000 Active 54 DOM
12. 2026-06-02
    days on market $135,000 Active 53 DOM
13. 2026-06-01
    days on market $135,000 Active 52 DOM
14. 2026-05-31
    days on market $135,000 Active 51 DOM
15. 2026-05-05
    price $140,000
16. 2026-04-09
    listed $145,000 Active
17. 2023-10-23
    soldstatus $53,000 Closed 350-char remark

    Show marketing remark (350 chars)

    Nestled within the vibrant AUBERTS area, positioned between the New Town and Hogans Creek neighborhoods, lies 1024 Eaverson St. 2-bedroom, 1-bathroom residence offers more than just a home; it presents an incredible opportunity for, downsizers, and savvy investors. This home is minutes away from schools, post services, and Edward Waters University.

18. 2023-10-16
    status Pending 350-char remark

    Show marketing remark (350 chars)

    Nestled within the vibrant AUBERTS area, positioned between the New Town and Hogans Creek neighborhoods, lies 1024 Eaverson St. 2-bedroom, 1-bathroom residence offers more than just a home; it presents an incredible opportunity for, downsizers, and savvy investors. This home is minutes away from schools, post services, and Edward Waters University.

19. 2023-10-10
    historical Active Under Contract 350-char remark

    Show marketing remark (350 chars)

    Nestled within the vibrant AUBERTS area, positioned between the New Town and Hogans Creek neighborhoods, lies 1024 Eaverson St. 2-bedroom, 1-bathroom residence offers more than just a home; it presents an incredible opportunity for, downsizers, and savvy investors. This home is minutes away from schools, post services, and Edward Waters University.

20. 2023-10-03
    price $60,900 350-char remark

    Show marketing remark (350 chars)

    Nestled within the vibrant AUBERTS area, positioned between the New Town and Hogans Creek neighborhoods, lies 1024 Eaverson St. 2-bedroom, 1-bathroom residence offers more than just a home; it presents an incredible opportunity for, downsizers, and savvy investors. This home is minutes away from schools, post services, and Edward Waters University.

21. 2023-08-31
    status Active 350-char remark

    Show marketing remark (350 chars)

    Nestled within the vibrant AUBERTS area, positioned between the New Town and Hogans Creek neighborhoods, lies 1024 Eaverson St. 2-bedroom, 1-bathroom residence offers more than just a home; it presents an incredible opportunity for, downsizers, and savvy investors. This home is minutes away from schools, post services, and Edward Waters University.

22. 2023-08-29
    status Pending 350-char remark

    Show marketing remark (350 chars)

    Nestled within the vibrant AUBERTS area, positioned between the New Town and Hogans Creek neighborhoods, lies 1024 Eaverson St. 2-bedroom, 1-bathroom residence offers more than just a home; it presents an incredible opportunity for, downsizers, and savvy investors. This home is minutes away from schools, post services, and Edward Waters University.

23. 2023-08-18
    status Pending 350-char remark

    Show marketing remark (350 chars)

    Nestled within the vibrant AUBERTS area, positioned between the New Town and Hogans Creek neighborhoods, lies 1024 Eaverson St. 2-bedroom, 1-bathroom residence offers more than just a home; it presents an incredible opportunity for, downsizers, and savvy investors. This home is minutes away from schools, post services, and Edward Waters University.

24. 2023-07-31
    listed $70,000 Active 350-char remark

    Show marketing remark (350 chars)

    Nestled within the vibrant AUBERTS area, positioned between the New Town and Hogans Creek neighborhoods, lies 1024 Eaverson St. 2-bedroom, 1-bathroom residence offers more than just a home; it presents an incredible opportunity for, downsizers, and savvy investors. This home is minutes away from schools, post services, and Edward Waters University.

25. 1991-05-22
    soldstatus $14,700
26. 1986-07-01
    soldstatus $28,000

ⓘ 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: $749 · $62/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$371/yr (+$31/mo · 49.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,827
• − Mortgage interest: −$7,562
• − Property taxes: −$749
• − Insurance: −$675
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$3,927
• Taxable loss: −$2,139
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $727/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): 9,151
• Household income: $65,063
• Rent vs Own: 71.5% rent · 28.5% own
• Severe rent burden: 866.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 55% Black 30% Hispanic / Latino 6% Asian 6% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 7% · China, Canada, Philippines
• Languages at home: 92% English-only · Spanish 3% Chinese 2% Other Asian/Pacific 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: ▼ -123.96%
• Current HPI: 316.3185
• Rent YoY: ▲ 4.69%
• 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

+400.0% since first listed

12 events — show timeline

• 2026-05-05 Price Changed $140,000 realMLS
• 2026-04-09 Listed $145,000 realMLS
• 2023-10-23 Sold (MLS) $53,000 realMLS
• 2023-10-16 Pending — realMLS
• 2023-10-10 Contingent — realMLS
• 2023-10-03 Price Changed $60,900 realMLS
• 2023-08-31 Relisted — realMLS
• 2023-08-29 Pending — realMLS
• 2023-08-18 Pending — realMLS
• 2023-07-31 Listed $70,000 realMLS
• 1991-05-22 Sold (Public Records) $14,700 Public Records
• 1986-07-01 Sold (Public Records) $28,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $749 · +32.0% YoY. Source: county tax records.