9102 6th Ave · Jacksonville, FL 32208

$105,000

3 bd · 1.0 ba · 870 sqft · SingleFamily public records · 320 Days on market

Built 1941 5,227 sqft lot Est $93k · 13% over

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +8.4/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this beautifully updated 3 bedroom home. This home has an amazing brand new kitchen with an island and stainless steel appliances. There is a fully screened in porch to sit down and enjoy your morning coffee as well as a fully fenced in yard. Perfect for someone with animals! There is brand new vinyl plank flooring all throughout the common areas and a reading nook to read a nice book. There is a brand new HVAc system as well. Come see before it is gone!

Key facts

• Generous shed
• Updated kitchen
• Fenced backyard

Tags

• CORNER LOT
• UPDATED KITCHEN
• FULLY SCREENED-IN PORCH
• FENCED BACKYARD
• GENEROUS SHED
• VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Zoned schools: Jean Ribault High School (math 22% / reading 25%, grade F, #533 of 667 statewide, top 80%, 1,385 students, 71% FRL) — zoned schools average 71% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 46% district-wide (-22 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.4%/yr); 291 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% 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 $726 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 320 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 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 1941 — 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. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $93,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9135 5th Ave	0.09mi	3/1.0	896 (+3%)	1mo	$80,500	$90	90
9152 6th Ave	0.07mi	2/1.0 (-1)	792 (-9%)	4mo	$119,000	$150	74
9043 8th Ave	0.10mi	3/1.0	952 (+9%)	10mo	$111,500	$117	72
9346 10th Ave	0.34mi	2/1.0 (-1)	864 (-1%)	12mo	$124,000	$144	68
9058 Jefferson Ave	0.43mi	3/1.0	936 (+8%)	0mo	$94,250	$101	67
9230 4th Ave	0.18mi	2/1.0 (-1)	752 (-14%)	12mo	$36,000	$48	54
8974 Jackson Ave	0.59mi	2/1.0 (-1)	808 (-7%)	2mo	$69,000	$85	54
2140 Jayson Ave	0.54mi	3/1.0	768 (-12%)	3mo	$82,000	$107	53
8726 4th Ave	0.40mi	2/1.0 (-1)	952 (+9%)	10mo	$85,000	$89	52
8728 1st Ave	0.48mi	3/1.0	972 (+12%)	9mo	$35,000	$36	50
9742 Highland Ave N	0.65mi	3/2.0	960 (+10%)	9mo	$110,000	$115	41
9703 Campus Ave	0.64mi	3/2.0	760 (-13%)	6mo	$90,000	$118	40

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,124
• Equity at exit: $15,656

10-year hold

• IRR: 4.9%
• Equity multiple: 1.31×
• Total profit: $9,010
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$551
• Tax from tax record: −$207 /mo · $2,489/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $313

Break-even live

Break-even rent $1,015

Max offer price $105,000

Occupancy floor 73%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9050 7th Ave Jacksonville, FL	3.0	1.0	896	$1,485	$1.66	23d	1	0.11mi
9017 6th Ave Jacksonville, FL	2.0	1.0	1038	$1,098	$1.06	23d	1	0.13mi
9248 9th Ave Jacksonville, FL	2.0	1.0	646	$995	$1.54	23d	1	0.23mi
9346 10th Ave Jacksonville, FL	3.0	1.0	985	$1,825	$1.85	23d	1	0.33mi
9131 Jefferson Ave Jacksonville, FL	3.0	1.0	910	$1,350	$1.48	4d	1	0.44mi
8663 5th Ave Jacksonville, FL	2.0	1.0	720	$1,045	$1.45	23d	1	0.49mi
2389 Hilly Rd Jacksonville, FL	3.0	1.0	908	$1,650	$1.82	23d	1	0.51mi
8642 2nd Ave Jacksonville, FL	3.0	2.0	1074	$1,245	$1.16	1d	1	0.56mi
8617 3rd Ave Jacksonville, FL	3.0	1.0	1048	$1,200	$1.15	10d	1	0.59mi
1975 Rugby Rd Jacksonville, FL	2.0	1.0	992	$1,100	$1.11	7d	1	0.79mi
2534 Aubrey Ave Jacksonville, FL	4.0	2.0	759	$1,250	$1.65	23d	1	1.09mi
7927 Reid Ave Jacksonville, FL	3.0	1.0	1055	$1,500	$1.42	23d	1	1.12mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	23d	1	1.13mi
8253 Lexington Dr Jacksonville, FL	3.0	1.0	910	$1,330	$1.46	23d	1	1.15mi
912 Saratoga Blvd Jacksonville, FL	3.0	1.0	930	$1,250	$1.34	23d	1	1.19mi
10535 Lem Turner Rd Jacksonville, FL	1.0–4.0	1.0–2.0	1012	$1,562	$1.54	3d	40	1.44mi
1000 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	949	$1,684	$1.77	2d	9	1.45mi
9658 Gibson Ave Jacksonville, FL	3.0	1.5	977	$1,225	$1.25	23d	1	1.45mi

Listing history 24 events

1. 2026-01-28
   status Pending
2. 2026-01-02
   status Active
3. 2025-12-31
   historical
4. 2025-12-03
   status Active
5. 2025-11-30
   historical
6. 2025-07-30
   status Active
7. 2025-07-29
   historical
8. 2025-07-12
   price $105,000
9. 2025-05-20
   price $110,000
10. 2025-04-15
    price $116,000
11. 2025-03-19
    price $125,000
12. 2025-02-22
    listed $130,000 Active
13. 2023-04-27
    soldstatus $144,800
14. 2023-04-18
    soldstatus $144,800 Sold 467-char remark

    Show marketing remark (467 chars)

    Come see this beautifully updated 3 bedroom home. This home has an amazing brand new kitchen with an island and stainless steel appliances. There is a fully screened in porch to sit down and enjoy your morning coffee as well as a fully fenced in yard. Perfect for someone with animals! There is brand new vinyl plank flooring all throughout the common areas and a reading nook to read a nice book. There is a brand new HVAc system as well. Come see before it is gone!

