2289 Lewis St · Jacksonville, FL 32204

$217,900

3 bd · 2.0 ba · 1,253 sqft · SingleFamily · 54 Days on market

Built 2026 Good condition 2,613 sqft lot Est $273k · 20% under ↓ 4% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.7/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

* * Call to learn more about our Exclusive Builder Incentives from Team Proffit Home Loans * * This BRAND NEW home offers a spacious floorplan with 3 bedrooms and 2 bathrooms and built around today home owners needs. Step inside this beautifully designed home, where a large living area seamlessly flows into a modern kitchen featuring brand-new stainless steel appliances, sleek shaker cabinets, and an open view of the inviting dining space. All bedrooms are thoughtfully positioned for privacy, creating a peaceful retreat away from the main living areas. Additional highlights include a dedicated laundry room, a single-car garage, and a builder's warranty for added assurance. Conveniently l

Key facts

• Spacious floorplan
• Shaker cabinets
• Modern kitchen

Tags

• SPACIOUS FLOORPLAN
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• SHAKER CABINETS
• INVITING DINING SPACE
• DEDICATED LAUNDRY ROOM

Property features AI

Exterior

• Parking: Garage; Additional parking; 1-car garage
• Utilities: Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story
• Construction: Shingle roof
• Exterior features: Corner lot

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Open floorplan; Split bedrooms; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (20.1% below list).
• Recommended offer: $174k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Zoned schools: Smart Pope Livingston Elementary (428 students, 91% FRL); Joseph Stilwell Middle School (math 31% / reading 33%, grade F, #448 of 571 statewide, top 79%, 612 students, 68% FRL); Riverside High School (math 24% / reading 39%, grade F, #424 of 667 statewide, top 64%, 1,567 students, 60% FRL) — zoned schools average 73% FRL vs 49% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 46% district-wide (-14 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 fast (+4.7%/yr); 78 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $2k of loan paydown is wiped out by about $7k 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 54 days — a 3% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,116 (20.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.80% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $273,154
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 Woodlawn Ave	0.07mi	3/2.0	1,230 (-2%)	3mo	$235,100	$191	91
2562 Summit St	0.28mi	3/2.0	1,268 (+1%)	3mo	$205,000	$162	83
306 Woodlawn Ave	0.09mi	3/2.0	1,100 (-12%)	2mo	$70,000	$64	74
2331 Myra St	0.55mi	3/1.0	1,280 (+2%)	1mo	$366,000	$286	66
411 King St	0.43mi	3/1.0	1,182 (-6%)	4mo	$117,500	$99	63
2550 Summit St	0.26mi	2/2.0 (-1)	1,083 (-14%)	1mo	$130,000	$120	60
724 James St	0.72mi	3/2.0	1,207 (-4%)	2mo	$265,000	$220	59
2594 Haldumar Ter	0.67mi	2/1.0 (-1)	1,260 (+1%)	3mo	$285,000	$226	56
2664 Ernest St	0.57mi	3/2.0	1,361 (+9%)	4mo	$295,000	$217	56
2343 Ernest St	0.43mi	3/1.0	1,092 (-13%)	4mo	$265,000	$243	51
2654 Green St	0.72mi	3/1.0	1,130 (-10%)	3mo	$246,500	$218	43
2578 Haldumar Ter	0.67mi	2/1.0 (-1)	1,114 (-11%)	1mo	$280,000	$251	41

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 · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.33×
• Total profit: $-40,574
• Equity at exit: $32,490

10-year hold

• IRR: -8.1%
• Equity multiple: 0.46×
• Total profit: $-33,127
• Equity at exit: $18,840

Cash invested: $61,012 (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 32204

• Home prices YoY: -28.2%
• Rents YoY: 4.7%
• Active inventory: 78
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$1,143
• Tax est. 1.5%: −$272 /mo · $3,268/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-130

Break-even live

Break-even rent $1,906

Max offer price $199,039

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-55	+0% $-130	+5% $-206	+10% $-281
Rent	-10% $-268	-5% $-199	+0% $-130	+5% $-62	+10% $7
Rate	-1.0pp $-21	-0.5pp $-75	base $-130	+0.5pp $-187	+1.0pp $-244

