6875 Restlawn Dr · Jacksonville, FL 32208

$133,385

4 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 36 Days on market

Built 1955 8,723 sqft lot Est $230k · 42% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +7.0/10.0
• 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 MLS

First Time Home Buyer or Investors Special! Come see this beautiful 4 bedroom 2 full bath home located in the Restlawn neighborhood with a large backyard that is great for entertaining guest and family get togethers, cookouts, and it even includes a shed.

Key facts

• Outdoor entertaining
• Spacious lot
• Conveniently located

Tags

• SPACIOUS LOT
• OUTDOOR ENTERTAINING
• IDEAL BACKYARD RETREAT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $129k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 39 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).
• At $1,599/mo this rent would consume 46% of the median local household income ($41k/yr) (locally 1765% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $922 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 36 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $129,383 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1955 — 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: 1.20% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $230,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1826 Forest Hills Rd	0.37mi	4/2.0	1,689 (+0%)	4mo	$250,000	$148	79
6669 Restlawn Dr	0.26mi	4/2.0	1,754 (+4%)	8mo	$122,500	$70	73
2522 Grand St	0.40mi	4/2.0	1,760 (+5%)	4mo	$345,000	$196	70
2839 Palmdale St	0.55mi	4/2.0	1,625 (-3%)	4mo	$275,000	$169	65
8614 3rd Ave	0.63mi	4/2.0	1,584 (-6%)	6mo	$155,000	$98	56
2940 Palmdale St	0.62mi	5/1.5 (+1)	1,656 (-1%)	7mo	$100,000	$60	56
2137 Burgoyne Dr	0.56mi	3/2.0 (-1)	1,560 (-7%)	3mo	$225,000	$144	54
6926 Corday Rd	0.51mi	4/2.0	1,456 (-13%)	3mo	$200,000	$137	51
2308 Clyde Dr	0.66mi	5/2.0 (+1)	1,924 (+14%)	2mo	$120,000	$62	38
3506 Hickorynut St	0.70mi	3/2.0 (-1)	1,488 (-11%)	8mo	$169,000	$114	37
9236 7th Ave	0.74mi	3/2.0 (-1)	1,495 (-11%)	7mo	$208,000	$139	36
3157 Altamont Ave E	0.74mi	3/2.0 (-1)	1,460 (-13%)	7mo	$140,000	$96	33

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-7,782
• Equity at exit: $19,888

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-887
• Equity at exit: $11,533

Cash invested: $37,348 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$699
• Tax from tax record: −$218 /mo · $2,619/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $290

Break-even live

Break-even rent $1,232

Max offer price $133,385

Occupancy floor 77%

Sensitivity live

Price	-10% $365	-5% $328	+0% $290	+5% $252	+10% $214
Rent	-10% $164	-5% $227	+0% $290	+5% $353	+10% $416
Rate	-1.0pp $357	-0.5pp $324	base $290	+0.5pp $255	+1.0pp $220

