3842 Boulevard · Jacksonville, FL 32206

$99,999

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 148 Days on market

Built 1924 4,791 sqft lot Est $93k · 7% over

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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).

• Cash flow +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +5.7/10.0
• ARV discount +4.2/15.0
• 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

PRICE REDUCTION...INVESTOR ALERT!! Bring ALL OFFERS... Clean 2 bedroom 1 bath Home with fireplace. Bathroom looks updated. Beautiful old hardwood floors. Sold “as-is” without repairs or warranty. Seller has no knowledge of the property history, no disclosures supplied.

Key facts

• 4,791 sq ft lot
• Built 1924
• Listed 148 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electricity connected; Water connected
• Home design: Single family residence; Used as an investment property
• Exterior features: Lot size approximately 0.11 acres; No private pool

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Central heating; Central air
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/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: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Market conditions: Rents flat; 200 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 33% 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 $691 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 148 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.

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 $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1924 — 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: 1.07% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $93,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 Birch St	0.11mi	3/1.0 (+1)	1,008 (+3%)	4mo	$50,000	$50	82
2822 Flanders St #8-19	0.54mi	2/1.0	983 (+0%)	5mo	$58,000	$59	70
2830 Saturn Ave	0.57mi	3/1.0 (+1)	960 (-2%)	2mo	$72,000	$75	64
28 W 35th St	0.39mi	3/1.5 (+1)	1,034 (+6%)	4mo	$110,000	$106	62
4562 Notter Ave	0.29mi	3/2.0 (+1)	1,052 (+7%)	4mo	$139,000	$132	62
705 Oak Arbor Cir	0.23mi	3/2.0 (+1)	1,094 (+12%)	1mo	$160,000	$146	60
1004 W 26th St	0.58mi	3/1.0 (+1)	936 (-4%)	2mo	$102,500	$110	59
632 Ivy St	0.40mi	3/1.0 (+1)	890 (-9%)	5mo	$45,000	$51	56
3410 N Lee St	0.60mi	3/1.0 (+1)	1,056 (+8%)	3mo	$100,000	$95	52
4808 Silver St	0.47mi	3/1.0 (+1)	1,120 (+14%)	1mo	$135,000	$121	49
2727 N N Davis Rd St	0.71mi	3/1.0 (+1)	904 (-8%)	1mo	$78,000	$86	48
1125 W 29th St	0.70mi	3/1.0 (+1)	864 (-12%)	4mo	$73,000	$84	39

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-5,899
• Equity at exit: $14,910

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $2,344
• Equity at exit: $8,646

Cash invested: $28,000 (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: 200
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,071 high
• Mortgage (P&I): −$524
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $196

Break-even live

Break-even rent $823

Max offer price $99,999

Occupancy floor 77%

Sensitivity live

Price	-10% $253	-5% $224	+0% $196	+5% $168	+10% $139
Rent	-10% $111	-5% $154	+0% $196	+5% $238	+10% $281
Rate	-1.0pp $246	-0.5pp $222	base $196	+0.5pp $170	+1.0pp $144

