3305 Thomas St · Jacksonville, FL 32254

$222,990

3 bd · 2.0 ba · 1,253 sqft · Land · 27 Days on market

Built 2026 4,356 sqft lot

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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).

• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Cash flow +5.9/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0

Listing remarks MLS

High-potential residential lot. Vacant lot ready for a new home to built on it. Non refundable deposit, please do inspections and walk the lot prior to making an offer. Property to be sold AS-IS. Seller to review all offers.

Key facts

• Large island
• Walk in closet
• En-suite bathroom

Tags

• BRAND NEW CONSTRUCTION
• CHEF'S KITCHEN
• LARGE ISLAND
• BREAKFAST BAR
• WALK IN CLOSET
• EN-SUITE BATHROOM

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Detached or attached garage (1 car)
• Utilities: Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Exterior features: No private pool; Lot approximately 0.1 acres

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: In-unit laundry; Laminate flooring
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $223k.

Deal economics

• At list price, monthly cash flow is $-438 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (37.4% below list).
• Recommended offer: $140k (37.4% below list) — sets the bar for 1% rule.

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 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).
• At $1,396/mo this rent would consume 48% of the median local household income ($35k/yr) (locally 882% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.4% local appreciation)).
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $8k; list at $223k implies a 2687% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $139,643 (37.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
5. 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.
6. 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.
7. 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: 0.63% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.42%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.41% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $2,103
• Equity at exit: $105,489

10-year hold

• IRR: 3.9%
• Equity multiple: 1.61×
• Total profit: $38,293
• Equity at exit: $166,754

Cash invested: $62,437 (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: 13.3×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$1,169
• Tax est. 1.5%: −$279 /mo · $3,345/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-438

Break-even live

Break-even rent $1,951

Max offer price $159,632

Occupancy floor —

Sensitivity live

Price	-10% $-284	-5% $-361	+0% $-438	+5% $-515	+10% $-592
Rent	-10% $-548	-5% $-493	+0% $-438	+5% $-383	+10% $-328
Rate	-1.0pp $-326	-0.5pp $-381	base $-438	+0.5pp $-496	+1.0pp $-554

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: $55,748
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3352 Dillon St Jacksonville, FL	3.0	2.0	1229	$1,372	$1.12	24d	1	0.16mi
3318 Dignan St Jacksonville, FL	3.0	2.0	960	$1,200	$1.25	24d	1	0.17mi
3323 Nolan St Jacksonville, FL	3.0	1.0	927	$1,050	$1.13	2d	1	0.19mi
3515 Dignan St Jacksonville, FL	3.0	1.0	915	$1,036	$1.13	3d	1	0.20mi
3319 Hunt St Jacksonville, FL	3.0	1.0	924	$1,295	$1.40	24d	1	0.23mi
3118 Dignan St Jacksonville, FL	4.0	2.0	1103	$1,148	$1.04	2d	1	0.26mi
3035 Fitzgerald St Jacksonville, FL	2.0	1.0	900	$1,021	$1.13	3d	1	0.32mi
3688 Dillon St Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	24d	1	0.34mi
3550 Edison Ave Jacksonville, FL	3.0	2.0	1230	$1,463	$1.19	5d	1	0.36mi
3356 Lenox Ave Jacksonville, FL	2.0	1.0	899	$999	$1.11	24d	1	0.38mi
841 Ontario St Jacksonville, FL	2.0	1.0	1000	$1,285	$1.28	24d	1	0.49mi
3347 Phyllis St Jacksonville, FL	3.0	2.0	1145	$1,395	$1.22	24d	1	0.49mi
3159 Phyllis St Jacksonville, FL	3.0	2.0	1209	$1,561	$1.29	3d	1	0.50mi
2587 Orchard St Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	8d	1	0.53mi
3134 Phyllis St Jacksonville, FL	4.0	2.0	1648	$1,834	$1.11	24d	1	0.54mi
912 Huron St Jacksonville, FL	2.0	1.0	900	$1,100	$1.22	15d	1	0.57mi
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	24d	1	0.59mi
676 Bridal Ave Jacksonville, FL	3.0	2.0	1008	$1,450	$1.44	24d	1	0.60mi
2410 McQuade St Jacksonville, FL	3.0	2.0	1307	$1,425	$1.09	24d	1	0.61mi
691 Herman St Jacksonville, FL	4.0	2.5	1641	$1,669	$1.02	8d	1	0.63mi
3312 Ernest St Jacksonville, FL	3.0	1.0	1065	$1,148	$1.08	24d	1	0.66mi
3233 Dellwood Ave Jacksonville, FL	2.0	2.0	1000	$1,750	$1.75	24d	1	0.68mi
3353 Dellwood Ave Jacksonville, FL	3.0	1.0	934	$1,595	$1.71	18d	1	0.69mi
3609 Dellwood Ave Jacksonville, FL	2.0	2.0	936	$1,495	$1.60	24d	1	0.73mi
420 Sunshine St Jacksonville, FL	3.0	2.0	1050	$1,350	$1.29	2d	1	0.76mi
3313 Green St Jacksonville, FL	3.0	1.0	1058	$1,450	$1.37	8d	1	0.78mi
2980 Ernest St Jacksonville, FL	2.0	1.0	920	$1,200	$1.30	24d	1	0.78mi
3305 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	1012	$1,021	$1.01	24d	1	0.81mi
1037 Detroit St Jacksonville, FL	3.0	2.0	912	$1,250	$1.37	2d	1	0.82mi
809 McDuff Ave S Jacksonville, FL	2.0	1.0	1006	$995	$0.99	5d	1	0.82mi
3350 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	900	$1,095	$1.22	24d	1	0.86mi
3036 Green St Jacksonville, FL	3.0	1.0	924	$1,495	$1.62	24d	1	0.87mi
3303 Broadway Ave Jacksonville, FL	3.0	2.0	1072	$1,550	$1.45	4d	1	0.87mi
3302 College St Jacksonville, FL	3.0	1.0	1174	$1,095	$0.93	8d	1	0.91mi
3352 College St Jacksonville, FL	3.0	2.0	1335	$1,550	$1.16	15d	1	0.91mi
628 Meteor St Jacksonville, FL	3.0	1.0	1123	$1,395	$1.24	24d	1	0.95mi
4006 College St Jacksonville, FL	3.0	2.5	1208	$2,200	$1.82	12d	1	0.95mi
4006 College St Jacksonville, FL	3.0	2.5	1200	$2,200	$1.83	24d	1	0.95mi
3362 Lowell Ave Jacksonville, FL	3.0	2.0	1682	$1,400	$0.83	8d	1	0.95mi
3034 Detroit Cir E Jacksonville, FL	3.0	2.0	1300	$1,399	$1.08	24d	1	0.95mi

