8647 Lenox Ave · Jacksonville, FL 32221

$225,900

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 82 Days on market

Built 1961 0.31 ac lot Est $277k · 18% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW ROOF! Welcome home to this beautifully updated 3 bedroom, 2 bath property featuring brand new LVP flooring, fresh paint, an updated kitchen, and modernized bathrooms. Sitting on a large lot with a detached garage, there's plenty of room for storage, hobbies, or outdoor entertaining. Conveniently located just a short drive to Downtown Jacksonville, shopping, dining, and Historic Riverside!

Key facts

• Spacious yard
• Ample cabinet space
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• AMPLE CABINET SPACE
• SPACIOUS YARD

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached garage; Carport
• Utilities: Septic tank sewer; Other utilities
• Home design: Single Family Residence
• Exterior features: Residential single-family property; No private pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Six total rooms; Living room; Dining room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $226k.

Deal economics

• At list price, monthly cash flow is $29 ($351/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 $200k (11.7% below list).
• Recommended offer: $200k (11.7% 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: Crystal Springs Elementary School (math 51% / reading 41%, grade D-, #1,234 of 2,144 statewide, top 58%, 907 students, 66% FRL); Charger Academy (math 33% / reading 26%, grade F, #469 of 571 statewide, top 84%, 961 students, 71% FRL); Edward H. White High School (math 31% / reading 25%, grade F, #464 of 667 statewide, top 70%, 1,538 students, 64% FRL) — zoned schools average 67% FRL vs 49% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 219 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 82 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y ago; this cycle's ask has dropped $87k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $146k; list at $226k implies a 54% 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 $199,510 (11.7% below list)

Questions for the listing agent

1. It's been on market 82 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 1961 — 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: 0.88% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $277,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8674 Crystalline Ln	0.17mi	4/2.0 (+1)	1,456 (+5%)	2mo	$289,900	$199	78
8634 Hammond Forest Dr	0.41mi	3/2.5	1,414 (+2%)	0mo	$289,000	$204	76
8511 Frost St N	0.48mi	3/2.0	1,366 (-2%)	0mo	$285,000	$209	74
8754 Hammond Forest Dr	0.44mi	3/2.0	1,421 (+2%)	3mo	$285,000	$201	74
8679 Crystalline Ln	0.26mi	4/2.0 (+1)	1,456 (+5%)	3mo	$279,900	$192	73
8695 Crystalline Ln	0.27mi	4/2.0 (+1)	1,456 (+5%)	6mo	$279,900	$192	70
8703 Pinon Dr	0.51mi	3/2.0	1,426 (+2%)	4mo	$355,000	$249	69
1515 W Pointer Dr W	0.67mi	3/2.0	1,449 (+4%)	2mo	$275,000	$190	61
8338 Dobry Ct	0.61mi	3/2.0	1,505 (+8%)	1mo	$250,000	$166	57
9043 Rockpond Meadows Dr	0.71mi	3/2.0	1,472 (+6%)	1mo	$239,000	$162	56
1507 Brittany Ct	0.72mi	3/2.0	1,470 (+6%)	6mo	$255,000	$173	52
8234 Frost St S	0.63mi	3/2.0	1,224 (-12%)	2mo	$284,000	$232	49

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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-36,470
• Equity at exit: $33,682

10-year hold

• IRR: -9.7%
• Equity multiple: 0.43×
• Total profit: $-36,329
• Equity at exit: $19,532

Cash invested: $63,252 (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 32221

• Home prices YoY: -19.2%
• Rents YoY: 2.1%
• Active inventory: 219
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$1,185
• Tax from tax record: −$268 /mo · $3,217/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $29

Break-even live

Break-even rent $1,958

Max offer price $225,900

Occupancy floor 94%

Sensitivity live

Price	-10% $157	-5% $93	+0% $29	+5% $-35	+10% $-99
Rent	-10% $-128	-5% $-50	+0% $29	+5% $108	+10% $187
Rate	-1.0pp $143	-0.5pp $87	base $29	+0.5pp $-29	+1.0pp $-89