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	22d	1	0.05mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	15d	1	0.05mi
3933 Boulevard #2 Jacksonville, FL	2.0	1.0	684	$748	$1.09	9d	1	0.06mi
3732 Lehigh St Jacksonville, FL	2.0	1.0	850	$900	$1.06	16d	1	0.12mi
3730 Lehigh St Unit 3730 Jacksonville, FL	2.0	1.0	850	$900	$1.06	16d	1	0.12mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	5d	1	0.15mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	25d	1	0.15mi
154 W 28th St Jacksonville, FL	2.0	2.0	818	$1,138	$1.39	18d	1	0.20mi
528 W 25th St Jacksonville, FL	2.0	1.0	944	$1,100	$1.17	25d	1	0.25mi
666 Basswood St Jacksonville, FL	3.0	1.0	1002	$1,400	$1.40	25d	1	0.25mi
451 Long Branch Blvd Unit 451 Jacksonville, FL	2.0	1.0	1000	$1,350	$1.35	25d	1	0.26mi
3728 Silver St Jacksonville, FL	2.0	1.0	916	$1,100	$1.20	25d	1	0.27mi
519 W 23rd St Jacksonville, FL	1.0	1.0	624	$775	$1.24	25d	1	0.31mi
539 W 23rd St #3 Jacksonville, FL	1.0	1.0	795	$775	$0.97	25d	1	0.32mi
204 W 23rd St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	3d	1	0.37mi
511 Ivy St Jacksonville, FL	2.0	1.0	900	$995	$1.11	25d	1	0.38mi
134 W 23rd St Jacksonville, FL	2.0	1.0	768	$1,050	$1.37	25d	1	0.39mi
849 W 30th St Apt 3 Jacksonville, FL	2.0	1.0	750	$965	$1.29	25d	1	0.41mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	25d	1	0.44mi
522 W 21st St Jacksonville, FL	3.0	2.0	1045	$1,350	$1.29	25d	1	0.44mi
34 W 23rd St Jacksonville, FL	3.0	1.5	962	$1,400	$1.46	25d	1	0.44mi
4918 N Pearl St Jacksonville, FL	2.0	1.0	850	$895	$1.05	25d	1	0.47mi
101 W 21st St Unit 2 Jacksonville, FL	2.0	1.0	635	$1,085	$1.71	25d	1	0.47mi
917 W 30th St Jacksonville, FL	2.0	1.0	672	$1,200	$1.79	18d	1	0.47mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,075	$1.00	5d	1	0.51mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,095	$1.02	22d	1	0.51mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,095	$1.02	22d	1	0.51mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,075	$1.00	15d	1	0.51mi
22 W 38th St Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	25d	1	0.51mi
2906 Silver St Unit 01 Jacksonville, FL	2.0	1.0	840	$895	$1.07	25d	1	0.52mi
916 W 25th St Jacksonville, FL	2.0	1.0	816	$1,025	$1.26	18d	1	0.52mi
610 W 18th St Unit 2 Jacksonville, FL	2.0	1.0	750	$825	$1.10	3d	1	0.60mi
610 W 18th St Unit 1 Jacksonville, FL	2.0	1.0	750	$825	$1.10	25d	1	0.60mi
3416 N Lee St Unit 1 Jacksonville, FL	2.0	1.0	680	$995	$1.46	25d	1	0.61mi
2817 Mars Ave Jacksonville, FL	2.0	1.0	945	$975	$1.03	22d	1	0.63mi
3902 Stuart St Jacksonville, FL	2.0	2.0	1114	$1,050	$0.94	25d	1	0.65mi
2811 Venus St Jacksonville, FL	2.0	1.0	830	$1,087	$1.31	5d	1	0.66mi
1104 W 29th St Unit 1104 Jacksonville, FL	2.0	1.0	624	$850	$1.36	25d	1	0.68mi
141 W 43rd St Jacksonville, FL	3.0	2.0	1022	$1,231	$1.20	4d	1	0.71mi
5035 N Main St Jacksonville, FL	3.0	1.0–2.0	816	$1,181	$1.45	25d	69	0.72mi

Listing history 27 events

1. 2026-06-18
   days on market $99,999 Active 148 DOM
2. 2026-06-17
   days on market $99,999 Active 147 DOM
3. 2026-06-16
   days on market $99,999 Active 146 DOM
4. 2026-06-15
   days on market $99,999 Active 145 DOM
5. 2026-06-10
   days on market $99,999 Active 139 DOM
6. 2026-06-08
   days on market $99,999 Active 138 DOM
7. 2026-06-08
   days on market $99,999 Active 137 DOM
8. 2026-06-03
   days on market $99,999 Active 133 DOM
9. 2026-06-02
   days on market $99,999 Active 132 DOM
10. 2026-06-01
    days on market $99,999 Active 131 DOM
11. 2026-05-31
    days on market $99,999 Active 130 DOM
12. 2026-02-22
    price $99,999
13. 2026-02-12
    price $100,000
14. 2026-01-20
    listed $105,000 Active
15. 2025-10-11
    historical $1,100
16. 2025-10-09
    price $1,100
17. 2025-09-06
    listed $1,150
18. 2021-09-01
    soldstatus $1,450,000
19. 2015-07-23
    soldstatus $10,500 Sold 281-char remark

    Show marketing remark (281 chars)

    PRICE REDUCTION...INVESTOR ALERT!! Bring ALL OFFERS... Clean 2 bedroom 1 bath Home with fireplace. Bathroom looks updated. Beautiful old hardwood floors. Sold “as-is” without repairs or warranty. Seller has no knowledge of the property history, no disclosures supplied.

