1980 W 3rd St · Jacksonville, FL 32209

$115,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 10 Days on market

Built 1967 4,791 sqft lot Est $176k · 35% under

---

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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.5/10.0
• 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

3 bedroom 1 bathroom home with 1312 heated square feet. There is a front door and side door entry, very large den/second living room area that leads to the indoor laundry room then out to the fenced in backyard. A full renovation is needed including a new roof. Home being sold completely as is with a 3 day right to inspect. Utilities can be turned on for inspection. The front door leads into the living room, down the hallway to the 3 bedrooms and full bathroom.

Key facts

• Easy access to i-95
• Flexible floor plan
• 4,791 sq ft lot

Tags

• TWO SEPARATE LIVING AREAS
• FLEXIBLE FLOOR PLAN
• NEAR DOWNTOWN JACKSONVILLE
• EASY ACCESS TO I-95

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Secured parking
• Utilities: Electricity connected; Water connected
• Home design: Single family residence; Residential single-family use
• Exterior features: Lot approximately 0.11 acres; No private pool

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No built-in appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.6% 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 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).
• At $1,320/mo this rent would consume 52% 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $40k; list at $115k implies a 188% 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 $115,000

Questions for the listing agent

1. Built in 1967 — 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: 1.15% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.74%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $175,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1980 W 3rd St	0.00mi	3/1.0	1,312 (0%)	5mo	$40,000	$30	96
2120 W 2nd St	0.27mi	3/2.0	1,303 (-1%)	1mo	$239,000	$183	82
2122 W 2nd St	0.27mi	3/2.0	1,303 (-1%)	3mo	$239,000	$183	80
1932 College Cir N	0.35mi	3/2.0	1,298 (-1%)	4mo	$174,000	$134	74
1723 University St	0.38mi	3/2.0	1,356 (+3%)	1mo	$137,000	$101	72
2028 Hartridge St	0.26mi	3/1.0	1,200 (-8%)	4mo	$87,000	$73	70
921 N Canal St	0.48mi	4/2.0 (+1)	1,316 (+0%)	2mo	$60,500	$46	66
1015 Powhattan St	0.53mi	3/2.0	1,252 (-5%)	3mo	$175,000	$140	62
1916 Cotant St	0.73mi	3/2.0	1,290 (-2%)	1mo	$120,000	$93	58
2308 Commonwealth Ave	0.59mi	3/2.0	1,209 (-8%)	2mo	$209,000	$173	54
2269 Hartridge St	0.54mi	2/1.0 (-1)	1,149 (-12%)	1mo	$55,000	$48	49
1552 Union St W	0.70mi	4/2.0 (+1)	1,169 (-11%)	4mo	$177,250	$152	36

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: -0.1%
• Equity multiple: 0.99×
• Total profit: $-162
• Equity at exit: $17,147

10-year hold

• IRR: 8.3%
• Equity multiple: 1.60×
• Total profit: $19,340
• 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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 394
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$603
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $315

