816 Saranac St · Jacksonville, FL 32254

$135,000

3 bd · 2.0 ba · 982 sqft · SingleFamily public records · 330 Days on market

Built 1940 6,969 sqft lot Est $118k · 15% over

---

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 +15.0/30.0
• Appreciation +6.7/10.0
• 1% rule +4.6/10.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0

Listing remarks MLS

This newly renovated home is move in ready! It has 3 bedrooms and 2 bathrooms with 912 sq feet of living space and updates throughout. Call for your showing today!

Key facts

• 6,969 sq ft lot
• Garage
• Built 1940

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Detached parking
• Utilities: Public sewer; Water connected; Sewer available
• Home design: Single-family residence; Used as single family and multi-family (investment)
• Exterior features: No private pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl flooring; Electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $41 ($491/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 $130k (4.0% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 rising (+1.7%/yr); 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $6k of equity ($933 loan paydown + $5k appreciation (3.4% local appreciation)).
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 1.7% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 330 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask is 11660% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $109k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 330 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $117,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2667 Amy St	0.09mi	3/1.0	1,038 (+6%)	0mo	$117,000	$113	82
954 Allison St	0.33mi	3/1.5	1,084 (+10%)	1mo	$130,000	$120	65
1073 Huron St	0.42mi	3/1.0	916 (-7%)	3mo	$77,000	$84	62
751 Dixon St	0.37mi	2/1.0 (-1)	923 (-6%)	2mo	$114,000	$124	62
3140 Thomas St	0.51mi	3/1.0	928 (-6%)	3mo	$60,000	$65	61
3557 Dillon St	0.60mi	3/1.5	1,035 (+5%)	1mo	$180,000	$174	60
3130 Mell Ct	0.62mi	3/2.0	1,056 (+8%)	1mo	$180,000	$170	58
3205 Dignan St	0.59mi	3/2.0	1,080 (+10%)	2mo	$140,000	$130	54
1023 Ontario St	0.27mi	2/1.0 (-1)	840 (-14%)	2mo	$33,000	$39	53
1060 Prospect St	0.70mi	3/1.0	924 (-6%)	2mo	$145,000	$157	52
2276 Kingston St	0.66mi	3/2.0	1,080 (+10%)	4mo	$89,500	$83	50
760 Westbrook Rd	0.54mi	2/1.0 (-1)	898 (-9%)	2mo	$101,150	$113	50

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: 9.2%
• Equity multiple: 1.53×
• Total profit: $20,219
• Equity at exit: $63,864

10-year hold

• IRR: 10.8%
• Equity multiple: 2.66×
• Total profit: $62,605
• Equity at exit: $100,954

Cash invested: $37,800 (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: 172
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$708
• Tax from tax record: −$218 /mo · $2,618/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $41

