316 Ivy St · Jacksonville, FL 32206

$99,500

3 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 35 Days on market

Built 1924 5,662 sqft lot Est $165k · 40% 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must be shown with a licensed agent, no unescorted buyers please. Proof of funds or pre-qual letter must be presented with all offers.Must close with sellers closing agent.Seller does not pay for a survey .Min $1000 binder deposit

Key facts

• 5,662 sq ft lot
• Built 1924
• Listed 35 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Residential use
• Exterior features: 0.13-acre lot; No private pool

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 flat; 194 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 40% of the median local income ($39k/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 $688 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

• It's been on market 35 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $38k; list at $100k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.40%
• DSCR: 1.64
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $165,354
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 W 41st St	0.21mi	3/2.0	1,268 (-3%)	2mo	$125,000	$99	80
4710 Springfield Blvd	0.17mi	3/2.0	1,208 (-7%)	4mo	$170,000	$141	73
4808 Silver St	0.14mi	3/1.0	1,120 (-14%)	1mo	$135,000	$121	70
3918 Springfield Blvd	0.37mi	3/2.0	1,222 (-6%)	3mo	$185,000	$151	66
662 Beechwood St	0.24mi	4/2.0 (+1)	1,208 (-7%)	4mo	$153,000	$127	64
264 E 45th St	0.74mi	3/1.0	1,328 (+2%)	2mo	$105,000	$79	61
33 E 29th St	0.45mi	4/2.0 (+1)	1,169 (-10%)	1mo	$216,000	$185	52
3317 N Laura St	0.61mi	4/2.0 (+1)	1,364 (+5%)	3mo	$65,000	$48	52
118 E 45th St	0.61mi	3/1.0	1,132 (-13%)	3mo	$161,000	$142	48
140 E 45th St	0.63mi	3/2.0	1,166 (-10%)	4mo	$194,000	$166	45
3032 Laura St N	0.74mi	3/1.0	1,150 (-12%)	4mo	$70,000	$61	43
329 Demper Dr	0.72mi	3/2.0	1,140 (-12%)	5mo	$145,000	$127	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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,519
• Equity at exit: $14,836

10-year hold

• IRR: 9.8%
• Equity multiple: 1.69×
• Total profit: $19,188
• Equity at exit: $8,603

Cash invested: $27,860 (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 32206

• Home prices YoY: -23.7%
• Rents YoY: 0.9%
• Active inventory: 194
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$522
• Tax from tax record: −$145 /mo · $1,740/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $334

