964 Ardoon St · Jacksonville, FL 32208

$125,000

3 bd · 1.0 ba · 1,887 sqft · SingleFamily public records · 62 Days on market

Built 1958 Est $153k · 18% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.4/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exceptional Investment Opportunity! This solid concrete block home, located on a large corner lot, offers fantastic potential. With hardwood floors, a spacious back porch, an attached garage, and a separate carport, this property is ready for your vision. New homes are being constructed just across the street, making this location increasingly valuable. Recent updates include a new roof. The motivated seller is open to joint ventures or creative purchase arrangements for the right buyer. Ideal for a growing family or an investor seeking a profitable project. The property is vacant and easy to view—schedule your showing today! NO BLIND OFFERS!!!!

Key facts

• Mid-century ranch
• Cosmetic updates
• Generous footprint

Tags

• MID-CENTURY RANCH
• ORIGINAL HARDWOOD FLOORS
• COSMETIC UPDATES
• KITCHEN AND BATH MODERNIZATION
• LANDSCAPING IMPROVEMENTS
• GENEROUS FOOTPRINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 soft (-1.4%/yr); 291 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% of the median local income ($41k/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 $864 of loan paydown is wiped out by about $4k 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 62 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $105k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.14% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $152,847
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
964 Ardoon St	0.00mi	3/2.0	1,887 (0%)	0mo	$115,000	$61	96
960 Kenmore St	0.10mi	4/3.0 (+1)	1,883 (-0%)	6mo	$128,000	$68	77
1044 Alderside St	0.22mi	3/2.0	1,669 (-12%)	5mo	$125,000	$75	62
1017 Ashton St	0.68mi	4/2.0 (+1)	1,895 (+0%)	6mo	$154,000	$81	54
655 Linwood Ave	0.70mi	4/2.0 (+1)	1,633 (-14%)	10mo	$200,000	$122	28
5704 Perry St	0.67mi	4/2.5 (+1)	1,725 (-9%)	23mo	$203,000	$118	24

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,154
• Equity at exit: $18,638

10-year hold

• IRR: 1.9%
• Equity multiple: 1.12×
• Total profit: $4,175
• Equity at exit: $10,808

Cash invested: $35,000 (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 32208

• Home prices YoY: -33.6%
• Rents YoY: -1.4%
• Active inventory: 291
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$656
• Tax from tax record: −$117 /mo · $1,401/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $303

Break-even live

Break-even rent $1,043

Max offer price $125,000

Occupancy floor 74%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1052 Maynard St Unit 1056 Jacksonville, FL	2.0	1.0	1888	$895	$0.47	23d	1	0.11mi
6510 Avalon St Jacksonville, FL	4.0	2.0	1488	$1,425	$0.96	23d	1	0.15mi
920 Alderside St Jacksonville, FL	3.0	1.0	1255	$1,195	$0.95	4d	1	0.18mi
664 Escambia St Jacksonville, FL	3.0	2.0	1352	$1,500	$1.11	17d	1	0.33mi
1348 Crestwood St Jacksonville, FL	3.0	1.0	1300	$1,100	$0.85	23d	1	0.39mi
643 Linwood Ave Jacksonville, FL	3.0	2.0	1232	$1,325	$1.08	3d	1	0.72mi
331 W 40th St Jacksonville, FL	4.0	2.0	1536	$1,375	$0.90	4d	1	0.81mi
343 W 60th St Jacksonville, FL	3.0	1.0	1238	$1,299	$1.05	21d	1	0.83mi
472 W 65th St Jacksonville, FL	3.0	1.0	1312	$1,295	$0.99	21d	1	0.84mi
6418 Sapphire Dr Jacksonville, FL	3.0	1.5	1296	$1,350	$1.04	23d	1	0.89mi
4526 Fairview St Jacksonville, FL	2.0	1.0	1575	$980	$0.62	17d	1	0.95mi
5805 Christobel Ave Jacksonville, FL	4.0	2.0	1986	$1,800	$0.91	7d	1	0.95mi
1149 W 28th St Jacksonville, FL	4.0	2.0	1344	$1,302	$0.97	23d	1	0.99mi
326 Basswood St Jacksonville, FL	3.0	2.0	1317	$1,550	$1.18	23d	1	1.06mi
1031 W 26th St Jacksonville, FL	3.0	2.0	1261	$1,445	$1.15	23d	1	1.07mi
33 W 55th St Jacksonville, FL	4.0	2.0	1387	$1,321	$0.95	3d	1	1.07mi
1288 W 28th St Jacksonville, FL	4.0	1.5	1449	$1,267	$0.87	14d	1	1.08mi
1750 Rutledge Ave Jacksonville, FL	3.0	2.0	1250	$1,358	$1.09	14d	1	1.10mi
421 Golfair Blvd Jacksonville, FL	4.0	2.5	1761	$1,381	$0.78	16d	1	1.12mi
1010 Edgewood Ave W Jacksonville, FL	4.0	2.0	1450	$1,250	$0.86	23d	1	1.15mi
1010 Edgewood Ave W Jacksonville, FL	4.0	2.0	1450	$1,250	$0.86	14d	1	1.15mi
209 Woodrow St Jacksonville, FL	3.0	1.0	1282	$1,325	$1.03	23d	1	1.18mi
1587 W 30th St Jacksonville, FL	3.0	1.0	1363	$1,450	$1.06	14d	1	1.21mi
28 W 33rd St Jacksonville, FL	4.0	1.0	1395	$898	$0.64	7d	1	1.22mi
118 W 28th St Jacksonville, FL	3.0	2.0	1332	$1,250	$0.94	23d	1	1.25mi
1834 Meharry Ave Jacksonville, FL	3.0	1.0	1291	$1,295	$1.00	4d	1	1.32mi
26 W 27th St Jacksonville, FL	3.0	2.0	1512	$1,300	$0.86	23d	1	1.37mi
1744 W 28th St Jacksonville, FL	3.0	2.0	1556	$1,750	$1.12	23d	1	1.43mi
7762 Lake Park Dr Jacksonville, FL	4.0	2.0	2140	$1,451	$0.68	23d	1	1.47mi
1837 W 28th St Jacksonville, FL	3.0	2.0	1333	$1,600	$1.20	23d	1	1.48mi
516 E 58th St Jacksonville, FL	4.0	2.0	1232	$1,725	$1.40	7d	1	1.49mi

