2842 Edison Ave · Jacksonville, FL 32254

$115,000

3 bd · 3.0 ba · 1,774 sqft · SingleFamily public records · 55 Days on market

Built 1944 0.33 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Excellent opportunity for investors to own in a desirable location. This property is ideally located near Interstate 10 and within minutes of Downtown Jacksonville, Cecil Field, and the ongoing development of the city's westside. Unlock the potential of this 3-bedroom, 2-bathroom home that is prefect for savvy investors or an ambitious homeowner looking for a project with a strong upside. There is plenty of room for expansion and outdoor living upgrades. Buy-and-hold or fix-and-flip, this home is priced to sell quickly and offers new owners an opportunity to benefit from substantial equity growth and/ or rental income potential. This home is sold A-Is. Cash or hard money only. New Roof in 2

Key facts

• Near interstate 10
• Desirable location
• Room for expansion

Tags

• DESIRABLE LOCATION
• NEAR INTERSTATE 10
• ROOM FOR EXPANSION
• OUTDOOR LIVING UPGRADES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/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 12.4% vs local median 3.9% 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); 173 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $5k of equity ($795 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $110k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $115k implies a 580% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 55 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 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.58% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.97%
• DSCR: 1.98
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $328,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2754 Myra St	0.50mi	3/2.0	1,785 (+1%)	2mo	$279,000	$156	70
819 McDuff Ave S	0.50mi	3/2.5	1,713 (-3%)	2mo	$270,000	$158	67
2969 Hunt St	0.24mi	3/2.0	1,980 (+12%)	2mo	$290,000	$146	64
2937 Fleur Ln	0.61mi	3/2.5	1,812 (+2%)	5mo	$403,000	$222	61
2860 Green St	0.45mi	3/2.5	1,952 (+10%)	4mo	$539,000	$276	57
2831 Green St	0.50mi	3/2.5	1,952 (+10%)	2mo	$495,000	$254	56
3013 Gilmore St	0.42mi	3/2.0	1,580 (-11%)	7mo	$138,000	$87	52
2811 Post St	0.63mi	3/2.0	1,596 (-10%)	1mo	$470,000	$294	49
3138 Phyllis St	0.53mi	4/2.0 (+1)	1,648 (-7%)	7mo	$268,000	$163	49
2896 Post St	0.66mi	3/2.0	1,947 (+10%)	2mo	$359,999	$185	47
3029 Post St	0.71mi	4/3.0 (+1)	1,631 (-8%)	4mo	$180,000	$110	45
2887 Selma St	0.75mi	3/3.0	1,514 (-15%)	2mo	$412,000	$272	39

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: 13.3%
• Equity multiple: 1.77×
• Total profit: $24,738
• Equity at exit: $54,403

10-year hold

• IRR: 14.1%
• Equity multiple: 3.11×
• Total profit: $67,830
• Equity at exit: $85,998

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 32254

• Home prices YoY: 1.2%
• Rents YoY: 1.7%
• Active inventory: 173
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$603
• Tax from tax record: −$193 /mo · $2,320/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $163

Break-even live

Break-even rent $1,609

Max offer price $115,000

Occupancy floor 86%

Sensitivity live

Price	-10% $228	-5% $195	+0% $163	+5% $130	+10% $98
Rent	-10% $20	-5% $91	+0% $163	+5% $235	+10% $306
Rate	-1.0pp $221	-0.5pp $192	base $163	+0.5pp $133	+1.0pp $103