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: $56,475
• Closing costs: $6,777
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8697 Elmo Ln Jacksonville, FL	4.0	2.5	1500	$1,975	$1.32	25d	1	0.20mi
8642 Hammond Forest Dr Jacksonville, FL	3.0	2.0	1773	$1,900	$1.07	19d	1	0.41mi
8642 Hammond Forest Dr Jacksonville, FL	3.0	2.0	1773	$1,900	$1.07	9d	1	0.41mi
1484 Bloomingdale Rd Jacksonville, FL	3.0	2.0	1266	$1,899	$1.50	6d	1	0.50mi
8311 Santman Ct Jacksonville, FL	3.0	2.0	1268	$1,400	$1.10	25d	1	0.51mi
1512 Rebecca Dr Jacksonville, FL	3.0	2.0	1694	$1,895	$1.12	16d	1	0.72mi
9099 Rockpond Meadows Dr Jacksonville, FL	3.0	2.0	1688	$1,955	$1.16	19d	1	0.77mi
8054 Graff Ln Jacksonville, FL	3.0	2.0	1117	$1,699	$1.52	3d	1	0.84mi
726 Sailor Grove Ln Jacksonville, FL	4.0	2.5	1554	$1,850	$1.19	4d	1	0.98mi
9183 Raptor Dr Jacksonville, FL	3.0	2.0	1091	$1,724	$1.58	6d	1	1.07mi
1485 Fouraker Rd Jacksonville, FL	1.0–3.0	1.0–2.0	947	$1,965	$2.07	4d	55	1.08mi
7777 Normandy Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1040	$1,999	$1.92	5d	19	1.15mi
1299 Summit Oaks Dr E Jacksonville, FL	3.0	2.0	1610	$2,200	$1.37	3d	1	1.16mi
9101 Normandy Blvd Jacksonville, FL	2.0–3.0	1.0–2.0	994	$1,629	$1.64	5d	1	1.18mi
1266 Summit Oaks Dr E Jacksonville, FL	3.0	2.0	1632	$2,160	$1.32	4d	1	1.18mi
1116 Palisades Dr Jacksonville, FL	3.0	2.0	1161	$1,550	$1.34	4d	1	1.22mi
8054 Paschal St Jacksonville, FL	4.0	1.0	1192	$1,850	$1.55	25d	1	1.25mi
2050 Monteau Dr Jacksonville, FL	4.0	2.0	1178	$1,348	$1.14	18d	1	1.49mi

Listing history 40 events

1. 2026-06-21
   days on market $225,900 Active 82 DOM
2. 2026-06-18
   days on market $225,900 Active 79 DOM
3. 2026-06-17
   days on market $225,900 Active 78 DOM
4. 2026-06-16
   days on market $225,900 Active 77 DOM
5. 2026-06-15
   days on market $225,900 Active 76 DOM
6. 2026-06-13
   pricedays on market $225,900 Active 73 DOM
7. 2026-06-10
   days on market $239,999 Active 70 DOM
8. 2026-06-08
   days on market $239,999 Active 69 DOM
9. 2026-06-07
   days on market $239,999 Active 68 DOM
10. 2026-06-03
    days on market $239,999 Active 64 DOM
11. 2026-06-02
    days on market $239,999 Active 63 DOM
12. 2026-06-01
    days on market $239,999 Active 62 DOM
13. 2026-05-31
    days on market $239,999 Active 61 DOM
14. 2026-05-11
    price $249,950
15. 2026-04-27
    price $279,950
16. 2026-03-31
    listed $313,000 Active
17. 2026-01-22
    historical 401-char remark

    Show marketing remark (401 chars)

    BRAND NEW ROOF! Welcome home to this beautifully updated 3 bedroom, 2 bath property featuring brand new LVP flooring, fresh paint, an updated kitchen, and modernized bathrooms. Sitting on a large lot with a detached garage, there's plenty of room for storage, hobbies, or outdoor entertaining. Conveniently located just a short drive to Downtown Jacksonville, shopping, dining, and Historic Riverside!

18. 2026-01-05
    status Active 401-char remark

    Show marketing remark (401 chars)

    BRAND NEW ROOF! Welcome home to this beautifully updated 3 bedroom, 2 bath property featuring brand new LVP flooring, fresh paint, an updated kitchen, and modernized bathrooms. Sitting on a large lot with a detached garage, there's plenty of room for storage, hobbies, or outdoor entertaining. Conveniently located just a short drive to Downtown Jacksonville, shopping, dining, and Historic Riverside!

19. 2025-10-30
    historical Active Under Contract 401-char remark

    Show marketing remark (401 chars)

    BRAND NEW ROOF! Welcome home to this beautifully updated 3 bedroom, 2 bath property featuring brand new LVP flooring, fresh paint, an updated kitchen, and modernized bathrooms. Sitting on a large lot with a detached garage, there's plenty of room for storage, hobbies, or outdoor entertaining. Conveniently located just a short drive to Downtown Jacksonville, shopping, dining, and Historic Riverside!

20. 2025-10-14
    listed $255,000 Active 401-char remark

    Show marketing remark (401 chars)

    BRAND NEW ROOF! Welcome home to this beautifully updated 3 bedroom, 2 bath property featuring brand new LVP flooring, fresh paint, an updated kitchen, and modernized bathrooms. Sitting on a large lot with a detached garage, there's plenty of room for storage, hobbies, or outdoor entertaining. Conveniently located just a short drive to Downtown Jacksonville, shopping, dining, and Historic Riverside!