Break-even live

Break-even rent $896

Max offer price $99,500

Occupancy floor 70%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Ivy St Jacksonville, FL	2.0	1.0	900	$995	$1.11	24d	1	0.08mi
331 W 40th St Jacksonville, FL	4.0	2.0	1536	$1,375	$0.90	4d	1	0.12mi
451 Long Branch Blvd Unit 451 Jacksonville, FL	2.0	1.0	1000	$1,350	$1.35	24d	1	0.13mi
4526 Fairview St Jacksonville, FL	2.0	1.0	1575	$980	$0.62	17d	1	0.18mi
643 Linwood Ave Jacksonville, FL	3.0	2.0	1232	$1,325	$1.08	3d	1	0.22mi
326 Basswood St Jacksonville, FL	3.0	2.0	1317	$1,550	$1.18	24d	1	0.29mi
141 W 43rd St Jacksonville, FL	3.0	2.0	1022	$1,231	$1.20	3d	1	0.32mi
28 W 33rd St Jacksonville, FL	4.0	1.0	1395	$898	$0.64	8d	1	0.32mi
666 Basswood St Jacksonville, FL	3.0	1.0	1002	$1,400	$1.40	24d	1	0.38mi
5035 N Main St Jacksonville, FL	3.0	1.0–2.0	816	$1,459	$1.79	24d	69	0.39mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	24d	1	0.40mi
118 W 28th St Jacksonville, FL	3.0	2.0	1332	$1,250	$0.94	24d	1	0.44mi
3728 Silver St Jacksonville, FL	2.0	1.0	916	$1,100	$1.20	24d	1	0.44mi
421 Golfair Blvd Jacksonville, FL	4.0	2.5	1761	$1,381	$0.78	16d	1	0.44mi
26 W 27th St Jacksonville, FL	3.0	2.0	1512	$1,300	$0.86	24d	1	0.52mi
425 W 47th St Jacksonville, FL	3.0	1.5	1083	$1,193	$1.10	8d	1	0.53mi
562 W 49th St Jacksonville, FL	3.0	1.0	1091	$1,195	$1.10	24d	1	0.53mi
5514 Long St Jacksonville, FL	2.0	1.0	941	$1,250	$1.33	2d	1	0.53mi
5616 Calvin Ave Jacksonville, FL	3.0	1.0	1008	$1,195	$1.19	8d	1	0.56mi
319 W 49th St Jacksonville, FL	2.0	1.0	977	$1,200	$1.23	24d	1	0.58mi
205 E 44th St Jacksonville, FL	3.0	1.0	955	$1,075	$1.13	21d	1	0.62mi
528 W 25th St Jacksonville, FL	2.0	1.0	944	$1,100	$1.17	24d	1	0.63mi
347 W 23rd St Jacksonville, FL	3.0	1.5	1176	$1,112	$0.95	8d	1	0.66mi
204 W 23rd St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	2d	1	0.67mi
34 W 23rd St Jacksonville, FL	3.0	1.5	962	$1,400	$1.46	24d	1	0.68mi
3747 Peachtree St Jacksonville, FL	3.0	2.0	1082	$1,410	$1.30	4d	1	0.70mi
664 Escambia St Jacksonville, FL	3.0	2.0	1352	$1,500	$1.11	17d	1	0.71mi
646 Escambia St Jacksonville, FL	3.0	2.0	1200	$1,395	$1.16	21d	1	0.71mi
217 E 48th St Jacksonville, FL	3.0	1.0	979	$1,096	$1.12	11d	1	0.76mi
3020 N Laura St Jacksonville, FL	3.0	1.0	1162	$1,300	$1.12	24d	1	0.78mi
345 E 44th St Jacksonville, FL	3.0	1.0	1145	$1,150	$1.00	24d	1	0.78mi
6418 Sapphire Dr Jacksonville, FL	3.0	1.5	1296	$1,350	$1.04	24d	1	0.80mi
349 E 45th St Jacksonville, FL	2.0	1.0	954	$1,175	$1.23	8d	1	0.81mi
522 W 21st St Jacksonville, FL	3.0	2.0	1045	$1,350	$1.29	24d	1	0.83mi
356 Duray Ct Jacksonville, FL	3.0	2.0	1070	$1,425	$1.33	14d	1	0.84mi
385 Duray Ct Jacksonville, FL	3.0	1.0	932	$1,250	$1.34	20d	1	0.84mi
33 W 55th St Jacksonville, FL	4.0	2.0	1387	$1,321	$0.95	3d	1	0.84mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,075	$1.00	4d	1	0.89mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,095	$1.02	21d	1	0.89mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,095	$1.02	21d	1	0.89mi

Listing history 19 events

1. 2026-06-10
   days on market $99,500 Active 35 DOM
2. 2026-06-08
   days on market $99,500 Active 34 DOM
3. 2026-06-07
   days on market $99,500 Active 33 DOM
4. 2026-06-05
   days on market $99,500 Active 30 DOM
5. 2026-06-03
   days on market $99,500 Active 29 DOM
6. 2026-06-02
   days on market $99,500 Active 28 DOM
7. 2026-06-01
   days on market $99,500 Active 27 DOM
8. 2026-05-31
   days on market $99,500 Active 26 DOM
9. 2026-05-05
   listed $99,500 Active
10. 2008-01-30
    historical 230-char remark

    Show marketing remark (230 chars)

    Must be shown with a licensed agent, no unescorted buyers please. Proof of funds or pre-qual letter must be presented with all offers.Must close with sellers closing agent.Seller does not pay for a survey .Min $1000 binder deposit