Listing history 22 events

1. 2026-06-18
   days on market $222,990 Active 27 DOM
2. 2026-06-17
   days on market $222,990 Active 26 DOM
3. 2026-06-16
   days on market $222,990 Active 25 DOM
4. 2026-06-15
   days on market $222,990 Active 24 DOM
5. 2026-06-13
   days on market $222,990 Active 22 DOM
6. 2026-06-13
   days on market $222,990 Active 21 DOM
7. 2026-06-10
   days on market $222,990 Active 18 DOM
8. 2026-06-08
   days on market $222,990 Active 17 DOM
9. 2026-06-07
   days on market $222,990 Active 16 DOM
10. 2026-06-05
    days on market $222,990 Active 13 DOM
11. 2026-06-03
    days on market $222,990 Active 12 DOM
12. 2026-06-02
    days on market $222,990 Active 11 DOM
13. 2026-06-01
    days on market $222,990 Active 10 DOM
14. 2026-05-31
    days on market $222,990 Active 9 DOM
15. 2026-05-01
    listed $222,990 Active
16. 2024-01-18
    status Active 226-char remark

    Show marketing remark (226 chars)

    High-potential residential lot. Vacant lot ready for a new home to built on it. Non refundable deposit, please do inspections and walk the lot prior to making an offer. Property to be sold AS-IS. Seller to review all offers.

17. 2024-01-05
    status Active 226-char remark

    Show marketing remark (226 chars)

    High-potential residential lot. Vacant lot ready for a new home to built on it. Non refundable deposit, please do inspections and walk the lot prior to making an offer. Property to be sold AS-IS. Seller to review all offers.

18. 2023-09-17
    status Pending 226-char remark

    Show marketing remark (226 chars)

    High-potential residential lot. Vacant lot ready for a new home to built on it. Non refundable deposit, please do inspections and walk the lot prior to making an offer. Property to be sold AS-IS. Seller to review all offers.

19. 2023-09-17
    historical 226-char remark

    Show marketing remark (226 chars)

    High-potential residential lot. Vacant lot ready for a new home to built on it. Non refundable deposit, please do inspections and walk the lot prior to making an offer. Property to be sold AS-IS. Seller to review all offers.

20. 2023-09-17
    historical 226-char remark

    Show marketing remark (226 chars)

    High-potential residential lot. Vacant lot ready for a new home to built on it. Non refundable deposit, please do inspections and walk the lot prior to making an offer. Property to be sold AS-IS. Seller to review all offers.

21. 2023-07-17
    listed $21,500 Active 226-char remark

    Show marketing remark (226 chars)

    High-potential residential lot. Vacant lot ready for a new home to built on it. Non refundable deposit, please do inspections and walk the lot prior to making an offer. Property to be sold AS-IS. Seller to review all offers.

22. 1977-10-28
    soldstatus $8,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,757
• − Mortgage interest: −$12,491
• − Property taxes: −$3,345
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$6,487
• Taxable loss: −$9,362
• Est. tax savings @ 24.0%: +$2,247
• After-tax cash flow: $-3,007/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

+2687.4% since first listed

8 events — show timeline

• 2026-05-01 Listed $222,990 realMLS
• 2024-01-18 Relisted — realMLS
• 2024-01-05 Relisted — realMLS
• 2023-09-17 Pending — realMLS
• 2023-09-17 Listing Removed — realMLS
• 2023-09-17 Listing Removed — realMLS
• 2023-07-17 Listed $21,500 realMLS
• 1977-10-28 Sold (Public Records) $8,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $225 · +33.3% YoY. Source: county tax records.