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: $33,346
• Closing costs: $4,002
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9148 13th Ave Jacksonville, FL	3.0	1.0	1126	$1,136	$1.01	4d	1	0.51mi
9141 12th Ave Jacksonville, FL	3.0	2.0	1209	$1,598	$1.32	21d	1	0.53mi
9032 8th Ave Jacksonville, FL	3.0	2.0	1300	$1,500	$1.15	24d	1	0.53mi
2818 Palmdale St Jacksonville, FL	4.0	2.5	1484	$1,900	$1.28	24d	1	0.57mi
8721 4th Ave Jacksonville, FL	3.0	1.5	1344	$1,399	$1.04	24d	1	0.61mi
3250 Soutel Dr Jacksonville, FL	3.0	2.0	1352	$1,525	$1.13	24d	1	0.64mi
9037 6th Ave Jacksonville, FL	3.0	2.0	1156	$1,400	$1.21	24d	1	0.65mi
8642 2nd Ave Jacksonville, FL	3.0	2.0	1074	$1,245	$1.16	2d	1	0.66mi
7762 Lake Park Dr Jacksonville, FL	4.0	2.0	2140	$1,451	$0.68	24d	1	0.67mi
8973 4th Ave Jacksonville, FL	3.0	2.0	1230	$1,438	$1.17	15d	1	0.70mi
3344 Soutel Dr Jacksonville, FL	3.0	1.0	1142	$1,325	$1.16	24d	1	0.70mi
3015 Lansdell Dr Jacksonville, FL	3.0	1.0	1150	$1,350	$1.17	24d	1	0.76mi
8918 1st Ave Jacksonville, FL	3.0	2.0	1435	$1,321	$0.92	17d	1	0.78mi
9131 4th Ave Jacksonville, FL	3.0	2.0	1209	$1,496	$1.24	22d	1	0.78mi
9279 6th Ave Jacksonville, FL	3.0	2.0	1150	$1,245	$1.08	5d	1	0.81mi
8910 Adams Ave Jacksonville, FL	4.0	2.0	1250	$1,225	$0.98	3d	1	0.92mi
3848 Soutel Dr Jacksonville, FL	3.0	2.0	1230	$1,541	$1.25	8d	1	0.97mi
9124 Adams Ave Jacksonville, FL	3.0	3.0	1207	$1,800	$1.49	24d	1	1.00mi
8726 Monroe Ave Jacksonville, FL	3.0	2.0	1920	$1,400	$0.73	15d	1	1.01mi
8516 Bermuda Rd Jacksonville, FL	3.0	2.0	1492	$1,625	$1.09	21d	1	1.02mi
7927 Reid Ave Jacksonville, FL	3.0	1.0	1055	$1,500	$1.42	24d	1	1.04mi
9517 Fraser Fir Ct Jacksonville, FL	4.0	2.0	1526	$1,745	$1.14	8d	1	1.13mi
5903 Droad St Jacksonville, FL	3.0	1.0	1161	$1,400	$1.21	3d	1	1.21mi
8509 Addison Rd Jacksonville, FL	4.0	2.0	1494	$1,675	$1.12	24d	1	1.22mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	24d	1	1.27mi
8534 Addison Rd Jacksonville, FL	4.0	2.0	1410	$1,995	$1.41	24d	1	1.27mi
5805 Christobel Ave Jacksonville, FL	4.0	2.0	1986	$1,800	$0.91	8d	1	1.28mi
1021 Lake Forest Blvd Jacksonville, FL	3.0	1.0	1393	$1,290	$0.93	3d	1	1.31mi
5816 Paris Ave Jacksonville, FL	4.0	2.0	1701	$1,599	$0.94	24d	1	1.31mi
2151 Wilberforce Rd Jacksonville, FL	3.0	2.0	1166	$1,249	$1.07	24d	1	1.33mi
1010 Edgewood Ave W Jacksonville, FL	4.0	2.0	1450	$1,250	$0.86	15d	1	1.34mi
1010 Edgewood Ave W Jacksonville, FL	4.0	2.0	1450	$1,250	$0.86	24d	1	1.34mi
3636 Turton Ave Jacksonville, FL	4.0	2.0	1728	$2,100	$1.22	24d	1	1.37mi
9565 Carbondale Dr W Unit B Jacksonville, FL	3.0	2.0	1400	$2,000	$1.43	24d	1	1.38mi
1750 Rutledge Ave Jacksonville, FL	3.0	2.0	1250	$1,358	$1.09	15d	1	1.39mi
915 Wayne St Jacksonville, FL	4.0	2.0	1220	$1,313	$1.08	3d	1	1.41mi
5821 Begonia Rd Jacksonville, FL	3.0	2.0	1230	$1,155	$0.94	5d	1	1.45mi
5838 Abelia Rd Jacksonville, FL	3.0	1.0	1135	$1,150	$1.01	24d	1	1.46mi
5814 Begonia Rd Unit 1 Jacksonville, FL	3.0	1.5	1500	$1,655	$1.10	24d	1	1.47mi

Listing history 26 events

1. 2026-03-03
   status Pending
2. 2026-01-26
   listed $133,385 Active
3. 2020-10-07
   soldstatus $125,000 Sold 256-char remark

   Show marketing remark (256 chars)

   First Time Home Buyer or Investors Special! Come see this beautiful 4 bedroom 2 full bath home located in the Restlawn neighborhood with a large backyard that is great for entertaining guest and family get togethers, cookouts, and it even includes a shed.

4. 2020-07-28
   status Pending 256-char remark

   Show marketing remark (256 chars)

   First Time Home Buyer or Investors Special! Come see this beautiful 4 bedroom 2 full bath home located in the Restlawn neighborhood with a large backyard that is great for entertaining guest and family get togethers, cookouts, and it even includes a shed.

5. 2020-06-21
   price $125,000 256-char remark

   Show marketing remark (256 chars)

   First Time Home Buyer or Investors Special! Come see this beautiful 4 bedroom 2 full bath home located in the Restlawn neighborhood with a large backyard that is great for entertaining guest and family get togethers, cookouts, and it even includes a shed.

6. 2020-05-31
   listed $129,000 Active 256-char remark

   Show marketing remark (256 chars)

   First Time Home Buyer or Investors Special! Come see this beautiful 4 bedroom 2 full bath home located in the Restlawn neighborhood with a large backyard that is great for entertaining guest and family get togethers, cookouts, and it even includes a shed.