20. 2015-07-02
    status Pending 281-char remark

    Show marketing remark (281 chars)

    PRICE REDUCTION...INVESTOR ALERT!! Bring ALL OFFERS... Clean 2 bedroom 1 bath Home with fireplace. Bathroom looks updated. Beautiful old hardwood floors. Sold “as-is” without repairs or warranty. Seller has no knowledge of the property history, no disclosures supplied.

21. 2015-06-12
    historical 281-char remark

    Show marketing remark (281 chars)

    PRICE REDUCTION...INVESTOR ALERT!! Bring ALL OFFERS... Clean 2 bedroom 1 bath Home with fireplace. Bathroom looks updated. Beautiful old hardwood floors. Sold “as-is” without repairs or warranty. Seller has no knowledge of the property history, no disclosures supplied.

22. 2015-03-16
    listed $19,990 Active 281-char remark

    Show marketing remark (281 chars)

    PRICE REDUCTION...INVESTOR ALERT!! Bring ALL OFFERS... Clean 2 bedroom 1 bath Home with fireplace. Bathroom looks updated. Beautiful old hardwood floors. Sold “as-is” without repairs or warranty. Seller has no knowledge of the property history, no disclosures supplied.

23. 2015-03-16
    price $14,900 281-char remark

    Show marketing remark (281 chars)

    PRICE REDUCTION...INVESTOR ALERT!! Bring ALL OFFERS... Clean 2 bedroom 1 bath Home with fireplace. Bathroom looks updated. Beautiful old hardwood floors. Sold “as-is” without repairs or warranty. Seller has no knowledge of the property history, no disclosures supplied.

24. 2015-03-16
    price $16,990 281-char remark

    Show marketing remark (281 chars)

    PRICE REDUCTION...INVESTOR ALERT!! Bring ALL OFFERS... Clean 2 bedroom 1 bath Home with fireplace. Bathroom looks updated. Beautiful old hardwood floors. Sold “as-is” without repairs or warranty. Seller has no knowledge of the property history, no disclosures supplied.

25. 2001-02-09
    soldstatus $57,000
26. 2000-01-05
    soldstatus $40,500
27. 1990-11-28
    soldstatus $12,754

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,006 · $84/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: $12,851
• − Mortgage interest: −$5,601
• − Property taxes: −$1,006
• − Insurance: −$500
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,909
• Taxable income: $778
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $2,166/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

+684.1% since first listed

16 events — show timeline

• 2026-02-22 Price Changed $99,999 realMLS
• 2026-02-12 Price Changed $100,000 realMLS
• 2026-01-20 Listed $105,000 realMLS
• 2025-10-11 Rental Removed $1,100 NEFLMLS
• 2025-10-09 Price Changed $1,100 NEFLMLS
• 2025-09-06 Listed for Rent $1,150 NEFLMLS
• 2021-09-01 Sold (Public Records) $1,450,000 Public Records
• 2015-07-23 Sold (MLS) $10,500 realMLS
• 2015-07-02 Pending — realMLS
• 2015-06-12 Listing Removed — realMLS
• 2015-03-16 Listed $19,990 realMLS
• 2015-03-16 Price Changed $16,990 realMLS
• 2015-03-16 Price Changed $14,900 realMLS
• 2001-02-09 Sold (Public Records) $57,000 Public Records
• 2000-01-05 Sold (Public Records) $40,500 Public Records
• 1990-11-28 Sold (Public Records) $12,754 Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,006 · +27.7% YoY. Source: county tax records.