385 Duray Ct · Jacksonville, FL 32208

$115,000

3 bd · 1.0 ba · 964 sqft · SingleFamily public records · 16 Days on market

Built 1941 5,662 sqft lot Est $114k · at est.

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Why this score? — see what drove the C 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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.0/15.0
• 1% rule +6.4/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will love this newly renovated gem. Your new home features new modern textured paint colors perfect for any decor. Brand new white appliances,cabinets,and tile flooring make this kitchen bright and airy, wooden flooring throughout creates a comfortable and cozy atmosphere. BRAND NEW AC Call for you tour today!!!

Key facts

• Bright kitchen
• Wood flooring
• Appliances

Tags

• BRIGHT KITCHEN
• APPLIANCES
• CABINET SPACE
• WOOD FLOORING
• TILE FLOORING
• LIVING SPACES

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Additional parking
• Utilities: Public sewer; Sewer connected; Water connected
• Home design: Single family residence; One level
• Exterior features: City street frontage; Asphalt road surface; No private pool

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Tile and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (-1.4%/yr); 291 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 38% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.
• Current owner paid $73k; list at $115k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $113,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
733 Escambia St	0.40mi	3/1.0	975 (+1%)	0mo	$90,000	$92	79
6835 Vermillion St	0.18mi	3/1.0	891 (-8%)	2mo	$65,000	$73	77
557 Chestnut Dr	0.27mi	2/1.0 (-1)	943 (-2%)	4mo	$125,000	$133	76
753 Fernway St	0.45mi	3/1.0	929 (-4%)	1mo	$110,000	$118	72
569 W 49th St	0.32mi	2/1.0 (-1)	924 (-4%)	2mo	$57,000	$62	71
429 W 46th St	0.36mi	2/1.0 (-1)	1,020 (+6%)	2mo	$167,000	$164	67
473 W 65th St	0.44mi	3/1.0	884 (-8%)	0mo	$95,000	$107	66
50 W 58th St	0.51mi	2/1.0 (-1)	1,004 (+4%)	1mo	$71,000	$71	63
625 W 46th St	0.36mi	2/1.0 (-1)	1,031 (+7%)	5mo	$40,000	$39	62
6711 Drayton St	0.39mi	3/1.0	1,088 (+13%)	3mo	$138,000	$127	58
110 Tallulah Ave	0.41mi	3/1.0	1,102 (+14%)	2mo	$181,000	$164	55
448 W 68th St	0.59mi	2/1.0 (-1)	1,074 (+11%)	4mo	$141,000	$131	45

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: -7.5%
• Equity multiple: 0.73×
• Total profit: $-8,601
• Equity at exit: $17,147

10-year hold

• IRR: -2.3%
• Equity multiple: 0.86×
• Total profit: $-4,393
• Equity at exit: $9,943

Cash invested: $32,200 (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 32208

• Home prices YoY: -33.6%
• Rents YoY: -1.4%
• Active inventory: 291
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$603
• Tax from tax record: −$169 /mo · $2,033/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $217

