276 McDuff Ave S · Jacksonville, FL 32254

$114,900

3 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 92 Days on market

Built 1941 7,840 sqft lot Est $164k · 30% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Appreciation +6.7/10.0
• 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

Fixer upper for great price. Owner motivated

Key facts

• Wood and tile floors
• Timeless molding
• Florida bungalow

Tags

• FLORIDA BUNGALOW
• HISTORIC RIVERSIDE DISTRICT
• EMERALD TRAIL PROJECT
• HIGH CEILINGS
• WOOD AND TILE FLOORS
• TIMELESS MOLDING

Property features AI

Finance

• Other: Unfurnished
• HOA & community: Not a senior community

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Residential use
• Exterior features: Chain link and wood fencing; Shingle roof; Lot approximately 0.18 acres

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floor plan
• Laundry & utility: Washer hookup; Electric dryer hookup; In-unit laundry

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 $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 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).

Forward outlook

• In year one you build about $5k of equity ($794 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $163,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2908 Spencer St	0.21mi	3/2.0	1,100 (-3%)	0mo	$158,000	$144	80
3127 Dignan St	0.16mi	3/2.0	1,197 (+5%)	2mo	$210,000	$175	78
2881 Lenox Ave	0.31mi	3/1.0	1,068 (-6%)	2mo	$90,000	$84	74
3205 Dignan St	0.26mi	3/2.0	1,080 (-5%)	2mo	$140,000	$130	74
156 Willow Branch Ave	0.22mi	4/2.0 (+1)	1,268 (+12%)	0mo	$105,000	$83	61
2667 Amy St	0.58mi	3/1.0	1,038 (-9%)	0mo	$117,000	$113	58
724 James St	0.60mi	3/2.0	1,207 (+6%)	2mo	$265,000	$220	56
3557 Dillon St	0.58mi	3/1.5	1,035 (-9%)	1mo	$180,000	$174	56
3053 Gilmore St	0.46mi	2/1.0 (-1)	1,008 (-11%)	0mo	$130,000	$129	54
3333 Ernest St	0.66mi	3/1.0	984 (-13%)	1mo	$207,000	$210	46
357 Smith St	0.60mi	3/2.0	1,000 (-12%)	3mo	$142,000	$142	46
3332 Dellwood Ave	0.72mi	2/1.0 (-1)	1,023 (-10%)	0mo	$184,000	$180	45

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: 18.1%
• Equity multiple: 2.05×
• Total profit: $33,713
• Equity at exit: $54,355

10-year hold

• IRR: 18.5%
• Equity multiple: 3.73×
• Total profit: $87,857
• Equity at exit: $85,923

Cash invested: $32,172 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$603
• Tax from tax record: −$144 /mo · $1,732/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $300

Break-even live

Break-even rent $1,006

Max offer price $114,900

Occupancy floor 73%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3035 Fitzgerald St Jacksonville, FL	2.0	1.0	900	$1,021	$1.13	2d	1	0.09mi
3118 Dignan St Jacksonville, FL	4.0	2.0	1103	$1,148	$1.04	1d	1	0.13mi
420 Sunshine St Jacksonville, FL	3.0	2.0	1050	$1,350	$1.29	1d	1	0.38mi
3318 Dignan St Jacksonville, FL	3.0	2.0	960	$1,200	$1.25	23d	1	0.39mi
3159 Phyllis St Jacksonville, FL	3.0	2.0	1209	$1,561	$1.29	2d	1	0.40mi
3319 Hunt St Jacksonville, FL	3.0	1.0	924	$1,295	$1.40	23d	1	0.40mi
3323 Nolan St Jacksonville, FL	3.0	1.0	927	$1,050	$1.13	1d	1	0.40mi
3352 Dillon St Jacksonville, FL	3.0	2.0	1229	$1,372	$1.12	23d	1	0.45mi
3236 Phyllis St Unit 3244 Jacksonville, FL	2.0	1.0	720	$850	$1.18	23d	1	0.47mi
3250 Phyllis St Jacksonville, FL	2.0	1.0	720	$850	$1.18	23d	1	0.48mi
3515 Dignan St Jacksonville, FL	3.0	1.0	915	$1,036	$1.13	2d	1	0.50mi
3356 Lenox Ave Jacksonville, FL	2.0	1.0	899	$999	$1.11	23d	1	0.51mi
2980 Ernest St Jacksonville, FL	2.0	1.0	920	$1,200	$1.30	23d	1	0.52mi
3347 Phyllis St Jacksonville, FL	3.0	2.0	1145	$1,395	$1.22	23d	1	0.56mi
2410 McQuade St Jacksonville, FL	3.0	2.0	1307	$1,425	$1.09	23d	1	0.56mi
3550 Edison Ave Jacksonville, FL	3.0	2.0	1230	$1,463	$1.19	4d	1	0.57mi
809 McDuff Ave S Jacksonville, FL	2.0	1.0	1006	$995	$0.99	4d	1	0.58mi
3233 Dellwood Ave Jacksonville, FL	2.0	2.0	1000	$1,750	$1.75	23d	1	0.61mi
371 Smith St Jacksonville, FL	3.0	2.0	1050	$1,325	$1.26	4d	1	0.62mi
2812 Ernest St Jacksonville, FL	3.0	1.0	1461	$2,800	$1.92	23d	1	0.62mi
2587 Orchard St Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	7d	1	0.64mi
3312 Ernest St Jacksonville, FL	3.0	1.0	1065	$1,148	$1.08	23d	1	0.64mi
3688 Dillon St Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	23d	1	0.67mi
3036 Green St Jacksonville, FL	3.0	1.0	924	$1,495	$1.62	23d	1	0.67mi
3353 Dellwood Ave Jacksonville, FL	3.0	1.0	934	$1,595	$1.71	17d	1	0.70mi
841 Ontario St Jacksonville, FL	2.0	1.0	1000	$1,285	$1.28	23d	1	0.71mi
676 Bridal Ave Jacksonville, FL	3.0	2.0	1008	$1,450	$1.44	23d	1	0.71mi
2759 Dellwood Ave Jacksonville, FL	3.0	2.0	1080	$2,100	$1.94	19d	1	0.74mi
717 King St Jacksonville, FL	3.0	2.0	1132	$1,800	$1.59	17d	1	0.74mi
3313 Green St Jacksonville, FL	3.0	1.0	1058	$1,450	$1.37	7d	1	0.74mi
715 Ralph St Jacksonville, FL	4.0	2.0	1338	$2,195	$1.64	4d	1	0.77mi
3609 Dellwood Ave Jacksonville, FL	2.0	2.0	936	$1,495	$1.60	23d	1	0.82mi
3233 Post St Jacksonville, FL	2.0	1.0	750	$1,095	$1.46	23d	1	0.84mi
3302 College St Jacksonville, FL	3.0	1.0	1174	$1,095	$0.93	7d	1	0.84mi
912 Huron St Jacksonville, FL	2.0	1.0	900	$1,100	$1.22	14d	1	0.85mi
2803 College St Jacksonville, FL	2.0	1.0	1100	$1,550	$1.41	13d	1	0.86mi
2701 Myra St Jacksonville, FL	3.0	1.0	1065	$1,595	$1.50	21d	1	0.86mi
3352 College St Jacksonville, FL	3.0	2.0	1335	$1,550	$1.16	14d	1	0.89mi
2561 Rosselle St #1 Jacksonville, FL	3.0	3.0	1287	$1,395	$1.08	23d	1	0.89mi
2128 Woodside St Jacksonville, FL	2.0	1.0	776	$895	$1.15	23d	1	0.91mi