15. 2023-03-17
    historical Active - Contingent 467-char remark

    Show marketing remark (467 chars)

    Come see this beautifully updated 3 bedroom home. This home has an amazing brand new kitchen with an island and stainless steel appliances. There is a fully screened in porch to sit down and enjoy your morning coffee as well as a fully fenced in yard. Perfect for someone with animals! There is brand new vinyl plank flooring all throughout the common areas and a reading nook to read a nice book. There is a brand new HVAc system as well. Come see before it is gone!

16. 2023-03-06
    listed $144,800 Active 467-char remark

    Show marketing remark (467 chars)

    Come see this beautifully updated 3 bedroom home. This home has an amazing brand new kitchen with an island and stainless steel appliances. There is a fully screened in porch to sit down and enjoy your morning coffee as well as a fully fenced in yard. Perfect for someone with animals! There is brand new vinyl plank flooring all throughout the common areas and a reading nook to read a nice book. There is a brand new HVAc system as well. Come see before it is gone!

17. 2022-10-13
    soldstatus $95,000
18. 2007-07-07
    historical 386-char remark

    Show marketing remark (386 chars)

    CHECK OUT THIS COMPLETELY RENOVATED HOME, MOVE-IN READY JUST BRING YOUR TOOTHBRUSH......SEPERATE LIVING ROOM, BREAKFAST ROOM WITH PERGO WOOD FLOORS, NEW KITCHEN-RANGE,REFRIGERATOR, OAK CABINETS AND COUNTERTOPS. NEW BATH OTHER UPGRADES INCLUDE CERAMIC TILE, CARPET, LIGHT FIXTURES, CEILING FANS, MINI BLINDS, INTERIOR AND EXTERIOR DOORS THRU-OUT. LARGE BACK YARD, SITUATED ON CORNER LOT.

19. 2007-02-14
    listed $89,999 386-char remark

    Show marketing remark (386 chars)

    CHECK OUT THIS COMPLETELY RENOVATED HOME, MOVE-IN READY JUST BRING YOUR TOOTHBRUSH......SEPERATE LIVING ROOM, BREAKFAST ROOM WITH PERGO WOOD FLOORS, NEW KITCHEN-RANGE,REFRIGERATOR, OAK CABINETS AND COUNTERTOPS. NEW BATH OTHER UPGRADES INCLUDE CERAMIC TILE, CARPET, LIGHT FIXTURES, CEILING FANS, MINI BLINDS, INTERIOR AND EXTERIOR DOORS THRU-OUT. LARGE BACK YARD, SITUATED ON CORNER LOT.

20. 2007-02-05
    soldstatus $50,000
21. 2003-02-20
    soldstatus $32,500
22. 2002-08-16
    listed $34,900
23. 1995-08-29
    soldstatus $42,500
24. 1995-01-12
    soldstatus $18,000

ⓘ 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: $2,489 · $207/mo
• Projected year-2 tax: $2,489 · $207/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) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,940
• − Mortgage interest: −$5,882
• − Property taxes: −$2,489
• − Insurance: −$525
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,055
• Taxable income: $2,279
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $3,214/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

+483.3% since first listed

24 events — show timeline

• 2026-01-28 Pending — realMLS
• 2026-01-02 Relisted — realMLS
• 2025-12-31 Listing Removed — realMLS
• 2025-12-03 Relisted — realMLS
• 2025-11-30 Listing Removed — realMLS
• 2025-07-30 Relisted — realMLS
• 2025-07-29 Listing Removed — realMLS
• 2025-07-12 Price Changed $105,000 realMLS
• 2025-05-20 Price Changed $110,000 realMLS
• 2025-04-15 Price Changed $116,000 realMLS
• 2025-03-19 Price Changed $125,000 realMLS
• 2025-02-22 Listed $130,000 realMLS
• 2023-04-27 Sold (Public Records) $144,800 Public Records
• 2023-04-18 Sold (MLS) $144,800 realMLS
• 2023-03-17 Contingent — realMLS
• 2023-03-06 Listed $144,800 realMLS
• 2022-10-13 Sold (Public Records) $95,000 Public Records
• 2007-07-07 Listing Removed — realMLS
• 2007-02-14 Listed $89,999 realMLS
• 2007-02-05 Sold (Public Records) $50,000 Public Records
• 2003-02-20 Sold (MLS) $32,500 realMLS
• 2002-08-16 Listed $34,900 realMLS
• 1995-08-29 Sold (Public Records) $42,500 Public Records
• 1995-01-12 Sold (Public Records) $18,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,489 · +13.9% YoY. Source: county tax records.