Break-even live

Break-even rent $1,038

Max offer price $115,000

Occupancy floor 78%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
385 Duray Ct Jacksonville, FL	3.0	1.0	932	$1,250	$1.34	20d	1	0.02mi
356 Duray Ct Jacksonville, FL	3.0	2.0	1070	$1,425	$1.33	14d	1	0.02mi
535 W 59th St Jacksonville, FL	3.0	2.0	816	$1,395	$1.71	8d	1	0.15mi
6460 Lanark Ave Jacksonville, FL	2.0	1.0	708	$1,095	$1.55	24d	1	0.15mi
319 W 49th St Jacksonville, FL	2.0	1.0	977	$1,200	$1.23	24d	1	0.27mi
425 W 47th St Jacksonville, FL	3.0	1.5	1083	$1,193	$1.10	8d	1	0.31mi
7124 Lorain St Jacksonville, FL	3.0	1.0	864	$1,043	$1.21	3d	1	0.32mi
562 W 49th St Jacksonville, FL	3.0	1.0	1091	$1,195	$1.10	24d	1	0.33mi
92 W 55th St Jacksonville, FL	2.0	1.0	624	$845	$1.35	21d	1	0.38mi
5616 Calvin Ave Jacksonville, FL	3.0	1.0	1008	$1,195	$1.19	8d	1	0.41mi
7210 Elwood Ave Jacksonville, FL	2.0	1.0	831	$995	$1.20	21d	1	0.45mi
7511 N Shore Dr Jacksonville, FL	2.0	1.0	1014	$1,350	$1.33	4d	1	0.47mi
5514 Long St Jacksonville, FL	2.0	1.0	941	$1,250	$1.33	2d	1	0.48mi
41 Tallulah Ave Jacksonville, FL	3.0	1.0	1092	$1,390	$1.27	3d	1	0.49mi
346 W 68th St Jacksonville, FL	3.0	1.0	1114	$1,385	$1.24	4d	1	0.59mi
141 W 43rd St Jacksonville, FL	3.0	2.0	1022	$1,231	$1.20	3d	1	0.61mi
18 W 43rd St Jacksonville, FL	2.0	1.0	750	$795	$1.06	4d	1	0.71mi
217 E 48th St Jacksonville, FL	3.0	1.0	979	$1,096	$1.12	11d	1	0.72mi
961 Dorchester St Jacksonville, FL	2.0	1.0	884	$1,025	$1.16	3d	1	0.74mi
4918 N Pearl St Jacksonville, FL	2.0	1.0	850	$895	$1.05	24d	1	0.75mi
1059 Glencarin St Jacksonville, FL	2.0	1.0	645	$897	$1.39	4d	1	0.79mi
511 Ivy St Jacksonville, FL	2.0	1.0	900	$995	$1.11	24d	1	0.81mi
205 E 44th St Jacksonville, FL	3.0	1.0	955	$1,075	$1.13	21d	1	0.81mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	24d	1	0.83mi
1136 Maynard St Jacksonville, FL	2.0	1.0	919	$1,045	$1.14	24d	1	0.84mi
5035 N Main St Jacksonville, FL	3.0	1.0–2.0	816	$1,459	$1.79	24d	69	0.86mi
222 E 43rd St Jacksonville, FL	2.0	1.0	840	$946	$1.13	24d	1	0.88mi
7525 Oakwood St Jacksonville, FL	3.0	1.0	945	$1,375	$1.46	15d	1	0.88mi
525 E 60th St Jacksonville, FL	3.0	2.0	1120	$1,471	$1.31	24d	1	0.91mi
22 W 38th St Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	24d	1	0.93mi
451 Long Branch Blvd Unit 451 Jacksonville, FL	2.0	1.0	1000	$1,350	$1.35	24d	1	0.93mi
349 E 45th St Jacksonville, FL	2.0	1.0	954	$1,175	$1.23	8d	1	0.95mi
666 Basswood St Jacksonville, FL	3.0	1.0	1002	$1,400	$1.40	24d	1	1.01mi
7140 Buffalo Ave Jacksonville, FL	2.0	1.0	832	$1,321	$1.59	24d	1	1.10mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	4d	1	1.12mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	24d	1	1.12mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	14d	1	1.12mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	21d	1	1.12mi
8027 Floyd St Jacksonville, FL	2.0	1.5	935	$1,300	$1.39	3d	1	1.13mi
3933 Boulevard #2 Jacksonville, FL	2.0	1.0	684	$748	$1.09	8d	1	1.13mi

Listing history 12 events

1. 2026-06-18
   days on market $115,000 Active 16 DOM
2. 2026-06-17
   days on market $115,000 Active 15 DOM
3. 2026-06-16
   days on market $115,000 Active 14 DOM
4. 2026-06-15
   days on market $115,000 Active 13 DOM
5. 2026-06-13
   days on market $115,000 Active 11 DOM
6. 2026-06-13
   days on market $115,000 Active 10 DOM
7. 2026-06-10
   days on market $115,000 Active 7 DOM
8. 2026-06-08
   days on market $115,000 Active 6 DOM
9. 2026-06-07
   days on market $115,000 Active 5 DOM
10. 2026-06-05
    days on market $115,000 Active 2 DOM
11. 2026-06-02
    remarks 431-char remark
12. 2026-06-02
    listed $115,000 Active 1 DOM

ⓘ 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: $2,033 · $169/mo
• Projected year-2 tax: $2,033 · $169/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 · 19 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: $15,764
• − Mortgage interest: −$6,442
• − Property taxes: −$2,033
• − Insurance: −$575
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$3,345
• Taxable income: $847
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $2,406/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): 32,699
• Household income: $41,324
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1765.0

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 Black (77%)
• Race & ethnicity: Black 77% White 16% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -110.56%
• Current HPI: 217.9706
• Rent YoY: ▼ -1.36%
• 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

+784.6% since first listed

15 events — show timeline

• 2026-06-02 Listed $115,000 realMLS
• 2026-05-20 Listed for Rent $1,250 TENANTTURNER2
• 2022-06-16 Price Changed $1,019 RENT.
• 2019-07-17 Sold (Public Records) $73,000 Public Records
• 2018-10-11 Listing Removed — realMLS
• 2018-10-09 Relisted — realMLS
• 2018-08-31 Listing Removed — realMLS
• 2018-05-18 Price Changed $67,950 realMLS
• 2018-05-07 Price Changed $68,950 realMLS
• 2018-04-23 Relisted — realMLS
• 2018-04-13 Pending — realMLS
• 2018-03-21 Price Changed $69,950 realMLS
• 2018-02-19 Listed $75,000 realMLS
• 1993-03-10 Sold (Public Records) $39,900 Public Records
• 1992-07-01 Sold (Public Records) $13,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $2,033 · +16.1% YoY. Source: county tax records.