2667 Amy St · Jacksonville, FL 32254

$120,000

3 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 147 Days on market

Built 1928 7,405 sqft lot Est $117k · at est.

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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 +24.6/30.0
• DSCR +7.9/10.0
• Appreciation +6.7/10.0
• ARV discount +6.5/15.0
• 1% rule +6.0/10.0
• 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

Bank owned, sold AS-IS. Seller does not pay for survey.

Key facts

• Newer roof
• Income producing
• Corner lot

Tags

• CORNER LOT
• NEWER ROOF
• INCOME PRODUCING
• ESTABLISHED NEIGHBORHOODS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One level; Entry on level 1
• Construction: Frame construction with wood siding; Shingle roof
• Exterior features: Front porch; Corner lot; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Primary bathroom with tub and shower
• Laundry & utility: In-unit washer hookup; In-unit electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 22d 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 $1,315/mo this rent would consume 45% 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 ($830 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1928 — 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: 1.10% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $117,294
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2667 Amy St	0.00mi	3/1.0	1,038 (0%)	0mo	$117,000	$113	100
3557 Dillon St	0.53mi	3/1.5	1,035 (-0%)	1mo	$180,000	$174	72
954 Allison St	0.40mi	3/1.5	1,084 (+4%)	1mo	$130,000	$120	71
3205 Dignan St	0.50mi	3/2.0	1,080 (+4%)	2mo	$140,000	$130	64
3130 Mell Ct	0.62mi	3/2.0	1,056 (+2%)	1mo	$180,000	$170	64
3140 Thomas St	0.42mi	3/1.0	928 (-11%)	3mo	$60,000	$65	60
751 Dixon St	0.38mi	2/1.0 (-1)	923 (-11%)	2mo	$114,000	$124	57
2276 Kingston St	0.68mi	3/2.0	1,080 (+4%)	4mo	$89,500	$83	54
1073 Huron St	0.51mi	3/1.0	916 (-12%)	3mo	$77,000	$84	54
3033 Lowell Ave	0.53mi	3/1.0	884 (-15%)	4mo	$90,000	$102	48
760 Westbrook Rd	0.53mi	2/1.0 (-1)	898 (-14%)	2mo	$101,150	$113	46
2269 Hartridge St	0.67mi	2/1.0 (-1)	1,149 (+11%)	1mo	$55,000	$48	45

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: 16.0%
• Equity multiple: 1.93×
• Total profit: $31,211
• Equity at exit: $56,768

10-year hold

• IRR: 16.7%
• Equity multiple: 3.49×
• Total profit: $83,519
• Equity at exit: $89,737

Cash invested: $33,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$629
• Tax from tax record: −$111 /mo · $1,331/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $248

Break-even live

Break-even rent $1,000

Max offer price $120,000

Occupancy floor 76%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
841 Ontario St Jacksonville, FL	2.0	1.0	1000	$1,285	$1.28	23d	1	0.15mi
2587 Orchard St Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	7d	1	0.21mi
912 Huron St Jacksonville, FL	2.0	1.0	900	$1,100	$1.22	14d	1	0.29mi
2410 McQuade St Jacksonville, FL	3.0	2.0	1307	$1,425	$1.09	23d	1	0.38mi
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	23d	1	0.47mi
3035 Fitzgerald St Jacksonville, FL	2.0	1.0	900	$1,021	$1.13	3d	1	0.47mi
3352 Dillon St Jacksonville, FL	3.0	2.0	1229	$1,372	$1.12	23d	1	0.49mi
3118 Dignan St Jacksonville, FL	4.0	2.0	1103	$1,148	$1.04	1d	1	0.50mi
3318 Dignan St Jacksonville, FL	3.0	2.0	960	$1,200	$1.25	23d	1	0.52mi
3515 Dignan St Jacksonville, FL	3.0	1.0	915	$1,036	$1.13	3d	1	0.53mi
3323 Nolan St Jacksonville, FL	3.0	1.0	927	$1,050	$1.13	1d	1	0.54mi
2851 Sophia St Jacksonville, FL	2.0	1.0	846	$1,000	$1.18	23d	3	0.56mi
1037 Detroit St Jacksonville, FL	3.0	2.0	912	$1,250	$1.37	1d	1	0.58mi
3319 Hunt St Jacksonville, FL	3.0	1.0	924	$1,295	$1.40	23d	1	0.58mi
3688 Dillon St Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	23d	1	0.60mi
2852 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	7d	1	0.62mi
2862 W 1st St Unit 1 Jacksonville, FL	2.0	1.0	800	$895	$1.12	14d	1	0.63mi
2862 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	4d	1	0.63mi
2325 Westbrook Cir N Jacksonville, FL	3.0	2.0	812	$1,200	$1.48	23d	1	0.68mi
3550 Edison Ave Jacksonville, FL	3.0	2.0	1230	$1,463	$1.19	4d	1	0.70mi
3034 Detroit Cir E Jacksonville, FL	3.0	2.0	1300	$1,399	$1.08	23d	1	0.71mi
2913 W 2nd St Jacksonville, FL	2.0	1.0	720	$1,000	$1.39	1d	1	0.72mi
3356 Lenox Ave Jacksonville, FL	2.0	1.0	899	$999	$1.11	23d	1	0.73mi
1213 Moat St Jacksonville, FL	2.0	2.5	1022	$1,283	$1.26	17d	1	0.81mi
3305 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	1012	$1,021	$1.01	23d	1	0.82mi
3303 Broadway Ave Jacksonville, FL	3.0	2.0	1072	$1,550	$1.45	4d	1	0.83mi
1227 Dena St Jacksonville, FL	3.0	1.0	1033	$1,325	$1.28	23d	1	0.83mi
3159 Phyllis St Jacksonville, FL	3.0	2.0	1209	$1,561	$1.29	3d	1	0.83mi
2185 Kingston St Jacksonville, FL	3.0	2.0	1230	$1,381	$1.12	23d	1	0.83mi
3055 2nd Street Cir Jacksonville, FL	3.0	1.5	1050	$1,340	$1.28	17d	1	0.84mi
3347 Phyllis St Jacksonville, FL	3.0	2.0	1145	$1,395	$1.22	23d	1	0.84mi
3250 Phyllis St Jacksonville, FL	2.0	1.0	720	$850	$1.18	23d	1	0.85mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	7d	1	0.85mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	23d	1	0.85mi
3236 Phyllis St Unit 3244 Jacksonville, FL	2.0	1.0	720	$850	$1.18	23d	1	0.86mi
2154 Placeda St Jacksonville, FL	4.0	1.5	1124	$1,500	$1.33	21d	1	0.87mi
2902 W 5th St Jacksonville, FL	3.0	2.0	1379	$1,050	$0.76	7d	1	0.87mi
3101 3rd Street Cir N Jacksonville, FL	2.0	1.0	870	$1,150	$1.32	7d	1	0.88mi
420 Sunshine St Jacksonville, FL	3.0	2.0	1050	$1,350	$1.29	1d	1	0.88mi
2128 Woodside St Jacksonville, FL	2.0	1.0	776	$895	$1.15	23d	1	0.89mi