Break-even live

Break-even rent $1,244

Max offer price $135,000

Occupancy floor 92%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
841 Ontario St Jacksonville, FL	2.0	1.0	1000	$1,285	$1.28	23d	1	0.05mi
2587 Orchard St Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	7d	1	0.16mi
912 Huron St Jacksonville, FL	2.0	1.0	900	$1,100	$1.22	14d	1	0.21mi
2851 Sophia St Jacksonville, FL	2.0	1.0	846	$1,000	$1.18	23d	3	0.45mi
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	23d	1	0.46mi
1037 Detroit St Jacksonville, FL	3.0	2.0	912	$1,250	$1.37	1d	1	0.50mi
2852 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	7d	1	0.50mi
2862 W 1st St Unit 1 Jacksonville, FL	2.0	1.0	800	$895	$1.12	14d	1	0.51mi
2862 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	3d	1	0.51mi
3035 Fitzgerald St Jacksonville, FL	2.0	1.0	900	$1,021	$1.13	2d	1	0.59mi
2913 W 2nd St Jacksonville, FL	2.0	1.0	720	$1,000	$1.39	1d	1	0.60mi
2325 Westbrook Cir N Jacksonville, FL	3.0	2.0	812	$1,200	$1.48	23d	1	0.60mi
3118 Dignan St Jacksonville, FL	4.0	2.0	1103	$1,148	$1.04	1d	1	0.64mi
3318 Dignan St Jacksonville, FL	3.0	2.0	960	$1,200	$1.25	23d	1	0.65mi
3515 Dignan St Jacksonville, FL	3.0	1.0	915	$1,036	$1.13	2d	1	0.66mi
3323 Nolan St Jacksonville, FL	3.0	1.0	927	$1,050	$1.13	1d	1	0.68mi
1213 Moat St Jacksonville, FL	2.0	2.5	1022	$1,283	$1.26	17d	1	0.71mi
1227 Dena St Jacksonville, FL	3.0	1.0	1033	$1,325	$1.28	23d	1	0.72mi
3319 Hunt St Jacksonville, FL	3.0	1.0	924	$1,295	$1.40	23d	1	0.72mi
3055 2nd Street Cir Jacksonville, FL	3.0	1.5	1050	$1,340	$1.28	17d	1	0.74mi
2965 Sunset St Jacksonville, FL	3.0	2.0	1056	$1,375	$1.30	3d	1	0.77mi
2965 Sunset St Jacksonville, FL	3.0	1.5	1056	$1,375	$1.30	7d	1	0.77mi
3101 3rd Street Cir N Jacksonville, FL	2.0	1.0	870	$1,150	$1.32	7d	1	0.77mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	7d	1	0.80mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	23d	1	0.80mi
2154 Placeda St Jacksonville, FL	4.0	1.5	1124	$1,500	$1.33	21d	1	0.80mi
3303 Broadway Ave Jacksonville, FL	3.0	2.0	1072	$1,550	$1.45	3d	1	0.83mi
3305 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	1012	$1,021	$1.01	23d	1	0.84mi
2128 Woodside St Jacksonville, FL	2.0	1.0	776	$895	$1.15	23d	1	0.86mi
3356 Lenox Ave Jacksonville, FL	2.0	1.0	899	$999	$1.11	23d	1	0.86mi
3368 Columbus Ave Jacksonville, FL	2.0	1.0	955	$1,300	$1.36	4d	1	0.90mi
3350 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	900	$1,095	$1.22	23d	1	0.91mi
1612 Alfen St Jacksonville, FL	3.0	1.5	945	$1,113	$1.18	7d	1	0.92mi
420 Sunshine St Jacksonville, FL	3.0	2.0	1050	$1,350	$1.29	1d	1	0.98mi
3250 Phyllis St Jacksonville, FL	2.0	1.0	720	$850	$1.18	23d	1	0.99mi
3326 W 1st St Jacksonville, FL	2.0	1.0	791	$995	$1.26	23d	1	0.99mi
3236 Phyllis St Unit 3244 Jacksonville, FL	2.0	1.0	720	$850	$1.18	23d	1	0.99mi
3433 Brookhaven Dr Jacksonville, FL	2.0	1.0	754	$1,295	$1.72	7d	1	1.04mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	23d	1	1.06mi
676 Bridal Ave Jacksonville, FL	3.0	2.0	1008	$1,450	$1.44	23d	1	1.08mi

Listing history 31 events

1. 2026-06-18
   days on market $135,000 Active 330 DOM
2. 2026-06-17
   days on market $135,000 Active 329 DOM
3. 2026-06-16
   days on market $135,000 Active 328 DOM
4. 2026-06-15
   days on market $135,000 Active 327 DOM
5. 2026-06-10
   days on market $135,000 Active 321 DOM
6. 2026-06-08
   days on market $135,000 Active 320 DOM
7. 2026-06-08
   days on market $135,000 Active 319 DOM
8. 2026-06-03
   days on market $135,000 Active 315 DOM
9. 2026-06-02
   days on market $135,000 Active 314 DOM
10. 2026-06-01
    days on market $135,000 Active 313 DOM
11. 2026-05-31
    days on market $135,000 Active 312 DOM
12. 2026-05-13
    status Pending
13. 2026-05-11
    historical $1,148
14. 2026-05-08
    listed $1,148
15. 2026-03-27
    price $135,000
16. 2026-01-09
    status Active
17. 2025-12-26
    historical
18. 2025-11-02
    price $140,000
19. 2025-06-26
    listed $150,000 Active
20. 2019-05-22
    soldstatus $109,000 Sold 164-char remark

