2822 Flanders St · Jacksonville, FL 32206

$142,000

2 bd · 1.0 ba · 983 sqft · SingleFamily public records · 33 Days on market

Built 1947 3,920 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).

• Cash flow +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER PAID ALL CLOSING COSTS -- DOWN PAYMENT ASSISTANCE AVAILABLE! Fully renovated 3-bedroom home located in Jacksonville's growing 32206 community. This move-in-ready property features a bright, open layout with luxury vinyl flooring throughout and no carpet, fresh interior paint, upgraded fixtures, and a stylishly updated bathroom. The kitchen has been fully refreshed with modern cabinetry and clean finishes, offering a functional and inviting space. The home includes two exterior storage sheds, providing additional space for tools, equipment, or personal items. Recent improvements throughout the property offer low-maintenance living and long-term appeal. Conveniently situated minute

Key facts

• Fully renovated
• Refreshed bathroom
• Upgraded systems

Tags

• FULLY RENOVATED
• BRAND-NEW KITCHEN
• UPDATED FLOORING
• REFRESHED BATHROOM
• SPACIOUS LAYOUT
• UPGRADED SYSTEMS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Sewer connected; Water connected
• Home design: Single family residence; Faces east; Currently used as investment and residential
• Exterior features: City street frontage; Asphalt/paved road access; Private pool: No

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Electric cooling
• Interior features: Electric water heater
• Laundry & utility: Unfurnished (no built-in or included laundry equipment noted)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $14 ($163/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (24.0% below list).
• Recommended offer: $108k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: John E. Ford K-8 School (math 31% / reading 36%, grade F, #1,758 of 2,144 statewide, top 83%, 622 students, 58% FRL); Springfield Middle School (math 54% / reading 50%, grade C+, #217 of 571 statewide, top 40%, 885 students, 49% FRL); Andrew Jackson High School (math 30% / reading 26%, grade F, #464 of 667 statewide, top 70%, 870 students, 54% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents flat; 194 active listings in the ZIP; 40 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).
• This rent runs 33% of the median local income ($39k/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 $982 of loan paydown is wiped out by about $4k 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 33 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $142k implies a 390% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $107,967 (24.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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: 0.76% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $84,538
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2822 Flanders St #8-19	0.00mi	2/1.0	983 (0%)	5mo	$58,000	$59	96
2830 Saturn Ave	0.08mi	3/1.0 (+1)	960 (-2%)	2mo	$72,000	$75	86
522 W 21st St	0.11mi	3/2.0 (+1)	1,045 (+6%)	6mo	$58,500	$56	70
2727 N N Davis Rd St	0.24mi	3/1.0 (+1)	904 (-8%)	1mo	$78,000	$86	69
334 Birch St	0.54mi	3/1.0 (+1)	1,008 (+2%)	4mo	$50,000	$50	62
1004 W 26th St	0.50mi	3/1.0 (+1)	936 (-5%)	2mo	$102,500	$110	62
1279 W 20th St	0.73mi	2/1.0	962 (-2%)	2mo	$87,500	$91	61
3410 N Lee St	0.46mi	3/1.0 (+1)	1,056 (+7%)	3mo	$100,000	$95	59
705 Oak Arbor Cir	0.43mi	3/2.0 (+1)	1,094 (+11%)	1mo	$160,000	$146	51
321 W 24th St	0.38mi	3/1.0 (+1)	1,110 (+13%)	7mo	$95,000	$86	50
2330 Janette St	0.48mi	3/2.0 (+1)	1,100 (+12%)	7mo	$272,000	$247	43
1125 W 29th St	0.72mi	3/1.0 (+1)	864 (-12%)	4mo	$73,000	$84	37

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-24,410
• Equity at exit: $21,173

10-year hold

• IRR: -13.7%
• Equity multiple: 0.27×
• Total profit: $-29,065
• Equity at exit: $12,278

Cash invested: $39,760 (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 32206

• Home prices YoY: -23.7%
• Rents YoY: 0.9%
• Active inventory: 194
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,080 high
• Mortgage (P&I): −$745
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $14

Break-even live

Break-even rent $1,063

Max offer price $142,000

Occupancy floor 94%

Sensitivity live

Price	-10% $94	-5% $54	+0% $14	+5% $-27	+10% $-67
Rent	-10% $-72	-5% $-29	+0% $14	+5% $56	+10% $99
Rate	-1.0pp $85	-0.5pp $50	base $14	+0.5pp $-23	+1.0pp $-61

