1050 Ontario St · Jacksonville, FL 32254

$170,500

3 bd · 1.0 ba · 930 sqft · SingleFamily public records · 81 Days on market

Built 1948 9,583 sqft lot

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Welcome to this beautifully renovated 3 bedroom home just minutes away from downtown Jax! This move-in ready property features a brand new roof, HVAC system, kitchen, and bathroom. This home offers modern comfort an peace of mind. Enjoy stylish newly installed vinyl flooring throughout, a spacious garage, an an additional shed for storage. Relax or entertain under the covered patio overlooking the backyard. Perfectly blending convenience and charm, this home is an ideal choice for anyone seeking a turnkey charming property!

Key facts

• New roof
• New hvac system
• 9,583 sq ft lot

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• QUICK ACCESS TO RESTAURANTS
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO ENTERTAINMENT

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Garage (1 car)
• Utilities: Public sewer; Utilities: other
• Home design: Single family residence; One level
• Exterior features: Lot about 0.22 acres; No private pool

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Cooling system (other); No built-in heating
• Interior features: Dishwasher; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (25.6% below list).
• Recommended offer: $127k (25.6% below list) — sets the bar for 1% rule.

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 (+1.7%/yr); 173 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); lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.4% local appreciation)).
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $170k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $126,895 (25.6% 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 81 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $105,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1073 Huron St	0.11mi	3/1.0	916 (-2%)	3mo	$77,000	$84	90
1023 Ontario St	0.08mi	2/1.0 (-1)	840 (-10%)	2mo	$33,000	$39	74
1060 Prospect St	0.54mi	3/1.0	924 (-1%)	2mo	$145,000	$157	72
2846 W 8th St	0.58mi	3/1.0	929 (-0%)	2mo	$133,500	$144	71
751 Dixon St	0.54mi	2/1.0 (-1)	923 (-1%)	2mo	$114,000	$124	67
3033 Lowell Ave	0.51mi	3/1.0	884 (-5%)	4mo	$90,000	$102	65
2667 Amy St	0.43mi	3/1.0	1,038 (+12%)	0mo	$117,000	$113	60
760 Westbrook Rd	0.69mi	2/1.0 (-1)	898 (-3%)	2mo	$101,150	$113	55
2630 Beaverbrook Pl	0.28mi	2/1.0 (-1)	800 (-14%)	4mo	$176,500	$221	55
1066 Detroit Cir W	0.49mi	2/1.0 (-1)	828 (-11%)	3mo	$72,000	$87	51
1073 Melson Ave	0.61mi	3/1.0	816 (-12%)	2mo	$45,000	$55	49
3130 Mell Ct	0.74mi	3/2.0	1,056 (+14%)	1mo	$180,000	$170	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.41% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.35×
• Total profit: $16,647
• Equity at exit: $80,658

10-year hold

• IRR: 8.2%
• Equity multiple: 2.28×
• Total profit: $60,906
• Equity at exit: $127,502

Cash invested: $47,740 (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 32254

• Home prices YoY: 1.2%
• Rents YoY: 1.7%
• Active inventory: 173
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$894
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-94

Break-even live

Break-even rent $1,388

Max offer price $153,925

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-46	+0% $-94	+5% $-142	+10% $-190
Rent	-10% $-194	-5% $-144	+0% $-94	+5% $-44	+10% $6
Rate	-1.0pp $-8	-0.5pp $-50	base $-94	+0.5pp $-138	+1.0pp $-183

