5851 Dunmire Ave · Jacksonville, FL 32219

$82,990

2 bd · 1.0 ba · 1,564 sqft · SingleFamily public records · 124 Days on market

Built 1940 8,121 sqft lot ↓ 17% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huge lot and lots of privacy! This one has a huge addition (tax record could be incorrect) easily converted to 3 or 4 bathroom and 2 bath. The possibilities here are endless. Bring your fix-n-flip buyer.

Key facts

• Carport parking
• Substantial addition
• 8,121 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• FLEXIBLE RENOVATION POTENTIAL
• SUBSTANTIAL ADDITION
• CONCRETE CONSTRUCTION
• CENTRAL AIR CONDITIONING
• CARPORT PARKING

Property features AI

Finance

• Other: Zoned RLD-60; Property listed as single family residence; Property identified as fixer; Unfurnished
• Financial info: No lease restrictions; Tax information available but omitted
• HOA & community: No HOA

Exterior

• Parking: Has carport
• Security: No security features listed
• Utilities: Public water; Other sewer; Other utilities
• Home design: Single-family residence; Residential property; Fixer condition; One story; Facing south
• Construction: Stucco and frame construction; Shingle roof; Slab/other foundation; Built area approximately 1,564 (public records)
• Exterior features: Asphalt road frontage; Lot about 0.19 acres

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: No interior amenities listed
• Laundry & utility: No laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 soft (-0.2%/yr); 546 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $574 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $73,031 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.90% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.01%
• DSCR: 2.34
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $295,596
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7614 John F Kennedy Dr E	0.22mi	3/1.5 (+1)	1,483 (-5%)	12mo	$100,000	$67	64
7924 Longspur Ave	0.55mi	3/1.0 (+1)	1,582 (+1%)	5mo	$58,000	$37	63
7380 Queensgate Cir	0.54mi	3/2.0 (+1)	1,483 (-5%)	9mo	$296,990	$200	50
7480 Queensgate Cir	0.57mi	3/2.0 (+1)	1,483 (-5%)	9mo	$283,990	$191	49
7363 Queensgate Cir	0.50mi	3/2.0 (+1)	1,483 (-5%)	13mo	$285,000	$192	48
7319 Queensgate Cir	0.58mi	3/2.0 (+1)	1,483 (-5%)	10mo	$295,000	$199	47
7392 Queensgate Cir	0.54mi	3/2.0 (+1)	1,483 (-5%)	14mo	$287,990	$194	45
7464 Queensgate Cir	0.57mi	3/2.0 (+1)	1,483 (-5%)	13mo	$280,990	$189	45
7620 Owl Rd	0.70mi	3/3.0 (+1)	1,568 (+0%)	13mo	$237,500	$151	43
7403 John F Kennedy Dr W	0.45mi	3/2.0 (+1)	1,350 (-14%)	8mo	$210,000	$156	41
8815 Bronson Ln	0.58mi	3/2.0 (+1)	1,330 (-15%)	6mo	$187,000	$141	34
8367 Tubman Ct	0.70mi	3/1.5 (+1)	1,398 (-11%)	16mo	$110,000	$79	30

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: 20.9%
• Equity multiple: 1.82×
• Total profit: $19,019
• Equity at exit: $12,374

10-year hold

• IRR: 26.8%
• Equity multiple: 3.01×
• Total profit: $46,673
• Equity at exit: $7,175

Cash invested: $23,237 (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 32219

• Home prices YoY: -22.3%
• Rents YoY: -0.2%
• Active inventory: 546
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$435
• Tax from tax record: −$196 /mo · $2,349/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $581

Break-even live

Break-even rent $842

Max offer price $82,990

Occupancy floor 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: $20,748
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8119 Siskin Ave Jacksonville, FL	2.0	2.0	1102	$1,650	$1.50	17d	1	0.45mi
8119 Siskin Ave Jacksonville, FL	2.0	2.0	1102	$1,650	$1.50	24d	1	0.45mi
7860 Rondo Ave Jacksonville, FL	3.0	2.0	1064	$1,410	$1.33	8d	1	0.68mi
6609 Miriam St Jacksonville, FL	3.0	2.0	1200	$1,425	$1.19	8d	1	0.83mi
6718 Gaspar Cir W Jacksonville, FL	3.0	2.0	1068	$1,305	$1.22	24d	1	0.98mi
4895 Churchill Dr Jacksonville, FL	3.0	2.0	1303	$1,900	$1.46	24d	1	0.99mi
6705 Gaspar Cir E Jacksonville, FL	3.0	1.5	1116	$1,254	$1.12	17d	1	1.00mi
4910 Rhode Island Dr N Jacksonville, FL	3.0	2.0	1300	$1,696	$1.30	24d	1	1.07mi
6623 Kinlock Dr W Jacksonville, FL	3.0	2.5	2081	$1,610	$0.77	4d	1	1.21mi
6731 W Virginia Ct Jacksonville, FL	3.0	1.0	1188	$1,225	$1.03	21d	1	1.27mi
4643 Williamsburg Ave Jacksonville, FL	3.0	2.0	1209	$1,496	$1.24	3d	1	1.40mi
6412 New Kings Rd Unit 1 Jacksonville, FL	2.0	2.0	1200	$1,200	$1.00	17d	1	1.43mi
6412 New Kings Rd Unit 2 Jacksonville, FL	3.0	2.0	1300	$1,400	$1.08	17d	1	1.43mi

