3308 Dillon St · Jacksonville, FL 32254

$125,000

4 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 172 Days on market

Built 1970 5,227 sqft lot Est $174k · 28% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• Appreciation +6.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Seller is selling AS-IS condition and will make no repairs or concessions. Seller nor agent has any knowlegde of any defects that would affect value. BUYER MUST VERIFY ALL INFO. THIS HOUSE HAS FOUR BEDROOMS. Seller will not pay for survey

Key facts

• Brick bungalow
• Fenced yard
• Newer roof

Tags

• BRICK BUNGALOW
• NEWER ROOF
• NEW WATER HEATER
• JACK AND JILL BATHS
• FENCED YARD

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Electricity available; Water available
• Home design: Single family residence; One level, entry level on 1st floor; Faces north
• Construction: Brick construction
• Exterior features: City street frontage; No private pool

Interior

• Kitchen: Electric range
• Bedrooms: 4 bedrooms (all on entry level)
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 rising (+1.7%/yr); 172 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).
• At $1,503/mo this rent would consume 52% 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 $5k of equity ($864 loan paydown + $4k appreciation (3.4% local appreciation)).
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 1.7% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $125k implies a 123% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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 1970 — 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: 1.20% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $174,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3205 Dignan St	0.12mi	3/2.0 (-1)	1,080 (+2%)	2mo	$140,000	$130	84
3557 Dillon St	0.19mi	3/1.5 (-1)	1,035 (-2%)	1mo	$180,000	$174	80
2667 Amy St	0.49mi	3/1.0 (-1)	1,038 (-2%)	0mo	$117,000	$113	65
3130 Mell Ct	0.66mi	3/2.0 (-1)	1,056 (0%)	1mo	$180,000	$170	64
3127 Dignan St	0.22mi	3/2.0 (-1)	1,197 (+13%)	2mo	$210,000	$175	61
3119 Rosselle St	0.48mi	3/1.0 (-1)	1,018 (-4%)	3mo	$167,500	$165	60
2908 Spencer St	0.59mi	3/2.0 (-1)	1,100 (+4%)	0mo	$158,000	$144	60
2881 Lenox Ave	0.65mi	3/1.0 (-1)	1,068 (+1%)	2mo	$90,000	$84	57
3333 Ernest St	0.52mi	3/1.0 (-1)	984 (-7%)	1mo	$207,000	$210	54
3502 Dellwood Ave	0.60mi	3/1.0 (-1)	1,131 (+7%)	2mo	$155,000	$137	49
646 Day Ave	0.41mi	3/1.0 (-1)	922 (-13%)	3mo	$180,000	$195	48
941 Huron St	0.75mi	3/1.0 (-1)	1,208 (+14%)	2mo	$125,000	$103	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.1%
• Equity multiple: 2.05×
• Total profit: $36,658
• Equity at exit: $59,133

10-year hold

• IRR: 18.5%
• Equity multiple: 3.73×
• Total profit: $95,553
• Equity at exit: $93,476

Cash invested: $35,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$656
• Tax from tax record: −$153 /mo · $1,842/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $326