Listing history 15 events

1. 2026-04-13
   status Pending
2. 2026-02-10
   listed $125,000 Active
3. 2025-04-16
   soldstatus $105,000
4. 2025-03-21
   soldstatus $105,000 Closed 659-char remark

   Show marketing remark (659 chars)

   Exceptional Investment Opportunity! This solid concrete block home, located on a large corner lot, offers fantastic potential. With hardwood floors, a spacious back porch, an attached garage, and a separate carport, this property is ready for your vision. New homes are being constructed just across the street, making this location increasingly valuable. Recent updates include a new roof. The motivated seller is open to joint ventures or creative purchase arrangements for the right buyer. Ideal for a growing family or an investor seeking a profitable project. The property is vacant and easy to view—schedule your showing today! NO BLIND OFFERS!!!!

5. 2025-03-07
   status Pending 659-char remark

   Show marketing remark (659 chars)

   Exceptional Investment Opportunity! This solid concrete block home, located on a large corner lot, offers fantastic potential. With hardwood floors, a spacious back porch, an attached garage, and a separate carport, this property is ready for your vision. New homes are being constructed just across the street, making this location increasingly valuable. Recent updates include a new roof. The motivated seller is open to joint ventures or creative purchase arrangements for the right buyer. Ideal for a growing family or an investor seeking a profitable project. The property is vacant and easy to view—schedule your showing today! NO BLIND OFFERS!!!!

6. 2025-03-01
   historical Active Under Contract 659-char remark

   Show marketing remark (659 chars)

   Exceptional Investment Opportunity! This solid concrete block home, located on a large corner lot, offers fantastic potential. With hardwood floors, a spacious back porch, an attached garage, and a separate carport, this property is ready for your vision. New homes are being constructed just across the street, making this location increasingly valuable. Recent updates include a new roof. The motivated seller is open to joint ventures or creative purchase arrangements for the right buyer. Ideal for a growing family or an investor seeking a profitable project. The property is vacant and easy to view—schedule your showing today! NO BLIND OFFERS!!!!

7. 2025-02-21
   price $120,000 659-char remark

   Show marketing remark (659 chars)

   Exceptional Investment Opportunity! This solid concrete block home, located on a large corner lot, offers fantastic potential. With hardwood floors, a spacious back porch, an attached garage, and a separate carport, this property is ready for your vision. New homes are being constructed just across the street, making this location increasingly valuable. Recent updates include a new roof. The motivated seller is open to joint ventures or creative purchase arrangements for the right buyer. Ideal for a growing family or an investor seeking a profitable project. The property is vacant and easy to view—schedule your showing today! NO BLIND OFFERS!!!!

8. 2025-02-14
   status Active 659-char remark

   Show marketing remark (659 chars)

   Exceptional Investment Opportunity! This solid concrete block home, located on a large corner lot, offers fantastic potential. With hardwood floors, a spacious back porch, an attached garage, and a separate carport, this property is ready for your vision. New homes are being constructed just across the street, making this location increasingly valuable. Recent updates include a new roof. The motivated seller is open to joint ventures or creative purchase arrangements for the right buyer. Ideal for a growing family or an investor seeking a profitable project. The property is vacant and easy to view—schedule your showing today! NO BLIND OFFERS!!!!