    Show marketing remark (164 chars)

    This newly renovated home is move in ready! It has 3 bedrooms and 2 bathrooms with 912 sq feet of living space and updates throughout. Call for your showing today!

21. 2019-05-21
    soldstatus $109,000
22. 2019-05-14
    listed $109,000 164-char remark

    Show marketing remark (164 chars)

    This newly renovated home is move in ready! It has 3 bedrooms and 2 bathrooms with 912 sq feet of living space and updates throughout. Call for your showing today!

23. 2019-05-14
    historical 164-char remark

    Show marketing remark (164 chars)

    This newly renovated home is move in ready! It has 3 bedrooms and 2 bathrooms with 912 sq feet of living space and updates throughout. Call for your showing today!

24. 2018-08-13
    soldstatus $29,000 Sold 173-char remark

    Show marketing remark (173 chars)

    Property needs full rehab; sold as is where is; Please perform due diligence prior to submitting offer.Buyer to verify all information. Renovations started but incomplete...

25. 2018-07-26
    status Pending 173-char remark

    Show marketing remark (173 chars)

    Property needs full rehab; sold as is where is; Please perform due diligence prior to submitting offer.Buyer to verify all information. Renovations started but incomplete...

26. 2018-07-20
    listed $35,000 Active 173-char remark

    Show marketing remark (173 chars)

    Property needs full rehab; sold as is where is; Please perform due diligence prior to submitting offer.Buyer to verify all information. Renovations started but incomplete...

27. 2012-04-06
    soldstatus $11,500
28. 2012-01-23
    listed $12,900
29. 2012-01-11
    historical
30. 2011-01-27
    listed $42,000
31. 2004-11-02
    soldstatus $80,000

ⓘ 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: $2,618 · $218/mo
• Projected year-2 tax: $2,618 · $218/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 8/10 Severe 6 d/yr ≥107°F today · 17 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: $15,544
• − Mortgage interest: −$7,562
• − Property taxes: −$2,618
• − Insurance: −$675
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$3,927
• Taxable loss: −$1,726
• Est. tax savings @ 24.0%: +$414
• After-tax cash flow: $905/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

-98.6% since first listed

20 events — show timeline

• 2026-05-13 Pending — realMLS
• 2026-05-11 Rental Removed $1,148 TENANTTURNER2
• 2026-05-08 Listed for Rent $1,148 TENANTTURNER2
• 2026-03-27 Price Changed $135,000 realMLS
• 2026-01-09 Relisted — realMLS
• 2025-12-26 Listing Removed — realMLS
• 2025-11-02 Price Changed $140,000 realMLS
• 2025-06-26 Listed $150,000 realMLS
• 2019-05-22 Sold (MLS) $109,000 realMLS
• 2019-05-21 Sold (Public Records) $109,000 Public Records
• 2019-05-14 Listing Removed — realMLS
• 2019-05-14 Listed $109,000 realMLS
• 2018-08-13 Sold (MLS) $29,000 realMLS
• 2018-07-26 Pending — realMLS
• 2018-07-20 Listed $35,000 realMLS
• 2012-04-06 Sold (MLS) $11,500 realMLS
• 2012-01-23 Listed $12,900 realMLS
• 2012-01-11 Listing Removed — realMLS
• 2011-01-27 Listed $42,000 realMLS
• 2004-11-02 Sold (Public Records) $80,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $2,618 · +12.0% YoY. Source: county tax records.