2653 Sandra Ln · Jacksonville, FL 32208

$134,900

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 13 Days on market

Built 1962 6,098 sqft lot Est $155k · 13% under

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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 +21.2/30.0
• ARV discount +13.3/15.0
• DSCR +6.8/10.0
• 1% rule +5.9/10.0
• 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

Great opportunity for first time homebuyers or seasoned investors. Located on a quiet street with a cul-de-sac in the heart of Jacksonville. 15 mins from the Airport, 15 mins from downtown Jax. 4 sided concrete block construction. Spacious fenced in backyard. Step inside this traditional floor plan with an open kitchen-dining combo and cozy living room. Tile flooring throughout. Customize the exterior & interior paint to unlock the potential of this gem. Some updating and TLC will have an amazing valuable impact. Down Payment Assistance programs are available for first time homebuyers. DSCR rental-purchase programs available for seasoned investors.

Key facts

• Fenced in backyard
• Tile flooring
• Cul-de-sac

Tags

• CUL-DE-SAC
• FENCED IN BACKYARD
• CONCRETE BLOCK CONSTRUCTION
• OPEN KITCHEN DINING COMBO
• TILE FLOORING

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached carport; 2 carport spaces
• Security: Window bars
• Utilities: Public sewer; Water connected; Electricity available; Cable available; Sewer available
• Home design: Single family residence; One story; South-facing
• Construction: Brick and block construction
• Exterior features: Back yard with chain link fencing; City street frontage; Paved road access

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Breakfast bar; Eat-in kitchen; Window bars
• Laundry & utility: Laundry located in the carport; Electric water heater; ENERGY STAR qualified water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• 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 soft (-1.4%/yr); 291 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).
• This rent runs 43% 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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 $46k; list at $135k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $134,900

Questions for the listing agent

1. Built in 1962 — 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: 1.09% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.28
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $154,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2626 Sandra Ln	0.05mi	3/2.0	1,209 (-4%)	4mo	$232,900	$193	88
7942 Helston Dr	0.03mi	3/2.0	1,170 (-7%)	2mo	$202,000	$173	84
2044 Holcroft Dr	0.11mi	3/2.0	1,209 (-4%)	5mo	$239,000	$198	84
2649 Sandra Ln	0.01mi	3/1.5	1,368 (+9%)	0mo	$145,000	$106	83
2430 Aubrey Ave	0.19mi	3/2.0	1,222 (-3%)	5mo	$229,900	$188	82
6805 Restlawn Dr	0.13mi	3/2.0	1,134 (-10%)	2mo	$139,999	$123	75
6773 Restlawn Dr	0.13mi	3/1.0	1,153 (-8%)	4mo	$110,000	$95	72
2231 Palmdale St	0.30mi	3/1.5	1,104 (-12%)	1mo	$75,000	$68	62
8023 Almar Pl	0.29mi	4/2.0 (+1)	1,406 (+12%)	4mo	$110,000	$78	59
1436 Forest Hills Rd	0.71mi	3/1.0	1,322 (+5%)	0mo	$182,000	$138	54
8949 8th Ave	0.72mi	3/2.0	1,152 (-9%)	6mo	$125,000	$109	47
9040 10th Ave	0.71mi	4/2.0 (+1)	1,400 (+11%)	7mo	$170,649	$122	38

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: -10.3%
• Equity multiple: 0.64×
• Total profit: $-13,719
• Equity at exit: $20,114

10-year hold

• IRR: -5.9%
• Equity multiple: 0.67×
• Total profit: $-12,428
• Equity at exit: $11,664

Cash invested: $37,772 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$707
• Tax from tax record: −$201 /mo · $2,410/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $195

