5021 Shannon Ave · Jacksonville, FL 32254

$125,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 151 Days on market

Built 1946 5,662 sqft lot Est $105k · 19% over

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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 +15.4/30.0
• Appreciation +6.7/10.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Tenant occupied until 12/31/26. This recently renovated 3-bedroom, 2-bath home features a fully fenced yard and a detached garage, offering both privacy and functionality. Updates throughout make it move-in ready once vacant, and the property includes a sunroom that is not included in the total square footage, providing additional flexible living space. A great opportunity for investors or future owner-occupants looking for a well-maintained home with added value.

Key facts

• Sunroom
• Recently renovated
• Fully fenced yard

Tags

• FULLY FENCED YARD
• DETACHED GARAGE
• RECENTLY RENOVATED
• SUNROOM
• FLEXIBLE LIVING SPACE

Property features AI

Finance

• Other: Not a senior community

Exterior

• Parking: Detached garage; Additional off-street parking; 1-car garage
• Utilities: Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Property used for residential and commercial (single family)
• Construction: Shingle roof
• Exterior features: Chain link full fencing; Cleared lot; Asphalt road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Split system cooling
• Interior features: Refrigerator included
• Laundry & utility: Electric heating system

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $49 ($588/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 $108k (13.8% below list).
• Recommended offer: $108k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 37% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $125k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $107,759 (13.8% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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: 0.86% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $105,300
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5409 Shenandoah Ave	0.34mi	3/1.0 (+1)	824 (+2%)	5mo	$100,000	$121	72
2842 Lucoma Dr	0.39mi	3/1.0 (+1)	924 (+14%)	6mo	$120,000	$130	48

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: 9.6%
• Equity multiple: 1.56×
• Total profit: $19,518
• Equity at exit: $59,133

10-year hold

• IRR: 11.2%
• Equity multiple: 2.71×
• Total profit: $59,925
• Equity at exit: $93,476

Cash invested: $35,000 (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 32254

• Home prices YoY: 1.2%
• Rents YoY: 1.7%
• Active inventory: 172
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,078 high
• Mortgage (P&I): −$656
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $49

Break-even live

Break-even rent $1,016

Max offer price $125,000

Occupancy floor 90%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5141 Shenandoah Ave Jacksonville, FL	1.0–3.0	1.0–2.0	950	$1,000	$1.05	2d	4	0.07mi
5236 Wabash Blvd Jacksonville, FL	2.0	1.0	712	$999	$1.40	20d	1	0.16mi
5355 New Kings Rd Unit 10 Jacksonville, FL	2.0	1.0	528	$775	$1.47	24d	1	0.90mi
5355 New Kings Rd Unit 21 Jacksonville, FL	2.0	1.0	700	$800	$1.14	4d	1	0.94mi
5355 New Kings Rd Unit 24 Jacksonville, FL	1.0	1.0	600	$700	$1.17	8d	1	0.94mi
3138 W 15th St Jacksonville, FL	2.0	1.0	734	$1,150	$1.57	8d	1	0.96mi
3138 W 15th St Jacksonville, FL	2.0	1.0	734	$1,150	$1.57	24d	1	0.96mi
6718 Gaspar Cir W Jacksonville, FL	3.0	2.0	1068	$1,305	$1.22	24d	1	1.25mi
6705 Gaspar Cir E Jacksonville, FL	3.0	1.5	1116	$1,254	$1.12	17d	1	1.25mi
2939 W 11th St Jacksonville, FL	3.0	1.0	1086	$1,295	$1.19	24d	1	1.27mi
2854 Wickwire St Jacksonville, FL	2.0	1.0	948	$1,300	$1.37	4d	1	1.33mi
1612 Alfen St Jacksonville, FL	3.0	1.5	945	$1,113	$1.18	8d	1	1.42mi

Listing history 13 events

1. 2026-06-18
   days on market $125,000 Active 151 DOM
2. 2026-06-17
   days on market $125,000 Active 150 DOM
3. 2026-06-16
   days on market $125,000 Active 149 DOM
4. 2026-06-15
   days on market $125,000 Active 148 DOM
5. 2026-06-10
   pricedays on market $125,000 Active 142 DOM
6. 2026-06-08
   days on market $130,000 Active 141 DOM
7. 2026-06-08
   days on market $130,000 Active 140 DOM
8. 2026-06-03
   days on market $130,000 Active 136 DOM
9. 2026-06-02
   days on market $130,000 Active 135 DOM
10. 2026-06-01
    days on market $130,000 Active 134 DOM
11. 2026-05-31
    days on market $130,000 Active 133 DOM
12. 2026-01-18
    listed $130,000 Active
13. 2024-11-27
    soldstatus $54,000

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,137 · $95/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 6/10 Major FEMA zone X (unshaded) · 69% 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: $12,931
• − Mortgage interest: −$7,002
• − Property taxes: −$1,137
• − Insurance: −$625
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$3,636
• Taxable loss: −$1,538
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $957/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

+140.7% since first listed

2 events — show timeline

• 2026-01-18 Listed $130,000 realMLS
• 2024-11-27 Sold (Public Records) $54,000 Public Records

Property tax history

+18.2%/yr

Latest (2025): $1,137 · +16.6% YoY. Source: county tax records.