3603 North Ride Dr · Jacksonville, FL 32223

$275,000

4 bd · 2.0 ba · 1,870 sqft · SingleFamily public records · 16 Days on market

Built 1977 9,147 sqft lot Est $391k · 30% under

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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 +13.9/30.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

MULTIPLE OFFERS. PLEASE SUBMIT ''HIGHEST & BEST'' BY 5PM ON MAY 22, 2026. A great family home in the heart of Mandarin close to schools, churches & shopping. Large 4 bedroom two story home has loads of room for a big family or a generational family. LR, & DR & extra large 24'x16' family room plus separate 14'x16' Sun Porch. Smartly designed with 2 bedrooms & bath downstairs & 2 bedrooms and bath upstairs. Lots of storage closets. Specialty features include two bay windows in family room and dormer windows upstairs. Two car garage. Large fully fenced backyard for kids & family gatherings complete with picnic table area and storage bldg. Unique opport

Key facts

• Sun porch
• Bay windows
• Dormer windows

Tags

• SUN PORCH
• BAY WINDOWS
• DORMER WINDOWS
• FULLY FENCED BACKYARD
• PICNIC TABLE AREA
• STORAGE BLDG

Property features AI

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available
• Home design: Single-family residence; Two stories
• Construction: Metal roof
• Exterior features: Rear porch; Back yard fencing; City street frontage; Asphalt road

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Ceiling fans; Primary bathroom with tub and shower; Split bedroom floor plan
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $30 ($359/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 $222k (19.2% below list).
• Recommended offer: $222k (19.2% 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.
• Market conditions: Rents falling (-3.4%/yr); 124 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 16 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $275k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,123 (19.2% below list)

Questions for the listing agent

1. Built in 1977 — 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: 0.81% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $390,830
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3603 North Ride Dr	0.00mi	4/2.0	1,870 (0%)	1mo	$270,000	$144	99
11531 Knobby Way	0.16mi	3/2.0 (-1)	1,685 (-10%)	1mo	$390,000	$231	70
3882 Habersham Forest Dr	0.44mi	3/2.0 (-1)	1,849 (-1%)	7mo	$302,000	$163	67
11850 Tumbling Oaks Ln	0.55mi	3/2.0 (-1)	1,828 (-2%)	1mo	$365,000	$200	65
3563 Lazy Willow Ct	0.25mi	3/2.0 (-1)	1,647 (-12%)	1mo	$360,100	$219	63
11923 Marabou Ct S	0.59mi	3/2.0 (-1)	1,783 (-5%)	7mo	$355,000	$199	54
3431 Waverly Dock Rd	0.73mi	3/3.0 (-1)	1,844 (-1%)	4mo	$385,500	$209	51
11319 Apoline Ct	0.41mi	3/2.0 (-1)	1,595 (-15%)	2mo	$395,000	$248	50
3221 Cracker Cart Ln	0.69mi	3/3.0 (-1)	1,790 (-4%)	5mo	$382,000	$213	48
3178 Laurel Grv N	0.65mi	3/2.0 (-1)	1,662 (-11%)	1mo	$350,000	$211	45
11518 Silk Oak Ln	0.71mi	4/2.0	1,628 (-13%)	1mo	$341,000	$209	44
11879 Narrow Oak Ln S	0.62mi	3/2.0 (-1)	2,090 (+12%)	6mo	$410,000	$196	42

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-49,243
• Equity at exit: $41,003

10-year hold

• IRR: -17.9%
• Equity multiple: 0.14×
• Total profit: $-65,888
• Equity at exit: $23,777

Cash invested: $77,000 (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 32223

• Rents YoY: -3.4%
• Active inventory: 124
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$168 /mo · $2,018/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $30

Break-even live

Break-even rent $2,183

Max offer price $275,000

Occupancy floor 94%

Sensitivity live

Price	-10% $186	-5% $108	+0% $30	+5% $-48	+10% $-126
Rent	-10% $-146	-5% $-58	+0% $30	+5% $118	+10% $205
Rate	-1.0pp $168	-0.5pp $100	base $30	+0.5pp $-41	+1.0pp $-114

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3372 Mandarin Glen Cir S Jacksonville, FL	3.0	2.0	1296	$1,800	$1.39	9d	1	0.37mi
11325 McNichols Ct Jacksonville, FL	3.0	2.0	1865	$2,375	$1.27	9d	1	0.41mi
3910 Karissa Ann Pl E Jacksonville, FL	3.0	2.0	1405	$2,250	$1.60	16d	1	0.47mi
3900 Oldfield Crossing Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1107	$1,828	$1.65	3d	24	0.53mi
11247 San Jose Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1109	$1,797	$1.62	3d	11	0.75mi
3355 Claire Ln Jacksonville, FL	1.0–3.0	1.0–2.0	1015	$2,010	$1.98	4d	13	1.06mi
10812 Carrington Ct Jacksonville, FL	3.0	2.0	1620	$1,926	$1.19	15d	1	1.07mi
3139 Mountain Ash Rd E Jacksonville, FL	3.0	2.0	1801	$2,300	$1.28	12d	1	1.09mi
11001 Old Saint Augustine Rd Jacksonville, FL	3.0	1.0–2.0	925	$1,958	$2.12	3d	64	1.13mi
4114 Bald Eagle Ln Jacksonville, FL	3.0	2.0	1597	$2,295	$1.44	16d	1	1.18mi
11170 Wandering Oaks Dr Jacksonville, FL	3.0	3.5	1460	$2,100	$1.44	16d	1	1.19mi
3200 Hartley Rd Jacksonville, FL	1.0–3.0	1.0–2.0	945	$1,699	$1.80	25d	5	1.30mi
10961 Peppermill Ln Jacksonville, FL	3.0	3.0	1962	$2,600	$1.33	25d	1	1.34mi
3083 Marbon Estates Ln S Jacksonville, FL	3.0	2.0	1601	$2,299	$1.44	25d	1	1.43mi
11536 Summer Haven Blvd N Jacksonville, FL	4.0	2.0	2217	$4,250	$1.92	25d	1	1.47mi

Listing history 5 events

1. 2026-05-22
   status Pending
2. 2026-05-18
   price $275,000
3. 2026-05-06
   listed $320,000 Active
4. 1988-09-01
   soldstatus $72,000
5. 1985-05-01
   soldstatus $65,500

ⓘ 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: $2,018 · $168/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$264/yr (+$22/mo · 13.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,655
• − Mortgage interest: −$15,404
• − Property taxes: −$2,018
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$8,000
• Taxable loss: −$4,407
• Est. tax savings @ 24.0%: +$1,058
• After-tax cash flow: $1,416/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): 26,160
• Household income: $95,347
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 380.0

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 White (76%)
• Race & ethnicity: White 76% Two or more races 11% Hispanic / Latino 9% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 6% Slovak 3% Romanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Arabic 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: ▼ -254.71%
• Current HPI: 296.3365
• Rent YoY: ▼ -3.38%
• 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

+319.8% since first listed

5 events — show timeline

• 2026-05-22 Pending — realMLS
• 2026-05-18 Price Changed $275,000 realMLS
• 2026-05-06 Listed $320,000 realMLS
• 1988-09-01 Sold (Public Records) $72,000 Public Records
• 1985-05-01 Sold (Public Records) $65,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,018 · +12.5% YoY. Source: county tax records.