3527 Oleander St · Jacksonville, FL 32254

$119,000

3 bd · 1.0 ba · 1,135 sqft · SingleFamily public records · 211 Days on market

Built 1949 9,147 sqft lot Est $187k · 36% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• Appreciation +6.7/10.0
• 1% rule +6.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom 1 bath on quiet street. Freshly painted. Priced for quick sale.

Key facts

• 9,147 sq ft lot
• Built 1949
• Listed 211 days

Property features AI

Finance

• Other: Lot size approximately 0.21 acres
• Financial info: Tax information available
• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Security: Smoke detector(s)
• Utilities: Public sewer; Cable available
• Home design: Single family residence; Residential single-family use; Street frontage on a city street; Asphalt road surface
• Construction: Year built not provided; Construction materials not provided; Roof information not provided; Foundation information not provided
• Exterior features: Back yard fencing; Smoke detector(s)

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Entrance foyer; Primary bathroom with tub/shower
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (+1.7%/yr); 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• In year one you build about $5k of equity ($823 loan paydown + $4k appreciation (3.4% local appreciation)).
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 1.7% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $31k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $119k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. 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: 1.12% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $187,275
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2952 W 8th St	0.73mi	3/1.5	1,119 (-1%)	3mo	$95,000	$85	59
1064 Woodstock Ave	0.74mi	4/1.0 (+1)	1,152 (+2%)	3mo	$126,400	$110	56
1050 Hood Ave	0.74mi	3/1.0	1,051 (-7%)	4mo	$73,000	$69	50
3186 W 20th St	0.70mi	3/2.0	1,209 (+6%)	4mo	$221,900	$184	49
5428 Chenango Blvd	0.67mi	3/2.0	1,209 (+6%)	6mo	$245,017	$203	49
5331 Kankakee Blvd	0.66mi	3/2.0	1,230 (+8%)	3mo	$239,020	$194	49
5448 Chenango Blvd	0.67mi	3/2.0	1,209 (+6%)	6mo	$243,017	$201	49
1056 Hood Ave	0.73mi	3/1.0	1,024 (-10%)	2mo	$154,500	$151	48
2118 Detroit St	0.69mi	3/2.0	1,029 (-9%)	1mo	$170,000	$165	47
3125 3rd St Cir S	0.73mi	3/2.0	1,224 (+8%)	4mo	$148,500	$121	46
5307 Kankakee Blvd	0.66mi	3/2.0	1,230 (+8%)	7mo	$235,020	$191	46
1630 Detroit St	0.72mi	3/2.0	976 (-14%)	4mo	$106,000	$109	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.41% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.88×
• Total profit: $29,200
• Equity at exit: $56,295

10-year hold

• IRR: 15.9%
• Equity multiple: 3.37×
• Total profit: $79,034
• Equity at exit: $88,989

Cash invested: $33,320 (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 32254

• Home prices YoY: 1.2%
• Rents YoY: 1.7%
• Active inventory: 172
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$624
• Tax from tax record: −$158 /mo · $1,894/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $219

Break-even live

Break-even rent $1,053

Max offer price $119,000

Occupancy floor 79%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3138 W 15th St Jacksonville, FL	2.0	1.0	734	$1,150	$1.57	24d	1	0.57mi
3138 W 15th St Jacksonville, FL	2.0	1.0	734	$1,150	$1.57	7d	1	0.57mi
3326 W 1st St Jacksonville, FL	2.0	1.0	791	$995	$1.26	24d	1	0.60mi
1305 Melson Ave Jacksonville, FL	3.0	2.0	1224	$1,399	$1.14	20d	1	0.62mi
3078 W 15th St Jacksonville, FL	3.0	1.0	1128	$1,200	$1.06	24d	1	0.64mi
1612 Alfen St Jacksonville, FL	3.0	1.5	945	$1,113	$1.18	7d	1	0.66mi
3101 3rd Street Cir N Jacksonville, FL	2.0	1.0	870	$1,150	$1.32	7d	1	0.73mi
3055 2nd Street Cir Jacksonville, FL	3.0	1.5	1050	$1,340	$1.28	17d	1	0.75mi
3004 W 16th St Unit 1 Jacksonville, FL	3.0	2.0	1456	$1,526	$1.05	24d	1	0.76mi
2939 W 11th St Jacksonville, FL	3.0	1.0	1086	$1,295	$1.19	24d	1	0.76mi
2939 W 6th St Jacksonville, FL	3.0	2.0	1269	$1,225	$0.97	2d	1	0.77mi
1227 Dena St Jacksonville, FL	3.0	1.0	1033	$1,325	$1.28	24d	1	0.78mi
2965 Sunset St Jacksonville, FL	3.0	2.0	1056	$1,375	$1.30	4d	1	0.79mi
2965 Sunset St Jacksonville, FL	3.0	1.5	1056	$1,375	$1.30	7d	1	0.79mi
5239 Potomac Ave Jacksonville, FL	3.0	2.0	1392	$1,432	$1.03	7d	1	0.79mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	24d	1	0.82mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	7d	1	0.82mi
3034 Detroit Cir E Jacksonville, FL	3.0	2.0	1300	$1,399	$1.08	24d	1	0.87mi
2902 W 5th St Jacksonville, FL	3.0	2.0	1379	$1,050	$0.76	7d	1	0.87mi
2854 Wickwire St Jacksonville, FL	2.0	1.0	948	$1,300	$1.37	4d	1	0.88mi
5141 Shenandoah Ave Jacksonville, FL	1.0–3.0	1.0–2.0	950	$1,200	$1.26	2d	4	0.91mi
3368 Columbus Ave Jacksonville, FL	2.0	1.0	955	$1,300	$1.36	4d	1	0.92mi
2913 W 2nd St Jacksonville, FL	2.0	1.0	720	$1,000	$1.39	2d	1	0.93mi
5236 Wabash Blvd Jacksonville, FL	2.0	1.0	712	$999	$1.40	20d	1	0.95mi
3450 Lowell Ave Jacksonville, FL	3.0	2.0	1209	$1,578	$1.31	24d	1	0.98mi
2862 W 1st St Unit 1 Jacksonville, FL	2.0	1.0	800	$895	$1.12	14d	1	1.00mi
2862 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	4d	1	1.00mi
1037 Detroit St Jacksonville, FL	3.0	2.0	912	$1,250	$1.37	2d	1	1.00mi
2852 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	7d	1	1.02mi
2851 Sophia St Jacksonville, FL	2.0	1.0	846	$1,000	$1.18	24d	3	1.06mi
3303 Broadway Ave Jacksonville, FL	3.0	2.0	1072	$1,550	$1.45	4d	1	1.08mi
5364 Mary Budd Ave Jacksonville, FL	3.0	2.0	836	$1,225	$1.47	3d	1	1.11mi
5148 Cain Ln Jacksonville, FL	3.0	1.0	1104	$1,306	$1.18	21d	1	1.15mi
3433 Brookhaven Dr Jacksonville, FL	2.0	1.0	754	$1,295	$1.72	7d	1	1.15mi
3305 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	1012	$1,021	$1.01	24d	1	1.20mi
3350 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	900	$1,095	$1.22	24d	1	1.21mi
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	24d	1	1.21mi
912 Huron St Jacksonville, FL	2.0	1.0	900	$1,100	$1.22	14d	1	1.29mi
5355 New Kings Rd Unit 21 Jacksonville, FL	2.0	1.0	700	$800	$1.14	4d	1	1.38mi
841 Ontario St Jacksonville, FL	2.0	1.0	1000	$1,285	$1.28	24d	1	1.45mi