Break-even live

Break-even rent $1,090

Max offer price $125,000

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3318 Dignan St Jacksonville, FL	3.0	2.0	960	$1,200	$1.25	23d	1	0.04mi
3323 Nolan St Jacksonville, FL	3.0	1.0	927	$1,050	$1.13	1d	1	0.06mi
3352 Dillon St Jacksonville, FL	3.0	2.0	1229	$1,372	$1.12	23d	1	0.09mi
3319 Hunt St Jacksonville, FL	3.0	1.0	924	$1,295	$1.40	23d	1	0.10mi
3515 Dignan St Jacksonville, FL	3.0	1.0	915	$1,036	$1.13	3d	1	0.14mi
3118 Dignan St Jacksonville, FL	4.0	2.0	1103	$1,148	$1.04	1d	1	0.23mi
3550 Edison Ave Jacksonville, FL	3.0	2.0	1230	$1,463	$1.19	4d	1	0.26mi
3688 Dillon St Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	23d	1	0.31mi
3347 Phyllis St Jacksonville, FL	3.0	2.0	1145	$1,395	$1.22	23d	1	0.36mi
3159 Phyllis St Jacksonville, FL	3.0	2.0	1209	$1,561	$1.29	3d	1	0.38mi
676 Bridal Ave Jacksonville, FL	3.0	2.0	1008	$1,450	$1.44	23d	1	0.48mi
3312 Ernest St Jacksonville, FL	3.0	1.0	1065	$1,148	$1.08	23d	1	0.52mi
3353 Dellwood Ave Jacksonville, FL	3.0	1.0	934	$1,595	$1.71	17d	1	0.55mi
3313 Green St Jacksonville, FL	3.0	1.0	1058	$1,450	$1.37	7d	1	0.65mi
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	23d	1	0.70mi
2410 McQuade St Jacksonville, FL	3.0	2.0	1307	$1,425	$1.09	23d	1	0.71mi
420 Sunshine St Jacksonville, FL	3.0	2.0	1050	$1,350	$1.29	1d	1	0.73mi
3036 Green St Jacksonville, FL	3.0	1.0	924	$1,495	$1.62	23d	1	0.74mi
3302 College St Jacksonville, FL	3.0	1.0	1174	$1,095	$0.93	7d	1	0.77mi
3352 College St Jacksonville, FL	3.0	2.0	1335	$1,550	$1.16	14d	1	0.77mi
4006 College St Jacksonville, FL	3.0	2.5	1200	$2,200	$1.83	23d	1	0.82mi
4006 College St Jacksonville, FL	3.0	2.5	1208	$2,200	$1.82	12d	1	0.82mi
628 Meteor St Jacksonville, FL	3.0	1.0	1123	$1,395	$1.24	23d	1	0.84mi
2812 Ernest St Jacksonville, FL	3.0	1.0	1461	$2,800	$1.92	23d	1	0.86mi
1035 Congleton Ter Jacksonville, FL	3.0	2.0	1180	$2,400	$2.03	2d	1	0.90mi
3303 Broadway Ave Jacksonville, FL	3.0	2.0	1072	$1,550	$1.45	4d	1	0.94mi
1037 Detroit St Jacksonville, FL	3.0	2.0	912	$1,250	$1.37	1d	1	0.95mi
371 Smith St Jacksonville, FL	3.0	2.0	1050	$1,325	$1.26	4d	1	0.98mi
2759 Dellwood Ave Jacksonville, FL	3.0	2.0	1080	$2,100	$1.94	19d	1	1.01mi
717 King St Jacksonville, FL	3.0	2.0	1132	$1,800	$1.59	17d	1	1.04mi
715 Ralph St Jacksonville, FL	4.0	2.0	1338	$2,195	$1.64	4d	1	1.07mi
3034 Detroit Cir E Jacksonville, FL	3.0	2.0	1300	$1,399	$1.08	23d	1	1.08mi
2325 Westbrook Cir N Jacksonville, FL	3.0	2.0	812	$1,200	$1.48	23d	1	1.08mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	7d	1	1.11mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	23d	1	1.11mi
2701 Myra St Jacksonville, FL	3.0	1.0	1065	$1,595	$1.50	21d	1	1.14mi
1273 Lechlade Cir Jacksonville, FL	3.0	2.0	1257	$2,395	$1.91	4d	1	1.14mi
1273 Lechlade Cir Jacksonville, FL	3.0	2.0	1257	$2,395	$1.91	17d	1	1.14mi
3450 Lowell Ave Jacksonville, FL	3.0	2.0	1209	$1,578	$1.31	23d	1	1.15mi
4718 Ramona Blvd Jacksonville, FL	3.0	1.0	1085	$1,595	$1.47	23d	1	1.17mi

Listing history 14 events

1. 2026-05-22
   status Active
2. 2026-05-21
   historical
3. 2026-04-17
   price $125,000
4. 2026-03-17
   price $130,000
5. 2026-03-03
   price $135,000
6. 2026-02-12
   price $145,000
7. 2025-12-05
   listed $155,000 Active
8. 2007-07-12
   historical 240-char remark

   Show marketing remark (240 chars)

   Seller is selling AS-IS condition and will make no repairs or concessions. Seller nor agent has any knowlegde of any defects that would affect value. BUYER MUST VERIFY ALL INFO. THIS HOUSE HAS FOUR BEDROOMS. Seller will not pay for survey

9. 2007-07-11
   soldstatus $56,000 240-char remark

   Show marketing remark (240 chars)

   Seller is selling AS-IS condition and will make no repairs or concessions. Seller nor agent has any knowlegde of any defects that would affect value. BUYER MUST VERIFY ALL INFO. THIS HOUSE HAS FOUR BEDROOMS. Seller will not pay for survey

10. 2007-03-06
    listed $59,900 240-char remark

    Show marketing remark (240 chars)

    Seller is selling AS-IS condition and will make no repairs or concessions. Seller nor agent has any knowlegde of any defects that would affect value. BUYER MUST VERIFY ALL INFO. THIS HOUSE HAS FOUR BEDROOMS. Seller will not pay for survey

11. 2004-11-04
    soldstatus $79,000
12. 2004-11-04
    soldstatus $79,000
13. 2002-12-02
    soldstatus $42,000
14. 1971-02-18
    soldstatus $16,000

ⓘ 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: $1,842 · $153/mo
• Projected year-2 tax: $1,842 · $153/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 · 20 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: $18,033
• − Mortgage interest: −$7,002
• − Property taxes: −$1,842
• − Insurance: −$625
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$3,636
• Taxable income: $2,042
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $3,423/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

+681.2% since first listed

14 events — show timeline

• 2026-05-22 Relisted — realMLS
• 2026-05-21 Listing Removed — realMLS
• 2026-04-17 Price Changed $125,000 realMLS
• 2026-03-17 Price Changed $130,000 realMLS
• 2026-03-03 Price Changed $135,000 realMLS
• 2026-02-12 Price Changed $145,000 realMLS
• 2025-12-05 Listed $155,000 realMLS
• 2007-07-12 Listing Removed — realMLS
• 2007-07-11 Sold (MLS) $56,000 realMLS
• 2007-03-06 Listed $59,900 realMLS
• 2004-11-04 Sold (Public Records) $79,000 Public Records
• 2004-11-04 Sold (Public Records) $79,000 Public Records
• 2002-12-02 Sold (Public Records) $42,000 Public Records
• 1971-02-18 Sold (Public Records) $16,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,842 · +17.8% YoY. Source: county tax records.