11. 2008-01-28
    soldstatus $38,500 230-char remark

    Show marketing remark (230 chars)

    Must be shown with a licensed agent, no unescorted buyers please. Proof of funds or pre-qual letter must be presented with all offers.Must close with sellers closing agent.Seller does not pay for a survey .Min $1000 binder deposit

12. 2007-12-10
    listed $39,900 230-char remark

    Show marketing remark (230 chars)

    Must be shown with a licensed agent, no unescorted buyers please. Proof of funds or pre-qual letter must be presented with all offers.Must close with sellers closing agent.Seller does not pay for a survey .Min $1000 binder deposit

13. 2003-12-22
    soldstatus $83,000
14. 2003-07-06
    historical 294-char remark

    Show marketing remark (294 chars)

    HUD OWNED & SUBJECT TO RULES. OFFERED AS IS. PARTICIPATING BROKERS MAY RECEIVE UP TO 5%. SEE WWW.FIRSTPRESTON.COM FOR RULES. LIENS/CODE VIOLATIONSMAY/MAY NOT EXIST. BUYER/BROKER TO RESOLVE NOT FHA ELIGIBLE HUD CASE 091-327836 USE HUD MASTER KEY TO SHOW CALL FOR ASSISTANCE EXCESSIVE REPAIRS

15. 2003-06-26
    soldstatus $37,000 294-char remark

    Show marketing remark (294 chars)

    HUD OWNED & SUBJECT TO RULES. OFFERED AS IS. PARTICIPATING BROKERS MAY RECEIVE UP TO 5%. SEE WWW.FIRSTPRESTON.COM FOR RULES. LIENS/CODE VIOLATIONSMAY/MAY NOT EXIST. BUYER/BROKER TO RESOLVE NOT FHA ELIGIBLE HUD CASE 091-327836 USE HUD MASTER KEY TO SHOW CALL FOR ASSISTANCE EXCESSIVE REPAIRS

16. 2003-05-15
    listed $31,000 294-char remark

    Show marketing remark (294 chars)

    HUD OWNED & SUBJECT TO RULES. OFFERED AS IS. PARTICIPATING BROKERS MAY RECEIVE UP TO 5%. SEE WWW.FIRSTPRESTON.COM FOR RULES. LIENS/CODE VIOLATIONSMAY/MAY NOT EXIST. BUYER/BROKER TO RESOLVE NOT FHA ELIGIBLE HUD CASE 091-327836 USE HUD MASTER KEY TO SHOW CALL FOR ASSISTANCE EXCESSIVE REPAIRS

17. 2000-03-30
    soldstatus $69,900
18. 1999-12-07
    soldstatus $40,500
19. 1982-02-17
    soldstatus $25,000

ⓘ 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: $1,740 · $145/mo
• Projected year-2 tax: $1,740 · $145/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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,836
• − Mortgage interest: −$5,574
• − Property taxes: −$1,740
• − Insurance: −$498
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,895
• Taxable income: $2,596
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $3,388/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): 17,105
• Household income: $39,242
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1057.0

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 (65%)
• Race & ethnicity: Black 65% White 22% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Arabic 1% German/W. Germanic 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: ▼ -64.55%
• Current HPI: 208.1852
• Rent YoY: ▲ 0.94%
• 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

+298.0% since first listed

11 events — show timeline

• 2026-05-05 Listed $99,500 realMLS
• 2008-01-30 Listing Removed — realMLS
• 2008-01-28 Sold (MLS) $38,500 realMLS
• 2007-12-10 Listed $39,900 realMLS
• 2003-12-22 Sold (Public Records) $83,000 Public Records
• 2003-07-06 Listing Removed — realMLS
• 2003-06-26 Sold (MLS) $37,000 realMLS
• 2003-05-15 Listed $31,000 realMLS
• 2000-03-30 Sold (Public Records) $69,900 Public Records
• 1999-12-07 Sold (Public Records) $40,500 Public Records
• 1982-02-17 Sold (Public Records) $25,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,740 · +19.3% YoY. Source: county tax records.