1826 Faye Rd · Jacksonville, FL 32218

$324,900

2 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 14 Days on market

Built 1930 1.63 ac lot Est $286k · 14% over

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Why this score? — see what drove the F 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 +5.8/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +1.3/15.0
• 1% rule +0.3/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two homes (1826 Faye Road and 1832 Faye Road DW) on this property with room for a garden ! 1930 Home with 3/2 and 1986 DW MH with 3/2. Detached workshop/garage and detached storage sheds. Fully fenced. Home has living room with dining room combo, Florida room/office. Pantry in kitchen. DW MH has open floor plan with split bedroom arrangement. Fireplace (gas) in Great room. Garden tub in primary bathroom. Desk space in kitchen with breakfast area. Wheelchair ramps on both properties.

Key facts

• Open floor plan
• Fully fenced
• Pantry in kitchen

Tags

• DETACHED WORKSHOP
• DETACHED STORAGE SHEDS
• FULLY FENCED
• FLORIDA ROOM
• PANTRY IN KITCHEN
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-646 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (35.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (46.9% below list).
• Recommended offer: $173k (46.9% 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 soft (-0.4%/yr); 728 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,522 (46.9% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.53% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.51%
• DSCR: 0.62
• GRM: 15.7

CMA / ARV

• ARV (on-the-fly): $285,696
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11301 Dunn Creek Rd	0.24mi	3/2.0 (+1)	1,470 (-1%)	15mo	$282,000	$192	69
11521 Dunforth Cove Dr	0.72mi	3/2.0 (+1)	1,604 (+8%)	10mo	$325,000	$203	40
2357 Davis Rd	0.70mi	3/1.5 (+1)	1,672 (+12%)	14mo	$290,000	$173	29

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: -34.2%
• Equity multiple: -0.09×
• Total profit: $-98,936
• Equity at exit: $48,444

10-year hold

• IRR: -62.6%
• Equity multiple: -0.75×
• Total profit: $-159,117
• Equity at exit: $28,091

Cash invested: $90,972 (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 32218

• Home prices YoY: -25.7%
• Rents YoY: -0.4%
• Active inventory: 728
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$169 /mo · $2,031/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-646

Break-even live

Break-even rent $2,542

Max offer price $210,867

Occupancy floor —

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11657 Hickory Oak Dr Jacksonville, FL	3.0	2.5	1781	$1,725	$0.97	23d	1	0.62mi
11816 Lake Bend Cir Jacksonville, FL	3.0	2.5	1642	$1,745	$1.06	14d	1	0.88mi

Listing history 11 events

1. 2026-06-18
   days on market $324,900 Active 14 DOM
2. 2026-06-17
   days on market $324,900 Active 13 DOM
3. 2026-06-16
   days on market $324,900 Active 12 DOM
4. 2026-06-15
   days on market $324,900 Active 11 DOM
5. 2026-06-13
   days on market $324,900 Active 9 DOM
6. 2026-06-13
   days on market $324,900 Active 8 DOM
7. 2026-06-09
   days on market $324,900 Active 5 DOM
8. 2026-06-08
   days on market $324,900 Active 4 DOM
9. 2026-06-07
   days on market $324,900 Active 3 DOM
10. 2026-06-05
    remarks 490-char remark
11. 2026-06-05
    listed $324,900 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: $2,031 · $169/mo
• Projected year-2 tax: $2,697 · $225/mo
• Expected delta: +$666/yr (+$55/mo · 32.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $20,703
• − Mortgage interest: −$18,199
• − Property taxes: −$2,031
• − Insurance: −$1,624
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$9,452
• Taxable loss: −$13,916
• Est. tax savings @ 24.0%: +$3,340
• After-tax cash flow: $-4,406/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): 72,905
• Household income: $69,638
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 2289.0

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 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 1% Tagalog/Filipino 1%

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: ▼ -90.73%
• Current HPI: 262.2329
• Rent YoY: ▼ -0.40%
• 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

1 event — show timeline

• 2026-06-04 Listed $324,900 realMLS

Property tax history

+14.0%/yr

Latest (2025): $2,031 · +23.6% YoY. Source: county tax records.