Listing history 22 events

1. 2026-05-22
   status Pending
2. 2026-05-12
   historical Active Under Contract
3. 2026-05-06
   price $120,000
4. 2026-04-29
   price $125,000
5. 2026-04-15
   price $130,000
6. 2026-03-24
   status Active
7. 2026-01-30
   status Active
8. 2026-01-23
   status Pending
9. 2026-01-23
   price $140,000
10. 2026-01-23
    historical
11. 2026-01-06
    price $84,000
12. 2025-12-09
    price $85,000
13. 2025-12-04
    price $87,500
14. 2025-11-18
    price $89,000
15. 2025-10-27
    listed $90,000 Active
16. 2025-10-10
    soldstatus $718,700
17. 2006-11-14
    soldstatus $85,000
18. 2006-08-31
    soldstatus $43,500 55-char remark

    Show marketing remark (55 chars)

    Bank owned, sold AS-IS. Seller does not pay for survey.

19. 2006-07-29
    listed $45,500 55-char remark

    Show marketing remark (55 chars)

    Bank owned, sold AS-IS. Seller does not pay for survey.

20. 2002-05-07
    soldstatus $66,000
21. 2001-08-20
    soldstatus $26,900 287-char remark

    Show marketing remark (287 chars)

    FRAME BUNGALOW WITH SOME UPGRADES ALREADY MADE. CH&A SYSTEM NEEDS REPAIRS. FRONT PORCH PARTIALLY CLOSED IN. LARGE CORNER LOT. GOOD FIRST TIME HOME WITH LITTLE TLC. SPECIAL CONTRACT ADDENDUM NEEDED AT REALTORS OFFICE. CONVENIENT TO SCHOOLS, CHURCHES AND SHOPPING. EASY ACCESS TO I-10.

22. 2001-07-24
    listed $26,900 287-char remark

    Show marketing remark (287 chars)

    FRAME BUNGALOW WITH SOME UPGRADES ALREADY MADE. CH&A SYSTEM NEEDS REPAIRS. FRONT PORCH PARTIALLY CLOSED IN. LARGE CORNER LOT. GOOD FIRST TIME HOME WITH LITTLE TLC. SPECIAL CONTRACT ADDENDUM NEEDED AT REALTORS OFFICE. CONVENIENT TO SCHOOLS, CHURCHES AND SHOPPING. EASY ACCESS TO I-10.

ⓘ 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: $1,331 · $111/mo
• Projected year-2 tax: $1,331 · $111/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: $15,775
• − Mortgage interest: −$6,722
• − Property taxes: −$1,331
• − Insurance: −$600
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,491
• Taxable income: $1,107
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $2,714/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

+346.1% since first listed

22 events — show timeline

• 2026-05-22 Pending — realMLS
• 2026-05-12 Contingent — realMLS
• 2026-05-06 Price Changed $120,000 realMLS
• 2026-04-29 Price Changed $125,000 realMLS
• 2026-04-15 Price Changed $130,000 realMLS
• 2026-03-24 Relisted — realMLS
• 2026-01-30 Relisted — realMLS
• 2026-01-23 Pending — realMLS
• 2026-01-23 Listing Removed — realMLS
• 2026-01-23 Price Changed $140,000 realMLS
• 2026-01-06 Price Changed $84,000 realMLS
• 2025-12-09 Price Changed $85,000 realMLS
• 2025-12-04 Price Changed $87,500 realMLS
• 2025-11-18 Price Changed $89,000 realMLS
• 2025-10-27 Listed $90,000 realMLS
• 2025-10-10 Sold (Public Records) $718,700 Public Records
• 2006-11-14 Sold (Public Records) $85,000 Public Records
• 2006-08-31 Sold (MLS) $43,500 realMLS
• 2006-07-29 Listed $45,500 realMLS
• 2002-05-07 Sold (Public Records) $66,000 Public Records
• 2001-08-20 Sold (MLS) $26,900 realMLS
• 2001-07-24 Listed $26,900 realMLS

Property tax history

+8.8%/yr

Latest (2025): $1,331 · +22.1% YoY. Source: county tax records.