Listing history 23 events

1. 2026-06-18
   days on market $82,990 Active 124 DOM
2. 2026-06-17
   days on market $82,990 Active 123 DOM
3. 2026-06-16
   days on market $82,990 Active 122 DOM
4. 2026-06-15
   days on market $82,990 Active 121 DOM
5. 2026-06-10
   days on market $82,990 Active 115 DOM
6. 2026-06-08
   days on market $82,990 Active 114 DOM
7. 2026-06-07
   days on market $82,990 Active 113 DOM
8. 2026-06-03
   days on market $82,990 Active 109 DOM
9. 2026-06-02
   days on market $82,990 Active 108 DOM
10. 2026-06-01
    days on market $82,990 Active 107 DOM
11. 2026-05-31
    days on market $82,990 Active 106 DOM
12. 2026-03-24
    status Active
13. 2026-03-20
    status Pending
14. 2026-02-10
    listed $82,990 Active
15. 2025-07-07
    status Active 203-char remark

    Show marketing remark (203 chars)

    Huge lot and lots of privacy! This one has a huge addition (tax record could be incorrect) easily converted to 3 or 4 bathroom and 2 bath. The possibilities here are endless. Bring your fix-n-flip buyer.

16. 2025-05-14
    status Active 203-char remark

    Show marketing remark (203 chars)

    Huge lot and lots of privacy! This one has a huge addition (tax record could be incorrect) easily converted to 3 or 4 bathroom and 2 bath. The possibilities here are endless. Bring your fix-n-flip buyer.

17. 2025-04-07
    status Pending 203-char remark

    Show marketing remark (203 chars)

    Huge lot and lots of privacy! This one has a huge addition (tax record could be incorrect) easily converted to 3 or 4 bathroom and 2 bath. The possibilities here are endless. Bring your fix-n-flip buyer.

18. 2025-04-07
    historical 203-char remark

    Show marketing remark (203 chars)

    Huge lot and lots of privacy! This one has a huge addition (tax record could be incorrect) easily converted to 3 or 4 bathroom and 2 bath. The possibilities here are endless. Bring your fix-n-flip buyer.

19. 2025-04-07
    historical 203-char remark

    Show marketing remark (203 chars)

    Huge lot and lots of privacy! This one has a huge addition (tax record could be incorrect) easily converted to 3 or 4 bathroom and 2 bath. The possibilities here are endless. Bring your fix-n-flip buyer.

20. 2025-02-12
    price $94,900 203-char remark

    Show marketing remark (203 chars)

    Huge lot and lots of privacy! This one has a huge addition (tax record could be incorrect) easily converted to 3 or 4 bathroom and 2 bath. The possibilities here are endless. Bring your fix-n-flip buyer.

21. 2025-01-03
    status Active 203-char remark

    Show marketing remark (203 chars)

    Huge lot and lots of privacy! This one has a huge addition (tax record could be incorrect) easily converted to 3 or 4 bathroom and 2 bath. The possibilities here are endless. Bring your fix-n-flip buyer.

22. 2025-01-02
    status Pending 203-char remark

    Show marketing remark (203 chars)

    Huge lot and lots of privacy! This one has a huge addition (tax record could be incorrect) easily converted to 3 or 4 bathroom and 2 bath. The possibilities here are endless. Bring your fix-n-flip buyer.

23. 2024-12-16
    listed $99,900 Active 203-char remark

    Show marketing remark (203 chars)

    Huge lot and lots of privacy! This one has a huge addition (tax record could be incorrect) easily converted to 3 or 4 bathroom and 2 bath. The possibilities here are endless. Bring your fix-n-flip buyer.

ⓘ 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: $2,349 · $196/mo
• Projected year-2 tax: $2,349 · $196/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $18,936
• − Mortgage interest: −$4,649
• − Property taxes: −$2,349
• − Insurance: −$415
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$2,414
• Taxable income: $6,080
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $5,514/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): 14,302
• Household income: $72,184
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 173.0

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: Majority Black (55%)
• Race & ethnicity: Black 55% White 39% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 2% Romanian 1% Hispanic 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 0%

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: ▼ -75.90%
• Current HPI: 263.8901
• Rent YoY: ▼ -0.25%
• 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

-16.9% since first listed

12 events — show timeline

• 2026-03-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Listed $82,990 Stellar MLS as Distributed by MLS Grid
• 2025-07-07 Relisted — realMLS
• 2025-05-14 Relisted — realMLS
• 2025-04-07 Pending — realMLS
• 2025-04-07 Listing Removed — realMLS
• 2025-04-07 Listing Removed — realMLS
• 2025-02-12 Price Changed $94,900 realMLS
• 2025-01-03 Relisted — realMLS
• 2025-01-02 Pending — realMLS
• 2024-12-16 Listed $99,900 realMLS

Property tax history

+24.2%/yr

Latest (2025): $2,349 · +10.1% YoY. Source: county tax records.