3622 Ardisia Rd N · Jacksonville, FL 32209

$130,000

3 bd · 1.0 ba · 828 sqft · SingleFamily public records · 20 Days on market

Built 1955 7,405 sqft lot Est $98k · 33% over

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Why this score? — see what drove the D- 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 +13.7/30.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully renovated 3-bedroom, 1-bath property sits on an oversized lot and was fully updated in 2021 with high-quality finishes. Updates include a brand-new roof (2021), new drywall and flat ceilings, all-new hot and cold plumbing, a dedicated laundry area with electric water heater, and central A/C. The open kitchen features granite countertops, a large granite island, and stainless steel appliances, complemented by elegant white Carrara ceramic tile flooring throughout. The bathroom boasts a glass tile wall. Modern, stylish, and move-in ready—this gorgeous home is truly one of the best on the block!

Key facts

• Central a/c
• Oversized lot
• Granite countertops

Tags

• OVERSIZED LOT
• NEW ROOF
• DEDICATED LAUNDRY AREA
• CENTRAL A/C
• MODERN OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Assigned carport; 1-car carport
• Utilities: Cable available; Electricity available; Water available
• Home design: Single family residence; One story; Entry on level 1; North-facing
• Construction: Shingle roof
• Exterior features: Front porch; Rear porch; Asphalt road access; Fenced yard (type: Other)

Interior

• Kitchen: Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floor plan; Primary bathroom with tub and shower; Primary bedroom on the ground floor
• Laundry & utility: Unfurnished (no included washer/dryer specified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $10 ($118/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 $122k (6.0% below list).
• Recommended offer: $122k (6.0% 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: Grasp Academy (math 18% / reading 14%, grade F, #2,130 of 2,144 statewide, top 99%, 271 students, 52% FRL); Joseph Stilwell Middle School (math 31% / reading 33%, grade F, #448 of 571 statewide, top 79%, 612 students, 68% FRL); William M. Raines High School (math 14% / reading 13%, grade F, #616 of 667 statewide, top 92%, 1,217 students, 78% FRL) — zoned schools average 66% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 46% district-wide (-25 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 399 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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 20 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y 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 $111k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $122,239 (6.0% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $97,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3332 Japonica Rd N	0.25mi	3/1.0	828 (0%)	2mo	$103,500	$125	87
2570 Spirea St	0.12mi	2/1.0 (-1)	824 (-0%)	4mo	$90,000	$109	85
6151 Ardisia Rd	0.04mi	3/1.0	892 (+8%)	2mo	$128,000	$143	84
4105 Katanga Dr N	0.35mi	3/1.0	874 (+6%)	1mo	$122,500	$140	73
2736 Lippia Rd	0.48mi	3/1.0	856 (+3%)	0mo	$62,500	$73	72
2603 Sunny Acres Dr N	0.60mi	3/1.0	854 (+3%)	4mo	$105,000	$123	64
6601 Cleveland Rd	0.52mi	3/1.0	896 (+8%)	2mo	$82,500	$92	60
4158 Lockhart Dr	0.43mi	3/1.0	888 (+7%)	12mo	$145,000	$163	58
6645 Cleveland Rd	0.54mi	3/1.0	888 (+7%)	6mo	$105,000	$118	58
4225 Homer Rd	0.57mi	3/1.0	924 (+12%)	1mo	$104,150	$113	53
2726 Eventide Dr	0.73mi	2/1.0 (-1)	782 (-6%)	7mo	$70,000	$90	46
4523 Trenton Dr S	0.73mi	3/1.0	923 (+12%)	11mo	$86,000	$93	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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-21,831
• Equity at exit: $19,383

10-year hold

• IRR: -11.5%
• Equity multiple: 0.35×
• Total profit: $-23,779
• Equity at exit: $11,240

Cash invested: $36,400 (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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 399
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$682
• Tax from tax record: −$220 /mo · $2,639/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $10

Break-even live

Break-even rent $1,210

Max offer price $130,000

Occupancy floor 94%

Sensitivity live

Price	-10% $83	-5% $47	+0% $10	+5% $-27	+10% $-64
Rent	-10% $-87	-5% $-38	+0% $10	+5% $58	+10% $106
Rate	-1.0pp $75	-0.5pp $43	base $10	+0.5pp $-24	+1.0pp $-58