21. 2025-05-25
    historical $1,695
22. 2025-05-01
    listed $1,695
23. 2021-11-30
    soldstatus $146,500
24. 2013-08-30
    soldstatus $48,112 588-char remark

    Show marketing remark (588 chars)

    Concrete block 3/2 home with a office/study. Located on an over sized lot, fence yard. Large kitchen inside laundry room. Being SOLD ''As Is''. Electric / water are not on. Seller/agent makes no representation/warranties expressed/implied as to condition of property.''Prior to Seller receipt and approval of the full title package from foreclosure, title to the property will be conveyed by quit claim deed'' Property was built prior to 1978 and lead base paint may potentially exist. We have multi offers. Please submit Highest & Best NLT 2PM 07/19/2013. See Docs for Multi form

25. 2013-06-28
    listed $46,000 588-char remark

    Show marketing remark (588 chars)

    Concrete block 3/2 home with a office/study. Located on an over sized lot, fence yard. Large kitchen inside laundry room. Being SOLD ''As Is''. Electric / water are not on. Seller/agent makes no representation/warranties expressed/implied as to condition of property.''Prior to Seller receipt and approval of the full title package from foreclosure, title to the property will be conveyed by quit claim deed'' Property was built prior to 1978 and lead base paint may potentially exist. We have multi offers. Please submit Highest & Best NLT 2PM 07/19/2013. See Docs for Multi form

26. 2010-10-27
    historical
27. 2010-04-27
    listed $92,000
28. 2006-01-10
    soldstatus $136,500
29. 2005-12-29
    historical
30. 2005-12-28
    soldstatus $136,500
31. 2005-10-20
    listed $144,900
32. 2004-06-06
    historical
33. 2003-12-06
    listed $99,500
34. 2003-02-12
    soldstatus $83,000
35. 2003-01-31
    soldstatus $83,000
36. 2003-01-22
    historical
37. 2002-02-11
    listed $83,000
38. 2001-05-25
    soldstatus $119,200
39. 2000-04-11
    soldstatus $80,000
40. 1994-08-31
    soldstatus $30,000

ⓘ 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: $3,217 · $268/mo
• Projected year-2 tax: $3,217 · $268/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,941
• − Mortgage interest: −$12,654
• − Property taxes: −$3,217
• − Insurance: −$1,130
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$6,572
• Taxable loss: −$3,461
• Est. tax savings @ 24.0%: +$831
• After-tax cash flow: $1,182/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): 32,833
• Household income: $82,969
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 516.0

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 0.65)
• Race & ethnicity: White 48% Black 33% Hispanic / Latino 9% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Italian 3% Slovak 2% Hispanic 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 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: ▼ -62.74%
• Current HPI: 263.7591
• Rent YoY: ▲ 2.12%
• 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

+733.2% since first listed

27 events — show timeline

• 2026-05-11 Price Changed $249,950 realMLS
• 2026-04-27 Price Changed $279,950 realMLS
• 2026-03-31 Listed $313,000 realMLS
• 2026-01-22 Listing Removed — realMLS
• 2026-01-05 Relisted — realMLS
• 2025-10-30 Contingent — realMLS
• 2025-10-14 Listed $255,000 realMLS
• 2025-05-25 Rental Removed $1,695 RENTLY
• 2025-05-01 Listed for Rent $1,695 RENTLY
• 2021-11-30 Sold (Public Records) $146,500 Public Records
• 2013-08-30 Sold (MLS) $48,112 realMLS
• 2013-06-28 Listed $46,000 realMLS
• 2010-10-27 Listing Removed — realMLS
• 2010-04-27 Listed $92,000 realMLS
• 2006-01-10 Sold (Public Records) $136,500 Public Records
• 2005-12-29 Listing Removed — realMLS
• 2005-12-28 Sold (MLS) $136,500 realMLS
• 2005-10-20 Listed $144,900 realMLS
• 2004-06-06 Listing Removed — realMLS
• 2003-12-06 Listed $99,500 realMLS
• 2003-02-12 Sold (Public Records) $83,000 Public Records
• 2003-01-31 Sold (MLS) $83,000 realMLS
• 2003-01-22 Listing Removed — realMLS
• 2002-02-11 Listed $83,000 realMLS
• 2001-05-25 Sold (Public Records) $119,200 Public Records
• 2000-04-11 Sold (Public Records) $80,000 Public Records
• 1994-08-31 Sold (Public Records) $30,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $3,217 · +9.6% YoY. Source: county tax records.