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: $54,475
• Closing costs: $6,537
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
346 Acosta St Jacksonville, FL	4.0	3.5	1536	$1,600	$1.04	25d	1	0.24mi
2526 Phyllis St Jacksonville, FL	3.0	2.0	1300	$1,800	$1.38	25d	1	0.33mi
2561 Rosselle St #1 Jacksonville, FL	3.0	3.0	1287	$1,395	$1.08	25d	1	0.37mi
371 Smith St Jacksonville, FL	3.0	2.0	1050	$1,325	$1.26	6d	1	0.41mi
2002 Ernest St Unit A Jacksonville, FL	2.0	1.0	1000	$1,795	$1.79	15d	1	0.50mi
2044 Dellwood Ave Jacksonville, FL	2.0	1.0	1375	$1,825	$1.33	25d	1	0.53mi
2614 Dellwood Ave Jacksonville, FL	3.0	1.0	1122	$2,325	$2.07	6d	1	0.58mi
2309 College St Jacksonville, FL	2.0	1.0	1200	$1,200	$1.00	15d	1	0.59mi
715 Ralph St Jacksonville, FL	4.0	2.0	1338	$2,195	$1.64	6d	1	0.59mi
2136 College St #4 Jacksonville, FL	2.0	1.0	900	$1,250	$1.39	25d	1	0.63mi
717 King St Jacksonville, FL	3.0	2.0	1132	$1,800	$1.59	19d	1	0.63mi
420 Sunshine St Jacksonville, FL	3.0	2.0	1050	$1,350	$1.29	3d	1	0.65mi
2578 Haldumar Ter Jacksonville, FL	2.0	1.0	1114	$2,195	$1.97	16d	1	0.66mi
2701 Myra St Jacksonville, FL	3.0	1.0	1065	$1,595	$1.50	23d	1	0.70mi
2759 Dellwood Ave Jacksonville, FL	3.0	2.0	1080	$2,100	$1.94	21d	1	0.74mi
2657 Post St Apt 2 Jacksonville, FL	3.0	1.0	1100	$1,700	$1.55	4d	1	0.78mi
1923 Broadway Ave Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	25d	1	0.81mi
226 Spruce St Jacksonville, FL	4.0	2.0	1196	$1,148	$0.96	4d	1	0.83mi
2012 Baldwin St Jacksonville, FL	3.0	2.0	1232	$1,445	$1.17	25d	1	0.84mi
2589 Park St Unit 2589 Jacksonville, FL	2.0	1.0	1354	$1,850	$1.37	25d	1	0.85mi
2812 Ernest St Jacksonville, FL	3.0	1.0	1461	$2,800	$1.92	25d	1	0.85mi
2803 College St Jacksonville, FL	2.0	1.0	1100	$1,550	$1.41	15d	1	0.87mi
2777 Post St Jacksonville, FL	2.0	1.0	1200	$1,195	$1.00	25d	1	0.90mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	25d	1	0.94mi
220 Riverside Ave Jacksonville, FL	2.0	1.0–2.0	887	$1,966	$2.22	3d	33	0.95mi
1751 Broadway Ave Jacksonville, FL	2.0	1.0	1000	$1,525	$1.52	6d	1	0.95mi
1607 Logan St Jacksonville, FL	4.0	2.0	1232	$1,800	$1.46	25d	1	0.97mi
200 Riverside Ave Jacksonville, FL	2.0	1.0–2.0	808	$2,501	$3.09	3d	27	0.99mi
100 Magnolia St Jacksonville, FL	1.0–2.0	1.0–2.0	921	$2,202	$2.39	3d	46	1.00mi
1545 Union St W Jacksonville, FL	3.0	2.0	1253	$1,400	$1.12	4d	1	1.02mi
1539 Union St W Jacksonville, FL	3.0	1.5	1000	$1,144	$1.14	15d	1	1.02mi
2980 Ernest St Jacksonville, FL	2.0	1.0	920	$1,200	$1.30	25d	1	1.04mi
2054 Riverside Ave Jacksonville, FL	1.0–2.0	1.0–2.0	950	$2,418	$2.54	5d	14	1.05mi
3035 Fitzgerald St Jacksonville, FL	2.0	1.0	900	$1,021	$1.13	4d	1	1.07mi
1448 Union St W Jacksonville, FL	3.0	1.0	958	$1,200	$1.25	25d	1	1.09mi
809 McDuff Ave S Jacksonville, FL	2.0	1.0	1006	$995	$0.99	6d	1	1.09mi
1470 Windle St Jacksonville, FL	3.0	2.0	1170	$1,425	$1.22	16d	1	1.10mi
1846 Margaret St Unit 7A Jacksonville, FL	2.0	1.5	1313	$3,000	$2.28	25d	1	1.10mi
1060 Cherry St Jacksonville, FL	2.0	1.0	1356	$1,623	$1.20	23d	1	1.11mi
2410 McQuade St Jacksonville, FL	3.0	2.0	1307	$1,425	$1.09	25d	1	1.13mi

Listing history 16 events

1. 2026-06-21
   days on market $217,900 Active 54 DOM
2. 2026-06-18
   days on market $217,900 Active 51 DOM
3. 2026-06-17
   days on market $217,900 Active 50 DOM
4. 2026-06-16
   days on market $217,900 Active 49 DOM
5. 2026-06-15
   days on market $217,900 Active 48 DOM
6. 2026-06-13
   days on market $217,900 Active 45 DOM
7. 2026-06-10
   days on market $217,900 Active 42 DOM
8. 2026-06-08
   pricedays on market $217,900 Active 41 DOM
9. 2026-06-07
   days on market $219,900 Active 40 DOM
10. 2026-06-05
    days on market $219,900 Active 37 DOM
11. 2026-06-03
    days on market $219,900 Active 36 DOM
12. 2026-06-02
    days on market $219,900 Active 35 DOM
13. 2026-06-01
    days on market $219,900 Active 34 DOM
14. 2026-05-31
    days on market $219,900 Active 33 DOM
15. 2026-05-19
    price $219,900
16. 2026-04-28
    listed $229,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,894
• − Mortgage interest: −$12,206
• − Property taxes: −$3,268
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$6,339
• Taxable loss: −$5,352
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $-280/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with a modern kitchen and bathrooms, fresh paint, and well-maintained exterior. The property has a good foundation and structure, and the landscaping adds to its curb appeal. The home is a great investment opportunity with high ROI potential.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants.
• Both Upgrading lighting fixtures — Modern lighting can improve the home's ambiance and increase its appeal.
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract tech-savvy buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading lighting fixtures — Modern lighting can improve the home's ambiance and increase its appeal. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract tech-savvy buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 9,151
• Household income: $65,063
• Rent vs Own: 71.5% rent · 28.5% own
• Severe rent burden: 866.0

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 0.60)
• Race & ethnicity: White 55% Black 30% Hispanic / Latino 6% Asian 6% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 7% · China, Canada, Philippines
• Languages at home: 92% English-only · Spanish 3% Chinese 2% Other Asian/Pacific 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: ▼ -123.96%
• Current HPI: 316.3185
• Rent YoY: ▲ 4.69%
• 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

-4.3% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $219,900 realMLS
• 2026-04-28 Listed $229,900 realMLS