Break-even live

Break-even rent $1,221

Max offer price $134,900

Occupancy floor 82%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1975 Rugby Rd Jacksonville, FL	2.0	1.0	992	$1,100	$1.11	7d	1	0.24mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	23d	1	0.29mi
2818 Palmdale St Jacksonville, FL	4.0	2.5	1484	$1,900	$1.28	23d	1	0.33mi
8617 3rd Ave Jacksonville, FL	3.0	1.0	1048	$1,200	$1.15	10d	1	0.75mi
6114 Strawflower Pl Jacksonville, FL	3.0	1.0	1030	$1,200	$1.17	23d	1	0.76mi
8721 4th Ave Jacksonville, FL	3.0	1.5	1344	$1,399	$1.04	23d	1	0.77mi
8642 2nd Ave Jacksonville, FL	3.0	2.0	1074	$1,245	$1.16	1d	1	0.78mi
9148 13th Ave Jacksonville, FL	3.0	1.0	1126	$1,136	$1.01	4d	1	0.78mi
9032 8th Ave Jacksonville, FL	3.0	2.0	1300	$1,500	$1.15	23d	1	0.79mi
9141 12th Ave Jacksonville, FL	3.0	2.0	1209	$1,598	$1.32	20d	1	0.80mi
9050 7th Ave Jacksonville, FL	3.0	1.0	896	$1,485	$1.66	23d	1	0.84mi
9017 6th Ave Jacksonville, FL	2.0	1.0	1038	$1,098	$1.06	23d	1	0.86mi
9037 6th Ave Jacksonville, FL	3.0	2.0	1156	$1,400	$1.21	23d	1	0.89mi
3250 Soutel Dr Jacksonville, FL	3.0	2.0	1352	$1,525	$1.13	23d	1	0.90mi
8973 4th Ave Jacksonville, FL	3.0	2.0	1230	$1,438	$1.17	14d	1	0.92mi
3344 Soutel Dr Jacksonville, FL	3.0	1.0	1142	$1,325	$1.16	23d	1	0.94mi
8918 1st Ave Jacksonville, FL	3.0	2.0	1435	$1,321	$0.92	16d	1	0.98mi
5903 Droad St Jacksonville, FL	3.0	1.0	1161	$1,400	$1.21	3d	1	1.00mi
7927 Reid Ave Jacksonville, FL	3.0	1.0	1055	$1,500	$1.42	23d	1	1.01mi
9131 4th Ave Jacksonville, FL	3.0	2.0	1209	$1,496	$1.24	21d	1	1.03mi
3015 Lansdell Dr Jacksonville, FL	3.0	1.0	1150	$1,350	$1.17	23d	1	1.03mi
5816 Paris Ave Jacksonville, FL	4.0	2.0	1701	$1,599	$0.94	23d	1	1.04mi
9346 10th Ave Jacksonville, FL	3.0	1.0	985	$1,825	$1.85	23d	1	1.04mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	23d	1	1.04mi
2151 Wilberforce Rd Jacksonville, FL	3.0	2.0	1166	$1,249	$1.07	23d	1	1.05mi
9279 6th Ave Jacksonville, FL	3.0	2.0	1150	$1,245	$1.08	4d	1	1.08mi
8516 Bermuda Rd Jacksonville, FL	3.0	2.0	1492	$1,625	$1.09	20d	1	1.08mi
8910 Adams Ave Jacksonville, FL	4.0	2.0	1250	$1,225	$0.98	3d	1	1.10mi
3848 Soutel Dr Jacksonville, FL	3.0	2.0	1230	$1,541	$1.25	7d	1	1.13mi
1750 Rutledge Ave Jacksonville, FL	3.0	2.0	1250	$1,358	$1.09	14d	1	1.14mi
5821 Begonia Rd Jacksonville, FL	3.0	2.0	1230	$1,155	$0.94	4d	1	1.21mi
9124 Adams Ave Jacksonville, FL	3.0	3.0	1207	$1,800	$1.49	23d	1	1.23mi
5838 Abelia Rd Jacksonville, FL	3.0	1.0	1135	$1,150	$1.01	23d	1	1.23mi
5814 Begonia Rd Unit 1 Jacksonville, FL	3.0	1.5	1500	$1,655	$1.10	23d	1	1.23mi
4236 Homer Rd N Jacksonville, FL	3.0	1.0	888	$1,250	$1.41	11d	1	1.24mi
1834 Meharry Ave Jacksonville, FL	3.0	1.0	1291	$1,295	$1.00	4d	1	1.25mi
8509 Addison Rd Jacksonville, FL	4.0	2.0	1494	$1,675	$1.12	23d	1	1.26mi
2389 Hilly Rd Jacksonville, FL	3.0	1.0	908	$1,650	$1.82	23d	1	1.27mi
9131 Jefferson Ave Jacksonville, FL	3.0	1.0	910	$1,350	$1.48	4d	1	1.30mi
8534 Addison Rd Jacksonville, FL	4.0	2.0	1410	$1,995	$1.41	23d	1	1.31mi

Listing history 9 events

1. 2026-06-18
   days on market $134,900 Active 13 DOM
2. 2026-06-17
   days on market $134,900 Active 12 DOM
3. 2026-06-16
   days on market $134,900 Active 11 DOM
4. 2026-06-15
   days on market $134,900 Active 10 DOM
5. 2026-06-13
   days on market $134,900 Active 8 DOM
6. 2026-06-13
   days on market $134,900 Active 7 DOM
7. 2026-06-09
   days on market $134,900 Active 4 DOM
8. 2026-06-08
   remarks 635-char remark
9. 2026-06-08
   listed $134,900 Active 3 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: $2,410 · $201/mo
• Projected year-2 tax: $2,410 · $201/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) · 23% 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: $17,607
• − Mortgage interest: −$7,556
• − Property taxes: −$2,410
• − Insurance: −$674
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$3,924
• Taxable income: $225
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,282/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

+302.7% since first listed

10 events — show timeline

• 2026-06-05 Listed $134,900 realMLS
• 2026-04-07 Relisted — realMLS
• 2026-03-30 Pending — realMLS
• 2026-03-30 Listing Removed — realMLS
• 2026-03-17 Price Changed $139,900 realMLS
• 2025-12-19 Listed $165,000 realMLS
• 2008-10-31 Listing Removed — realMLS
• 2008-03-08 Listed $49,900 realMLS
• 1987-11-01 Sold (Public Records) $46,500 Public Records
• 1982-10-01 Sold (Public Records) $33,500 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,410 · +13.0% YoY. Source: county tax records.