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: $42,625
• Closing costs: $5,115
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2851 Sophia St Jacksonville, FL	2.0	1.0	846	$1,000	$1.18	25d	3	0.23mi
912 Huron St Jacksonville, FL	2.0	1.0	900	$1,100	$1.22	16d	1	0.24mi
2852 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	9d	1	0.26mi
841 Ontario St Jacksonville, FL	2.0	1.0	1000	$1,285	$1.28	25d	1	0.27mi
2862 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	5d	1	0.28mi
2862 W 1st St Unit 1 Jacksonville, FL	2.0	1.0	800	$895	$1.12	16d	1	0.28mi
2913 W 2nd St Jacksonville, FL	2.0	1.0	720	$1,000	$1.39	3d	1	0.35mi
2587 Orchard St Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	9d	1	0.35mi
1037 Detroit St Jacksonville, FL	3.0	2.0	912	$1,250	$1.37	3d	1	0.37mi
1227 Dena St Jacksonville, FL	3.0	1.0	1033	$1,325	$1.28	25d	1	0.50mi
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	25d	1	0.51mi
2965 Sunset St Jacksonville, FL	3.0	1.5	1056	$1,375	$1.30	9d	1	0.51mi
2965 Sunset St Jacksonville, FL	3.0	2.0	1056	$1,375	$1.30	5d	1	0.51mi
3055 2nd Street Cir Jacksonville, FL	3.0	1.5	1050	$1,340	$1.28	19d	1	0.54mi
3101 3rd Street Cir N Jacksonville, FL	2.0	1.0	870	$1,150	$1.32	9d	1	0.55mi
2325 Westbrook Cir N Jacksonville, FL	3.0	2.0	812	$1,200	$1.48	25d	1	0.58mi
1213 Moat St Jacksonville, FL	2.0	2.5	1022	$1,283	$1.26	19d	1	0.63mi
1612 Alfen St Jacksonville, FL	3.0	1.5	945	$1,113	$1.18	9d	1	0.66mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	25d	1	0.71mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	9d	1	0.71mi
2154 Placeda St Jacksonville, FL	4.0	1.5	1124	$1,500	$1.33	23d	1	0.80mi
3303 Broadway Ave Jacksonville, FL	3.0	2.0	1072	$1,550	$1.45	5d	1	0.84mi
3326 W 1st St Jacksonville, FL	2.0	1.0	791	$995	$1.26	25d	1	0.86mi
2854 Wickwire St Jacksonville, FL	2.0	1.0	948	$1,300	$1.37	5d	1	0.86mi
2939 W 11th St Jacksonville, FL	3.0	1.0	1086	$1,295	$1.19	25d	1	0.86mi
3368 Columbus Ave Jacksonville, FL	2.0	1.0	955	$1,300	$1.36	6d	1	0.86mi
3035 Fitzgerald St Jacksonville, FL	2.0	1.0	900	$1,021	$1.13	4d	1	0.87mi
3305 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	1012	$1,021	$1.01	25d	1	0.90mi
3515 Dignan St Jacksonville, FL	3.0	1.0	915	$1,036	$1.13	4d	1	0.91mi
3118 Dignan St Jacksonville, FL	4.0	2.0	1103	$1,148	$1.04	3d	1	0.92mi
3318 Dignan St Jacksonville, FL	3.0	2.0	960	$1,200	$1.25	25d	1	0.92mi
2128 Woodside St Jacksonville, FL	2.0	1.0	776	$895	$1.15	25d	1	0.93mi
3323 Nolan St Jacksonville, FL	3.0	1.0	927	$1,050	$1.13	3d	1	0.95mi
3350 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	900	$1,095	$1.22	25d	1	0.96mi
3319 Hunt St Jacksonville, FL	3.0	1.0	924	$1,295	$1.40	25d	1	0.99mi
3433 Brookhaven Dr Jacksonville, FL	2.0	1.0	754	$1,295	$1.72	9d	1	1.07mi
2011 W 5th St Jacksonville, FL	3.0	1.0	988	$1,150	$1.16	25d	1	1.08mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	25d	1	1.10mi
3356 Lenox Ave Jacksonville, FL	2.0	1.0	899	$999	$1.11	25d	1	1.13mi
3138 W 15th St Jacksonville, FL	2.0	1.0	734	$1,150	$1.57	25d	1	1.14mi

Listing history 18 events

1. 2026-06-17
   days on market $170,500 Active 81 DOM
2. 2026-06-16
   days on market $170,500 Active 80 DOM
3. 2026-06-15
   days on market $170,500 Active 79 DOM
4. 2026-06-13
   days on market $170,500 Active 76 DOM
5. 2026-06-10
   days on market $170,500 Active 73 DOM
6. 2026-06-08
   days on market $170,500 Active 72 DOM
7. 2026-06-07
   days on market $170,500 Active 71 DOM
8. 2026-06-03
   days on market $170,500 Active 67 DOM
9. 2026-06-02
   days on market $170,500 Active 66 DOM
10. 2026-06-01
    days on market $170,500 Active 65 DOM
11. 2026-05-31
    days on market $170,500 Active 64 DOM
12. 2026-05-09
    price $170,500
13. 2026-05-02
    price $179,950
14. 2026-04-18
    price $183,800
15. 2026-03-27
    listed $185,000 Active
16. 2025-10-16
    historical 529-char remark

    Show marketing remark (529 chars)

    Welcome to this beautifully renovated 3 bedroom home just minutes away from downtown Jax! This move-in ready property features a brand new roof, HVAC system, kitchen, and bathroom. This home offers modern comfort an peace of mind. Enjoy stylish newly installed vinyl flooring throughout, a spacious garage, an an additional shed for storage. Relax or entertain under the covered patio overlooking the backyard. Perfectly blending convenience and charm, this home is an ideal choice for anyone seeking a turnkey charming property!

17. 2025-08-21
    listed $173,900 Active 529-char remark

    Show marketing remark (529 chars)

    Welcome to this beautifully renovated 3 bedroom home just minutes away from downtown Jax! This move-in ready property features a brand new roof, HVAC system, kitchen, and bathroom. This home offers modern comfort an peace of mind. Enjoy stylish newly installed vinyl flooring throughout, a spacious garage, an an additional shed for storage. Relax or entertain under the covered patio overlooking the backyard. Perfectly blending convenience and charm, this home is an ideal choice for anyone seeking a turnkey charming property!

18. 1995-05-30
    soldstatus $42,900

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $1,574 · $131/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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,227
• − Mortgage interest: −$9,551
• − Property taxes: −$1,574
• − Insurance: −$852
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$4,960
• Taxable loss: −$4,146
• Est. tax savings @ 24.0%: +$995
• After-tax cash flow: $-131/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): 13,927
• Household income: $34,953
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 882.0

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 0.56)
• Race & ethnicity: Black 60% White 28% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Slovak 1% Hispanic 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 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: ▲ 3.41%
• Current HPI: 282.2981
• Rent YoY: ▲ 1.70%
• 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

+297.4% since first listed

7 events — show timeline

• 2026-05-09 Price Changed $170,500 realMLS
• 2026-05-02 Price Changed $179,950 realMLS
• 2026-04-18 Price Changed $183,800 realMLS
• 2026-03-27 Listed $185,000 realMLS
• 2025-10-16 Listing Removed — realMLS
• 2025-08-21 Listed $173,900 realMLS
• 1995-05-30 Sold (Public Records) $42,900 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,574 · +27.8% YoY. Source: county tax records.