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 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2812 Ernest St Jacksonville, FL	3.0	1.0	1461	$2,800	$1.92	24d	1	0.41mi
715 Ralph St Jacksonville, FL	4.0	2.0	1338	$2,195	$1.64	5d	1	0.46mi
346 Acosta St Jacksonville, FL	4.0	3.5	1536	$1,600	$1.04	24d	1	0.49mi
3134 Phyllis St Jacksonville, FL	4.0	2.0	1648	$1,834	$1.11	24d	1	0.51mi
2561 Rosselle St #1 Jacksonville, FL	3.0	3.0	1287	$1,395	$1.08	24d	1	0.56mi
3229 Lenox Ave Unit 1 Jacksonville, FL	3.0	2.5	1900	$2,150	$1.13	24d	1	0.58mi
2526 Phyllis St Jacksonville, FL	3.0	2.0	1300	$1,800	$1.38	24d	1	0.59mi
2410 McQuade St Jacksonville, FL	3.0	2.0	1307	$1,425	$1.09	24d	1	0.73mi
3352 Dillon St Jacksonville, FL	3.0	2.0	1229	$1,372	$1.12	24d	1	0.77mi
1060 Cherry St Jacksonville, FL	2.0	1.0	1356	$1,623	$1.20	22d	1	0.78mi
3550 Edison Ave Jacksonville, FL	3.0	2.0	1230	$1,463	$1.19	5d	1	0.84mi
2012 Baldwin St Jacksonville, FL	3.0	2.0	1232	$1,445	$1.17	24d	1	0.95mi
2589 Park St Unit 2589 Jacksonville, FL	2.0	1.0	1354	$1,850	$1.37	24d	1	0.96mi
691 Herman St Jacksonville, FL	4.0	2.5	1641	$1,669	$1.02	8d	1	0.97mi
3352 College St Jacksonville, FL	3.0	2.0	1335	$1,550	$1.16	15d	1	0.97mi
3688 Dillon St Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	24d	1	0.98mi
1923 Broadway Ave Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	24d	1	1.01mi
1329 Cherry St Jacksonville, FL	3.0	1.0	1408	$1,595	$1.13	15d	1	1.01mi
1273 Lechlade Cir Jacksonville, FL	3.0	2.0	1257	$2,395	$1.91	5d	1	1.03mi
1273 Lechlade Cir Jacksonville, FL	3.0	2.0	1257	$2,395	$1.91	18d	1	1.03mi
1215 Willow Branch Ave Jacksonville, FL	2.0	1.0	1570	$1,600	$1.02	24d	1	1.04mi
2185 Kingston St Jacksonville, FL	3.0	2.0	1230	$1,381	$1.12	24d	1	1.05mi
2044 Dellwood Ave Jacksonville, FL	2.0	1.0	1375	$1,825	$1.33	24d	1	1.09mi
1332 Belvedere Ave Jacksonville, FL	3.0	2.0	1506	$2,950	$1.96	8d	1	1.16mi
1943 Hardee St #1 Jacksonville, FL	3.0	2.0	1622	$1,248	$0.77	5d	1	1.38mi
1607 Logan St Jacksonville, FL	4.0	2.0	1232	$1,800	$1.46	24d	1	1.45mi
3216 Oak St #5 Jacksonville, FL	2.0	2.5	1708	$2,600	$1.52	8d	1	1.46mi
2950 St Johns Ave #18 Jacksonville, FL	2.0	2.0	1362	$2,275	$1.67	24d	1	1.46mi
1545 Union St W Jacksonville, FL	3.0	2.0	1253	$1,400	$1.12	4d	1	1.50mi

Listing history 7 events

1. 2025-08-06
   status Pending
2. 2025-07-29
   price $115,000
3. 2025-06-25
   price $175,000
4. 2025-06-25
   status Active
5. 2025-06-01
   status Pending
6. 2025-05-19
   listed $225,000 Active
7. 1987-11-01
   soldstatus $16,900

ⓘ 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: $2,320 · $193/mo
• Projected year-2 tax: $2,320 · $193/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 6/10 Major FEMA zone AE · 68% 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: $21,779
• − Mortgage interest: −$6,442
• − Property taxes: −$2,320
• − Insurance: −$5,694
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$3,345
• Taxable income: $494
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $1,837/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

+580.5% since first listed

7 events — show timeline

• 2025-08-06 Pending — realMLS
• 2025-07-29 Price Changed $115,000 realMLS
• 2025-06-25 Price Changed $175,000 realMLS
• 2025-06-25 Relisted — realMLS
• 2025-06-01 Pending — realMLS
• 2025-05-19 Listed $225,000 realMLS
• 1987-11-01 Sold (Public Records) $16,900 Public Records

Property tax history

+13.2%/yr

Latest (2025): $2,320 · +11.5% YoY. Source: county tax records.