9. 2025-02-14
   historical Active Under Contract 659-char remark

   Show marketing remark (659 chars)

   Exceptional Investment Opportunity! This solid concrete block home, located on a large corner lot, offers fantastic potential. With hardwood floors, a spacious back porch, an attached garage, and a separate carport, this property is ready for your vision. New homes are being constructed just across the street, making this location increasingly valuable. Recent updates include a new roof. The motivated seller is open to joint ventures or creative purchase arrangements for the right buyer. Ideal for a growing family or an investor seeking a profitable project. The property is vacant and easy to view—schedule your showing today! NO BLIND OFFERS!!!!

10. 2025-01-27
    status Active 659-char remark

    Show marketing remark (659 chars)

    Exceptional Investment Opportunity! This solid concrete block home, located on a large corner lot, offers fantastic potential. With hardwood floors, a spacious back porch, an attached garage, and a separate carport, this property is ready for your vision. New homes are being constructed just across the street, making this location increasingly valuable. Recent updates include a new roof. The motivated seller is open to joint ventures or creative purchase arrangements for the right buyer. Ideal for a growing family or an investor seeking a profitable project. The property is vacant and easy to view—schedule your showing today! NO BLIND OFFERS!!!!

11. 2025-01-27
    price $144,900 659-char remark

    Show marketing remark (659 chars)

    Exceptional Investment Opportunity! This solid concrete block home, located on a large corner lot, offers fantastic potential. With hardwood floors, a spacious back porch, an attached garage, and a separate carport, this property is ready for your vision. New homes are being constructed just across the street, making this location increasingly valuable. Recent updates include a new roof. The motivated seller is open to joint ventures or creative purchase arrangements for the right buyer. Ideal for a growing family or an investor seeking a profitable project. The property is vacant and easy to view—schedule your showing today! NO BLIND OFFERS!!!!

12. 2024-12-04
    historical 659-char remark

    Show marketing remark (659 chars)

    Exceptional Investment Opportunity! This solid concrete block home, located on a large corner lot, offers fantastic potential. With hardwood floors, a spacious back porch, an attached garage, and a separate carport, this property is ready for your vision. New homes are being constructed just across the street, making this location increasingly valuable. Recent updates include a new roof. The motivated seller is open to joint ventures or creative purchase arrangements for the right buyer. Ideal for a growing family or an investor seeking a profitable project. The property is vacant and easy to view—schedule your showing today! NO BLIND OFFERS!!!!

13. 2024-10-23
    price $155,000 659-char remark

    Show marketing remark (659 chars)

    Exceptional Investment Opportunity! This solid concrete block home, located on a large corner lot, offers fantastic potential. With hardwood floors, a spacious back porch, an attached garage, and a separate carport, this property is ready for your vision. New homes are being constructed just across the street, making this location increasingly valuable. Recent updates include a new roof. The motivated seller is open to joint ventures or creative purchase arrangements for the right buyer. Ideal for a growing family or an investor seeking a profitable project. The property is vacant and easy to view—schedule your showing today! NO BLIND OFFERS!!!!

14. 2024-09-04
    listed $180,000 Active 659-char remark

    Show marketing remark (659 chars)

    Exceptional Investment Opportunity! This solid concrete block home, located on a large corner lot, offers fantastic potential. With hardwood floors, a spacious back porch, an attached garage, and a separate carport, this property is ready for your vision. New homes are being constructed just across the street, making this location increasingly valuable. Recent updates include a new roof. The motivated seller is open to joint ventures or creative purchase arrangements for the right buyer. Ideal for a growing family or an investor seeking a profitable project. The property is vacant and easy to view—schedule your showing today! NO BLIND OFFERS!!!!

15. 2023-10-18
    soldstatus $75,000

ⓘ 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: $1,401 · $117/mo
• Projected year-2 tax: $1,401 · $117/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: $17,121
• − Mortgage interest: −$7,002
• − Property taxes: −$1,401
• − Insurance: −$625
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,636
• Taxable income: $1,718
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $3,221/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): 32,699
• Household income: $41,324
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1765.0

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 (77%)
• Race & ethnicity: Black 77% White 16% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -110.56%
• Current HPI: 217.9706
• Rent YoY: ▼ -1.36%
• 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

+66.7% since first listed

15 events — show timeline

• 2026-04-13 Pending — realMLS
• 2026-02-10 Listed $125,000 realMLS
• 2025-04-16 Sold (Public Records) $105,000 Public Records
• 2025-03-21 Sold (MLS) $105,000 realMLS
• 2025-03-07 Pending — realMLS
• 2025-03-01 Contingent — realMLS
• 2025-02-21 Price Changed $120,000 realMLS
• 2025-02-14 Relisted — realMLS
• 2025-02-14 Contingent — realMLS
• 2025-01-27 Relisted — realMLS
• 2025-01-27 Price Changed $144,900 realMLS
• 2024-12-04 Listing Removed — realMLS
• 2024-10-23 Price Changed $155,000 realMLS
• 2024-09-04 Listed $180,000 realMLS
• 2023-10-18 Sold (Public Records) $75,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $1,401 · +11.8% YoY. Source: county tax records.