Listing history 24 events

1. 2026-06-08
   days on market $114,900 Active 92 DOM
2. 2026-06-07
   days on market $114,900 Active 91 DOM
3. 2026-06-03
   days on market $114,900 Active 87 DOM
4. 2026-06-02
   days on market $114,900 Active 86 DOM
5. 2026-06-01
   days on market $114,900 Active 85 DOM
6. 2026-05-31
   days on market $114,900 Active 84 DOM
7. 2026-03-29
   price $114,900
8. 2026-03-23
   price $124,900
9. 2026-03-08
   listed $129,900 Active
10. 2022-11-04
    soldstatus $79,000 Sold 44-char remark

    Show marketing remark (44 chars)

    Fixer upper for great price. Owner motivated

11. 2022-08-10
    listed $89,000 Active 44-char remark

    Show marketing remark (44 chars)

    Fixer upper for great price. Owner motivated

12. 2021-06-14
    soldstatus $65,000
13. 2020-10-11
    historical
14. 2020-05-10
    price $75,000
15. 2020-04-11
    listed $87,000 Active
16. 2005-12-31
    soldstatus $55,000
17. 2005-10-21
    historical
18. 2005-09-06
    listed $69,900
19. 2005-09-06
    historical
20. 2005-06-07
    listed $79,900
21. 2005-06-07
    historical
22. 2005-06-07
    historical
23. 2004-10-25
    listed $79,900
24. 2004-10-25
    listed $89,900

ⓘ 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: $1,732 · $144/mo
• Projected year-2 tax: $1,732 · $144/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 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: $16,630
• − Mortgage interest: −$6,436
• − Property taxes: −$1,732
• − Insurance: −$574
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,343
• Taxable income: $1,884
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,148/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

+43.8% since first listed

18 events — show timeline

• 2026-03-29 Price Changed $114,900 realMLS
• 2026-03-23 Price Changed $124,900 realMLS
• 2026-03-08 Listed $129,900 realMLS
• 2022-11-04 Sold (MLS) $79,000 realMLS
• 2022-08-10 Listed $89,000 realMLS
• 2021-06-14 Sold (Public Records) $65,000 Public Records
• 2020-10-11 Listing Removed — realMLS
• 2020-05-10 Price Changed $75,000 realMLS
• 2020-04-11 Listed $87,000 realMLS
• 2005-12-31 Sold (Public Records) $55,000 Public Records
• 2005-10-21 Listing Removed — realMLS
• 2005-09-06 Listing Removed — realMLS
• 2005-09-06 Listed $69,900 realMLS
• 2005-06-07 Listing Removed — realMLS
• 2005-06-07 Listing Removed — realMLS
• 2005-06-07 Listed $79,900 realMLS
• 2004-10-25 Listed $89,900 realMLS
• 2004-10-25 Listed $79,900 realMLS

Property tax history

+11.3%/yr

Latest (2025): $1,732 · +17.4% YoY. Source: county tax records.