9656 Flechette Ave · Jacksonville, FL 32208

$115,000

3 bd · 2.0 ba · 1,112 sqft · SingleFamily public records · 38 Days on market

Built 1962 10,018 sqft lot Est $162k · 29% under

---

Why this score? — see what drove the B 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.1/10.0
• 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

Just Listed! Sold as-is investor special with endless potential! This 3-bedroom, 2-bath property requires a complete renovation and features a pool with a spacious backyard. No interior access or showings permitted -- do not disturb occupants. Subject to probate court approval. Great opportunity for investors or rehab projects. Drive by only!!

Key facts

• Spacious backyard
• 0.23 acre lot
• Garage

Tags

• SPACIOUS BACKYARD

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Gated parking; 1-car garage
• Utilities: Electricity connected; Water connected; Public sewer
• Home design: Single-family residence; One level
• Construction: Shingle roof; Other on-site structures
• Exterior features: Porch; In-ground private pool; City street frontage

Interior

• Kitchen: Convection oven
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central cooling
• Interior features: Convection oven

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 21 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 44% 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 38 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $115k implies a 808% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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: 1.31% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.31%
• DSCR: 1.59
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $162,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9532 Scadlocke Rd	0.21mi	3/1.5	1,131 (+2%)	1mo	$62,000	$55	85
9715 Flechette Ave	0.04mi	3/1.5	988 (-11%)	4mo	$144,500	$146	74
9418 Gisborne Dr	0.23mi	3/2.0	1,235 (+11%)	2mo	$210,000	$170	70
5020 Portsmouth Ave	0.47mi	3/1.0	1,152 (+4%)	10mo	$108,000	$94	60
5822 Trout River Blvd	0.41mi	4/2.0 (+1)	1,008 (-9%)	2mo	$201,000	$199	59
9724 Waynesboro Ave	0.61mi	3/2.0	1,196 (+8%)	3mo	$170,000	$142	56
5103 Dallen Lea Dr	0.39mi	3/2.0	1,255 (+13%)	9mo	$170,000	$135	53
5046 Tallyho Ave	0.58mi	4/2.0 (+1)	1,177 (+6%)	8mo	$184,000	$156	52
5582 Longspur Ct	0.75mi	3/2.0	1,196 (+8%)	1mo	$229,000	$191	52
4715 Trout River Blvd	0.66mi	2/1.0 (-1)	1,089 (-2%)	10mo	$165,000	$152	49
4824 Portsmouth Ave	0.53mi	4/2.0 (+1)	1,248 (+12%)	6mo	$125,000	$100	45
9264 Norfolk Blvd	0.59mi	3/1.0	1,255 (+13%)	4mo	$134,000	$107	44

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-261
• Equity at exit: $17,147

10-year hold

• IRR: 5.9%
• Equity multiple: 1.38×
• Total profit: $12,186
• 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: 6.4×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$603
• Tax from tax record: −$182 /mo · $2,181/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $357

Break-even live

Break-even rent $1,054

Max offer price $115,000

Occupancy floor 71%

Sensitivity live

Price	-10% $422	-5% $390	+0% $357	+5% $325	+10% $292
Rent	-10% $238	-5% $298	+0% $357	+5% $417	+10% $476
Rate	-1.0pp $415	-0.5pp $386	base $357	+0.5pp $327	+1.0pp $297

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9436 Gisborne Dr Jacksonville, FL	3.0	1.5	950	$1,440	$1.52	21d	1	0.18mi
9340 Sibbald Rd Jacksonville, FL	4.0	2.0	1228	$1,606	$1.31	4d	1	0.31mi
9561 Norfolk Blvd Jacksonville, FL	3.0	1.5	934	$1,350	$1.45	2d	1	0.38mi
4819 Arrowsmith Rd Unit 1 Jacksonville, FL	3.0	2.0	1285	$1,500	$1.17	15d	1	0.40mi
4935 Portsmouth Ave Jacksonville, FL	3.0	1.0	894	$1,163	$1.30	11d	1	0.42mi
4737 Portsmouth Ave Jacksonville, FL	4.0	2.0	1396	$1,148	$0.82	24d	1	0.52mi
9206 Greenleaf Rd Jacksonville, FL	3.0	1.5	888	$1,400	$1.58	18d	1	0.54mi
9348 Culpeper Ave Jacksonville, FL	3.0	1.0	882	$1,195	$1.35	24d	1	0.55mi
4662 Roanoke Blvd Jacksonville, FL	3.0	2.0	1104	$1,195	$1.08	14d	1	0.56mi
8367 Tubman Ct Jacksonville, FL	4.0	1.5	1398	$1,790	$1.28	18d	1	0.65mi
4643 Williamsburg Ave Jacksonville, FL	3.0	2.0	1209	$1,496	$1.24	3d	1	0.77mi
8119 Siskin Ave Jacksonville, FL	2.0	2.0	1102	$1,650	$1.50	24d	1	0.94mi
8119 Siskin Ave Jacksonville, FL	2.0	2.0	1102	$1,650	$1.50	18d	1	0.94mi
9658 Gibson Ave Jacksonville, FL	3.0	1.5	977	$1,225	$1.25	24d	1	0.97mi
4895 Churchill Dr Jacksonville, FL	3.0	2.0	1303	$1,900	$1.46	24d	1	0.99mi
8036 Mattox Ave Jacksonville, FL	4.0	2.0	1160	$1,480	$1.28	17d	1	1.03mi
8645 Samona Dr W Jacksonville, FL	4.0	1.0	1196	$1,250	$1.05	24d	1	1.11mi
8534 Addison Rd Jacksonville, FL	4.0	2.0	1410	$1,995	$1.41	24d	1	1.30mi
3848 Soutel Dr Jacksonville, FL	3.0	2.0	1230	$1,541	$1.25	8d	1	1.34mi
8509 Addison Rd Jacksonville, FL	4.0	2.0	1494	$1,675	$1.12	24d	1	1.35mi
8516 Bermuda Rd Jacksonville, FL	3.0	2.0	1492	$1,625	$1.09	21d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $115,000 Active 38 DOM
2. 2026-06-17
   days on market $115,000 Active 37 DOM
3. 2026-06-16
   days on market $115,000 Active 36 DOM
4. 2026-06-15
   days on market $115,000 Active 35 DOM
5. 2026-06-13
   days on market $115,000 Active 32 DOM
6. 2026-06-10
   days on market $115,000 Active 29 DOM
7. 2026-06-08
   days on market $115,000 Active 28 DOM
8. 2026-06-07
   days on market $115,000 Active 27 DOM
9. 2026-06-05
   days on market $115,000 Active 24 DOM
10. 2026-06-03
    days on market $115,000 Active 23 DOM
11. 2026-06-02
    days on market $115,000 Active 22 DOM
12. 2026-06-01
    days on market $115,000 Active 21 DOM
13. 2026-05-31
    days on market $115,000 Active 20 DOM
14. 2026-05-08
    listed $115,000 Active
15. 1970-04-20
    soldstatus $12,666

ⓘ 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: $2,181 · $182/mo
• Projected year-2 tax: $2,181 · $182/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $18,072
• − Mortgage interest: −$6,442
• − Property taxes: −$2,181
• − Insurance: −$575
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$3,345
• Taxable income: $2,638
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $3,652/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

+807.9% since first listed

2 events — show timeline

• 2026-05-08 Listed $115,000 realMLS
• 1970-04-20 Sold (Public Records) $12,666 Public Records

Property tax history

+10.3%/yr

Latest (2025): $2,181 · +9.2% YoY. Source: county tax records.