Listing history 22 events

1. 2026-06-17
   status $119,000 Pending 211 DOM
2. 2026-06-17
   days on market $119,000 Active 211 DOM
3. 2026-06-16
   days on market $119,000 Active 210 DOM
4. 2026-06-15
   days on market $119,000 Active 209 DOM
5. 2026-06-10
   status $119,000 Active 203 DOM
6. 2026-06-08
   status $119,000 Pending 203 DOM
7. 2026-06-03
   days on market $119,000 Active 203 DOM
8. 2026-06-02
   days on market $119,000 Active 202 DOM
9. 2026-06-01
   days on market $119,000 Active 201 DOM
10. 2026-05-31
    days on market $119,000 Active 200 DOM
11. 2026-05-04
    price $119,000
12. 2026-04-07
    price $129,500
13. 2026-03-11
    price $139,900
14. 2026-02-27
    status Active
15. 2026-02-25
    status Pending
16. 2025-11-10
    listed $150,000 Active
17. 2018-01-08
    soldstatus $49,000
18. 2018-01-05
    soldstatus $49,000 Sold 75-char remark

    Show marketing remark (75 chars)

    3 bedroom 1 bath on quiet street. Freshly painted. Priced for quick sale.

19. 2017-10-26
    status Pending 75-char remark

    Show marketing remark (75 chars)

    3 bedroom 1 bath on quiet street. Freshly painted. Priced for quick sale.

20. 2017-09-26
    historical 75-char remark

    Show marketing remark (75 chars)

    3 bedroom 1 bath on quiet street. Freshly painted. Priced for quick sale.

21. 2017-08-03
    listed $42,000 Active 75-char remark

    Show marketing remark (75 chars)

    3 bedroom 1 bath on quiet street. Freshly painted. Priced for quick sale.

22. 1987-08-01
    soldstatus $33,900

ⓘ 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: $1,894 · $158/mo
• Projected year-2 tax: $1,894 · $158/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 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: $15,954
• − Mortgage interest: −$6,666
• − Property taxes: −$1,894
• − Insurance: −$595
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$3,462
• Taxable income: $784
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $2,437/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): 13,927
• Household income: $34,953
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 882.0

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 0.56)
• Race & ethnicity: Black 60% White 28% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Slovak 1% Hispanic 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 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: ▲ 3.41%
• Current HPI: 282.2981
• Rent YoY: ▲ 1.70%
• 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

+251.0% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $119,000 realMLS
• 2026-04-07 Price Changed $129,500 realMLS
• 2026-03-11 Price Changed $139,900 realMLS
• 2026-02-27 Relisted — realMLS
• 2026-02-25 Pending — realMLS
• 2025-11-10 Listed $150,000 realMLS
• 2018-01-08 Sold (Public Records) $49,000 Public Records
• 2018-01-05 Sold (MLS) $49,000 realMLS
• 2017-10-26 Pending — realMLS
• 2017-09-26 Listing Removed — realMLS
• 2017-08-03 Listed $42,000 realMLS
• 1987-08-01 Sold (Public Records) $33,900 Public Records

Property tax history

+17.8%/yr

Latest (2025): $1,894 · +18.0% YoY. Source: county tax records.