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 W 18th St Unit 1 Jacksonville, FL	2.0	1.0	750	$825	$1.10	24d	1	0.02mi
610 W 18th St Unit 2 Jacksonville, FL	2.0	1.0	750	$825	$1.10	3d	1	0.02mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,075	$1.00	4d	1	0.09mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,095	$1.02	22d	1	0.09mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,095	$1.02	22d	1	0.09mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,075	$1.00	14d	1	0.09mi
522 W 21st St Jacksonville, FL	3.0	2.0	1045	$1,350	$1.29	24d	1	0.14mi
2817 Mars Ave Jacksonville, FL	2.0	1.0	945	$975	$1.03	22d	1	0.15mi
2811 Venus St Jacksonville, FL	2.0	1.0	830	$1,087	$1.31	5d	1	0.20mi
539 W 23rd St #3 Jacksonville, FL	1.0	1.0	795	$775	$0.97	24d	1	0.26mi
519 W 23rd St Jacksonville, FL	1.0	1.0	624	$775	$1.24	24d	1	0.27mi
528 W 25th St Jacksonville, FL	2.0	1.0	944	$1,100	$1.17	24d	1	0.33mi
2906 Silver St Unit 01 Jacksonville, FL	2.0	1.0	840	$895	$1.07	24d	1	0.35mi
2314 Teal St Jacksonville, FL	2.0	1.0	750	$1,150	$1.53	24d	1	0.37mi
204 W 23rd St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	2d	1	0.42mi
916 W 25th St Jacksonville, FL	2.0	1.0	816	$1,025	$1.26	18d	1	0.42mi
134 W 23rd St Jacksonville, FL	2.0	1.0	768	$1,050	$1.37	24d	1	0.45mi
101 W 21st St Unit 2 Jacksonville, FL	2.0	1.0	635	$1,085	$1.71	24d	1	0.46mi
3416 N Lee St Unit 1 Jacksonville, FL	2.0	1.0	680	$995	$1.46	24d	1	0.48mi
2324 Moncrief Rd Unit 2324 Jacksonville, FL	2.0	1.0	900	$900	$1.00	24d	1	0.51mi
2532 Moncrief Rd Jacksonville, FL	2.0	1.0	700	$900	$1.29	24d	1	0.52mi
231 W 10th St Unit 229 Jacksonville, FL	1.0	1.0	900	$1,150	$1.28	24d	1	0.53mi
229 W 10th St Jacksonville, FL	1.0	1.0	900	$1,150	$1.28	24d	1	0.53mi
34 W 23rd St Jacksonville, FL	3.0	1.5	962	$1,400	$1.46	24d	1	0.53mi
3730 Lehigh St Unit 3730 Jacksonville, FL	2.0	1.0	850	$900	$1.06	15d	1	0.55mi
3732 Lehigh St Jacksonville, FL	2.0	1.0	850	$900	$1.06	15d	1	0.55mi
1104 W 24th St Jacksonville, FL	2.0	1.0	786	$600	$0.76	18d	1	0.56mi
2063 N Laura St Jacksonville, FL	2.0	1.0	900	$1,250	$1.39	24d	1	0.59mi
154 W 28th St Jacksonville, FL	2.0	2.0	818	$1,138	$1.39	18d	1	0.59mi
1044 Reiman St Jacksonville, FL	2.0	1.0	630	$895	$1.42	24d	1	0.59mi
1124 W 25th St #4 Jacksonville, FL	2.0	1.0	676	$1,000	$1.48	24d	1	0.60mi
2904 Moncrief Rd Jacksonville, FL	3.0	1.0	952	$1,100	$1.16	24d	1	0.61mi
849 W 30th St Apt 3 Jacksonville, FL	2.0	1.0	750	$965	$1.29	24d	1	0.62mi
2025 N Laura St Jacksonville, FL	2.0	1.0	1000	$1,195	$1.20	5d	1	0.62mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	24d	1	0.62mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	5d	1	0.62mi
3933 Boulevard #2 Jacksonville, FL	2.0	1.0	684	$748	$1.09	8d	1	0.63mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	22d	1	0.63mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	14d	1	0.63mi
3728 Silver St Jacksonville, FL	2.0	1.0	916	$1,100	$1.20	24d	1	0.63mi

Listing history 17 events

1. 2026-06-18
   days on market $142,000 Active 33 DOM
2. 2026-06-17
   days on market $142,000 Active 32 DOM
3. 2026-06-16
   days on market $142,000 Active 31 DOM
4. 2026-06-16
   price $142,000 Active 30 DOM
5. 2026-06-15
   days on market $149,000 Active 30 DOM
6. 2026-06-13
   days on market $149,000 Active 27 DOM
7. 2026-06-10
   days on market $149,000 Active 24 DOM
8. 2026-06-08
   days on market $149,000 Active 23 DOM
9. 2026-06-07
   days on market $149,000 Active 22 DOM
10. 2026-06-05
    pricedays on market $149,000 Active 19 DOM
11. 2026-06-03
    days on market $152,500 Active 18 DOM
12. 2026-06-02
    days on market $152,500 Active 17 DOM
13. 2026-06-01
    days on market $152,500 Active 16 DOM
14. 2026-05-31
    days on market $152,500 Active 15 DOM
15. 2026-05-18
    price $159,000
16. 2026-05-16
    listed $155,000 Active
17. 1992-04-20
    soldstatus $29,000

ⓘ 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: $427 · $36/mo
• Projected year-2 tax: $1,179 · $98/mo
• Expected delta: +$752/yr (+$63/mo · 176.3%)

ⓘ 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,956
• − Mortgage interest: −$7,954
• − Property taxes: −$427
• − Insurance: −$710
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$4,131
• Taxable loss: −$2,339
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $724/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): 17,105
• Household income: $39,242
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1057.0

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 (65%)
• Race & ethnicity: Black 65% White 22% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Arabic 1% German/W. Germanic 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: ▼ -64.55%
• Current HPI: 208.1852
• Rent YoY: ▲ 0.94%
• 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

+448.3% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $159,000 realMLS
• 2026-05-16 Listed $155,000 realMLS
• 1992-04-20 Sold (Public Records) $29,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $427 · +79.0% YoY. Source: county tax records.