Break-even live

Break-even rent $921

Max offer price $115,000

Occupancy floor 71%

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
1943 Hardee St #1 Jacksonville, FL	3.0	2.0	1622	$1,248	$0.77	4d	1	0.08mi
1995 W 4th St Jacksonville, FL	4.0	1.5	1213	$1,375	$1.13	24d	1	0.11mi
1911 W 3rd St Jacksonville, FL	3.0	1.0	912	$1,050	$1.15	4d	1	0.17mi
2011 W 5th St Jacksonville, FL	3.0	1.0	988	$1,150	$1.16	24d	1	0.18mi
1934 W 6th St Jacksonville, FL	3.0	1.0	948	$1,125	$1.19	24d	1	0.21mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	24d	1	0.27mi
1319 Woods St Jacksonville, FL	3.0	2.0	1103	$1,221	$1.11	24d	1	0.27mi
1866 W 6th St Jacksonville, FL	3.0	1.0	1064	$1,120	$1.05	4d	1	0.28mi
1145 N Canal St Jacksonville, FL	2.0	2.0	1184	$1,396	$1.18	3d	1	0.31mi
1721 Campus St Jacksonville, FL	3.0	2.0	909	$1,400	$1.54	24d	1	0.34mi
1733 McMillan St Jacksonville, FL	3.0	2.0	1211	$1,265	$1.04	4d	1	0.37mi
2154 Placeda St Jacksonville, FL	4.0	1.5	1124	$1,500	$1.33	21d	1	0.38mi
1751 Broadway Ave Jacksonville, FL	2.0	1.0	1000	$1,525	$1.52	4d	1	0.38mi
1923 Broadway Ave Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	24d	1	0.38mi
2012 Baldwin St Jacksonville, FL	3.0	2.0	1232	$1,445	$1.17	24d	1	0.39mi
2185 Kingston St Jacksonville, FL	3.0	2.0	1230	$1,381	$1.12	24d	1	0.41mi
1781 W 3rd St Jacksonville, FL	4.0	2.0	1632	$650	$0.40	24d	1	0.42mi
1788 W 5th St Jacksonville, FL	3.0	2.0	948	$1,295	$1.37	24d	1	0.42mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	20d	1	0.49mi
1710 W 2nd St Unit A Jacksonville, FL	2.0	1.0	939	$800	$0.85	24d	1	0.50mi
1213 Moat St Jacksonville, FL	2.0	2.5	1022	$1,283	$1.26	17d	1	0.54mi
1640 W 4th St Unit 1 Jacksonville, FL	4.0	2.0	1119	$1,675	$1.50	20d	1	0.58mi
2116 McMillan St Jacksonville, FL	3.0	1.5	1120	$1,425	$1.27	21d	1	0.64mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	3d	1	0.65mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	4d	1	0.65mi
1607 Logan St Jacksonville, FL	4.0	2.0	1232	$1,800	$1.46	24d	1	0.66mi
1545 Union St W Jacksonville, FL	3.0	2.0	1253	$1,400	$1.12	3d	1	0.67mi
1539 Union St W Jacksonville, FL	3.0	1.5	1000	$1,144	$1.14	14d	1	0.67mi
1740 W 9th St Jacksonville, FL	4.0	2.0	1148	$1,285	$1.12	20d	1	0.69mi
2210 Pullman Ave Jacksonville, FL	3.0	1.0	940	$1,050	$1.12	3d	1	0.70mi
1470 Windle St Jacksonville, FL	3.0	2.0	1170	$1,425	$1.22	14d	1	0.76mi
2040 W 15th St Jacksonville, FL	2.0	1.0	1036	$1,050	$1.01	24d	1	0.79mi
2169 W 14th St Jacksonville, FL	3.0	1.0	972	$1,200	$1.23	3d	1	0.79mi
1537 7th St W Unit B Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	24d	1	0.80mi
1537 W 7th St Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	7d	1	0.80mi
1448 Union St W Jacksonville, FL	3.0	1.0	958	$1,200	$1.25	24d	1	0.80mi
2319 Almeda St Jacksonville, FL	3.0	1.0	1200	$1,078	$0.90	2d	1	0.81mi
2415 N Canal St Jacksonville, FL	4.0	2.0	1572	$1,475	$0.94	19d	1	0.82mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	24d	1	0.82mi
1619 Whitner St Jacksonville, FL	3.0	2.0	1547	$1,150	$0.74	2d	1	0.84mi

Listing history 8 events

1. 2026-06-18
   days on market $115,000 Active 10 DOM
2. 2026-06-17
   days on market $115,000 Active 9 DOM
3. 2026-06-16
   days on market $115,000 Active 8 DOM
4. 2026-06-15
   days on market $115,000 Active 7 DOM
5. 2026-06-13
   days on market $115,000 Active 5 DOM
6. 2026-06-13
   days on market $115,000 Active 4 DOM
7. 2026-06-09
   remarks 364-char remark
8. 2026-06-09
   listed $115,000 Active 1 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: $922 · $77/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$32/yr (+$3/mo · 3.5%)

ⓘ 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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,839
• − Mortgage interest: −$6,442
• − Property taxes: −$922
• − Insurance: −$575
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$3,345
• Taxable income: $2,020
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $3,294/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

+91.7% since first listed

9 events — show timeline

• 2026-06-08 Listed $115,000 realMLS
• 2026-01-29 Sold (MLS) $40,000 realMLS
• 2026-01-14 Pending — realMLS
• 2026-01-05 Relisted — realMLS
• 2025-12-28 Pending — realMLS
• 2025-12-03 Relisted — realMLS
• 2025-10-30 Pending — realMLS
• 2025-10-20 Listed $60,000 realMLS
• 2025-03-12 Sold (Public Records) $60,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $922 · +24.4% YoY. Source: county tax records.