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4144 Katanga Dr N Jacksonville, FL	3.0	1.0	1114	$1,095	$0.98	25d	1	0.40mi
6114 Strawflower Pl Jacksonville, FL	3.0	1.0	1030	$1,200	$1.17	25d	1	0.41mi
2904 Lippia Rd Jacksonville, FL	4.0	1.0	964	$1,400	$1.45	25d	1	0.47mi
6601 Cleveland Rd Jacksonville, FL	3.0	1.0	896	$1,400	$1.56	25d	1	0.54mi
4294 Katanga Dr N Jacksonville, FL	3.0	1.0	864	$1,450	$1.68	25d	1	0.56mi
3997 Leonnie Rd Unit 1 Jacksonville, FL	2.0	1.0	840	$950	$1.13	9d	1	0.58mi
4236 Homer Rd N Jacksonville, FL	3.0	1.0	888	$1,250	$1.41	13d	1	0.59mi
2185 Benedict Rd Unit 2187 Jacksonville, FL	2.0	1.0	630	$995	$1.58	12d	1	0.59mi
2185 Benedict Rd Jacksonville, FL	2.0	1.0	630	$995	$1.58	25d	1	0.59mi
4211 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$995	$1.18	25d	1	0.60mi
5531 Agra Ct Jacksonville, FL	3.0	1.0	988	$1,295	$1.31	16d	1	0.63mi
4177 Lorenzo Ct Unit 4 Jacksonville, FL	2.0	1.0	840	$945	$1.12	3d	1	0.68mi
4253 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$975	$1.16	25d	1	0.69mi
2092 Benedict Rd Jacksonville, FL	3.0	1.0	816	$1,095	$1.34	25d	1	0.74mi
5428 Bunche Dr Jacksonville, FL	3.0	1.0	900	$1,600	$1.78	25d	1	0.76mi
5326 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,200	$1.33	25d	1	0.78mi
5217 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,250	$1.39	9d	1	0.83mi
2268 W 44th St Jacksonville, FL	3.0	2.0	1077	$1,440	$1.34	5d	1	0.87mi
4543 Moncrief Rd W Jacksonville, FL	2.0	1.0	950	$1,075	$1.13	9d	1	0.89mi
4440 Ken Knight Dr N Jacksonville, FL	2.0	1.0	716	$650	$0.91	16d	1	0.89mi
2534 Aubrey Ave Jacksonville, FL	4.0	2.0	759	$1,250	$1.65	25d	1	0.90mi
5035 Campenella Dr Jacksonville, FL	3.0	1.0	875	$1,095	$1.25	25d	1	0.93mi
5306 Paris Ave Jacksonville, FL	3.0	1.0	944	$1,150	$1.22	25d	1	0.95mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	25d	1	0.99mi
4655 Ken Knight Dr N Jacksonville, FL	2.0	1.0	646	$600	$0.93	25d	1	1.01mi
2171 W 40th St Jacksonville, FL	2.0	1.0	700	$950	$1.36	25d	1	1.09mi
1959 W 45th St Jacksonville, FL	2.0	1.0	895	$1,245	$1.39	15d	1	1.10mi
2221 W 39th St Jacksonville, FL	2.0	1.0	675	$800	$1.19	25d	1	1.10mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	18d	1	1.20mi
1975 Rugby Rd Jacksonville, FL	2.0	1.0	992	$1,100	$1.11	9d	1	1.23mi
5736 Teeler Ave Jacksonville, FL	3.0	1.0	852	$1,000	$1.17	25d	1	1.25mi
5355 New Kings Rd Unit 21 Jacksonville, FL	2.0	1.0	700	$800	$1.14	6d	1	1.28mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	25d	1	1.29mi
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	9d	1	1.31mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	25d	1	1.33mi
5355 New Kings Rd Unit 10 Jacksonville, FL	2.0	1.0	528	$775	$1.47	25d	1	1.35mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	25d	1	1.35mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	25d	1	1.36mi
2661 W 25th St Jacksonville, FL	4.0	2.0	1031	$1,350	$1.31	25d	1	1.47mi
3516 Penton St Jacksonville, FL	3.0	1.0	1000	$1,350	$1.35	25d	1	1.49mi

Listing history 14 events

1. 2026-06-21
   days on market $130,000 Active 20 DOM
2. 2026-06-18
   days on market $130,000 Active 17 DOM
3. 2026-06-17
   days on market $130,000 Active 16 DOM
4. 2026-06-16
   days on market $130,000 Active 15 DOM
5. 2026-06-15
   days on market $130,000 Active 14 DOM
6. 2026-06-13
   days on market $130,000 Active 12 DOM
7. 2026-06-13
   days on market $130,000 Active 11 DOM
8. 2026-06-10
   days on market $130,000 Active 8 DOM
9. 2026-06-08
   days on market $130,000 Active 7 DOM
10. 2026-06-07
    days on market $130,000 Active 6 DOM
11. 2026-06-05
    days on market $130,000 Active 3 DOM
12. 2026-06-03
    days on market $130,000 Active 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $130,000 Active 1 DOM

ⓘ 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: $2,639 · $220/mo
• Projected year-2 tax: $2,639 · $220/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 6/10 Major FEMA zone X (unshaded) · 72% 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: $14,669
• − Mortgage interest: −$7,282
• − Property taxes: −$2,639
• − Insurance: −$650
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$3,782
• Taxable loss: −$2,031
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $606/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): 34,657
• Household income: $30,514
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2921.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -53.92%
• Current HPI: 189.5977
• Rent YoY: ▲ 1.81%
• 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

+364.3% since first listed

23 events — show timeline

• 2026-06-01 Listed $130,000 realMLS
• 2026-02-09 Rental Removed $1,100 BUILDIUM
• 2026-01-31 Listed for Rent $1,100 BUILDIUM
• 2025-12-17 Relisted — realMLS
• 2025-11-28 Pending — realMLS
• 2025-11-28 Listing Removed — realMLS
• 2025-08-27 Relisted — realMLS
• 2025-08-25 Pending — realMLS
• 2025-08-25 Rental Removed $1,050 BUILDIUM
• 2025-08-20 Listed for Rent $1,050 BUILDIUM
• 2025-08-19 Listed $130,000 realMLS
• 2024-12-26 Listing Removed — realMLS
• 2024-07-01 Listed $130,000 realMLS
• 2021-05-03 Sold (Public Records) $111,000 Public Records
• 2021-01-28 Listing Removed — realMLS
• 2021-01-27 Sold (Public Records) $91,500 Public Records
• 2020-12-27 Relisted — realMLS
• 2020-09-23 Pending — realMLS
• 2020-03-18 Price Changed $99,000 realMLS
• 2020-03-05 Listed $110,000 realMLS
• 2019-04-05 Sold (MLS) $28,000 realMLS
• 2019-03-27 Pending — realMLS
• 2019-03-14 Listed $28,000 realMLS

Property tax history

+18.2%/yr

Latest (2025): $2,639 · +12.6% YoY. Source: county tax records.