7. 2019-09-25
   historical 325-char remark

   Show marketing remark (325 chars)

   Looking for a GOOD BUY? Then come see this beautiful newly painted 4 large bedrooms 2 full baths home located in a nice quiet neighborhood with a large backyard that is great for entertaining guest and family get togethers, cookouts, it even includes a dog fence and shed. Great home for first time home buyer or an investor.

8. 2019-08-16
   price $139,000 325-char remark

   Show marketing remark (325 chars)

   Looking for a GOOD BUY? Then come see this beautiful newly painted 4 large bedrooms 2 full baths home located in a nice quiet neighborhood with a large backyard that is great for entertaining guest and family get togethers, cookouts, it even includes a dog fence and shed. Great home for first time home buyer or an investor.

9. 2019-07-19
   status Active 325-char remark

   Show marketing remark (325 chars)

   Looking for a GOOD BUY? Then come see this beautiful newly painted 4 large bedrooms 2 full baths home located in a nice quiet neighborhood with a large backyard that is great for entertaining guest and family get togethers, cookouts, it even includes a dog fence and shed. Great home for first time home buyer or an investor.

10. 2019-04-07
    historical 325-char remark

    Show marketing remark (325 chars)

    Looking for a GOOD BUY? Then come see this beautiful newly painted 4 large bedrooms 2 full baths home located in a nice quiet neighborhood with a large backyard that is great for entertaining guest and family get togethers, cookouts, it even includes a dog fence and shed. Great home for first time home buyer or an investor.

11. 2019-03-03
    listed $143,710 Active 325-char remark

    Show marketing remark (325 chars)

    Looking for a GOOD BUY? Then come see this beautiful newly painted 4 large bedrooms 2 full baths home located in a nice quiet neighborhood with a large backyard that is great for entertaining guest and family get togethers, cookouts, it even includes a dog fence and shed. Great home for first time home buyer or an investor.

12. 2017-08-31
    soldstatus $112,000 Sold
13. 2017-08-22
    soldstatus $112,000
14. 2017-08-01
    status Pending
15. 2017-07-04
    historical Active - Contingent
16. 2017-06-30
    listed $108,800 Active
17. 2017-02-23
    historical
18. 2017-01-06
    listed $98,000 Active
19. 2016-04-04
    soldstatus $36,335
20. 2016-03-30
    soldstatus $36,335 Sold
21. 2016-02-28
    status Pending
22. 2016-02-01
    historical Active - Contingent
23. 2016-02-01
    status Active
24. 2016-01-30
    status Pending
25. 2016-01-28
    listed $35,000 Active
26. 2005-08-22
    soldstatus $121,500

ⓘ 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: $2,619 · $218/mo
• Projected year-2 tax: $2,619 · $218/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 2/10 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: $19,188
• − Mortgage interest: −$7,472
• − Property taxes: −$2,619
• − Insurance: −$667
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$3,880
• Taxable income: $1,480
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $3,123/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

+9.8% since first listed

26 events — show timeline

• 2026-03-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Listed $133,385 Stellar MLS as Distributed by MLS Grid
• 2020-10-07 Sold (MLS) $125,000 realMLS
• 2020-07-28 Pending — realMLS
• 2020-06-21 Price Changed $125,000 realMLS
• 2020-05-31 Listed $129,000 realMLS
• 2019-09-25 Listing Removed — realMLS
• 2019-08-16 Price Changed $139,000 realMLS
• 2019-07-19 Relisted — realMLS
• 2019-04-07 Listing Removed — realMLS
• 2019-03-03 Listed $143,710 realMLS
• 2017-08-31 Sold (MLS) $112,000 realMLS
• 2017-08-22 Sold (Public Records) $112,000 Public Records
• 2017-08-01 Pending — realMLS
• 2017-07-04 Contingent — realMLS
• 2017-06-30 Listed $108,800 realMLS
• 2017-02-23 Listing Removed — realMLS
• 2017-01-06 Listed $98,000 realMLS
• 2016-04-04 Sold (Public Records) $36,335 Public Records
• 2016-03-30 Sold (MLS) $36,335 realMLS
• 2016-02-28 Pending — realMLS
• 2016-02-01 Contingent — realMLS
• 2016-02-01 Relisted — realMLS
• 2016-01-30 Pending — realMLS
• 2016-01-28 Listed $35,000 realMLS
• 2005-08-22 Sold (Public Records) $121,500 Public Records

Property tax history

+12.3%/yr

Latest (2025): $2,619 · -13.3% YoY. Source: county tax records.