8617 3rd Ave · Jacksonville, FL 32208

$115,000

3 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 112 Days on market

Built 1957 4,791 sqft lot Est $106k · 9% over

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Why this score? — see what drove the C 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
• DSCR +8.1/10.0
• 1% rule +7.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• ARV discount +3.6/15.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all savvy investors! This gorgeous property is an excellent opportunity to add a cash-flowing asset to your portfolio. Located in a tranquil Jacksonville neighborhood just one block away from the Ribault River, this property offers a peaceful retreat for tenants. Currently rented at $1,100 per month and in good condition, this property presents a reliable source of income for investors seeking to maximize their returns. The interior is spacious, with ample room for tenants to enjoy a comfortable and inviting living space.

Key facts

• 4,791 sq ft lot
• Built 1957
• Listed 112 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Assigned off-street parking
• Utilities: Septic tank; Electricity available; Water available; Asphalt road access
• Home design: Single family residence; One story; Entry level: 1; Facing north
• Construction: Shingle roof
• Exterior features: Covered front and rear porches; Porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the first floor)
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Primary bathroom with tub and shower; 6 total rooms; Great room on the main level
• Laundry & utility: Unfurnished (no built-in washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% of the median local income ($41k/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 $795 of loan paydown is wiped out by about $3k 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 112 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 22y ago; this cycle's ask is 9483% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $105,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8608 2nd Ave	0.02mi	3/2.0	1,045 (-0%)	4mo	$155,000	$148	92
8004 Delaware Ave	0.54mi	3/1.0	1,064 (+2%)	1mo	$60,000	$56	71
8951 6th Ave	0.39mi	2/1.0 (-1)	1,122 (+7%)	3mo	$108,000	$96	62
7632 Lueders Ave	0.74mi	3/1.0	1,024 (-2%)	6mo	$144,000	$141	57
2231 Palmdale St	0.73mi	3/1.5	1,104 (+5%)	2mo	$75,000	$68	54
9058 Jefferson Ave	0.60mi	3/1.0	936 (-11%)	0mo	$94,250	$101	54
1116 Stark St	0.60mi	3/1.0	1,190 (+14%)	2mo	$65,000	$55	48
9135 5th Ave	0.60mi	3/1.0	896 (-14%)	1mo	$80,500	$90	47
6805 Restlawn Dr	0.73mi	3/2.0	1,134 (+8%)	2mo	$139,999	$123	46
6773 Restlawn Dr	0.75mi	3/1.0	1,153 (+10%)	4mo	$110,000	$95	45
1819 Clyde St	0.66mi	3/1.0	1,204 (+15%)	3mo	$137,000	$114	42
7942 Helston Dr	0.75mi	3/2.0	1,170 (+12%)	2mo	$202,000	$173	40

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: -9.7%
• Equity multiple: 0.66×
• Total profit: $-11,017
• Equity at exit: $17,147

10-year hold

• IRR: -5.7%
• Equity multiple: 0.69×
• Total profit: $-10,111
• Equity at exit: $9,943

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 32208

• Home prices YoY: -33.6%
• Rents YoY: -1.4%
• Active inventory: 291
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$603
• Tax from tax record: −$210 /mo · $2,519/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $183

Break-even live

Break-even rent $1,174

Max offer price $115,000

Occupancy floor 82%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8617 3rd Ave Jacksonville, FL	3.0	1.0	1048	$1,200	$1.15	11d	1	0.03mi
8642 2nd Ave Jacksonville, FL	3.0	2.0	1074	$1,245	$1.16	2d	1	0.04mi
8663 5th Ave Jacksonville, FL	2.0	1.0	720	$1,045	$1.45	24d	1	0.14mi
8721 4th Ave Jacksonville, FL	3.0	1.5	1344	$1,399	$1.04	24d	1	0.15mi
8918 1st Ave Jacksonville, FL	3.0	2.0	1435	$1,321	$0.92	16d	1	0.36mi
8910 Adams Ave Jacksonville, FL	4.0	2.0	1250	$1,225	$0.98	3d	1	0.41mi
8973 4th Ave Jacksonville, FL	3.0	2.0	1230	$1,438	$1.17	15d	1	0.42mi
9017 6th Ave Jacksonville, FL	2.0	1.0	1038	$1,098	$1.06	24d	1	0.47mi
9037 6th Ave Jacksonville, FL	3.0	2.0	1156	$1,400	$1.21	24d	1	0.52mi
7927 Reid Ave Jacksonville, FL	3.0	1.0	1055	$1,500	$1.42	24d	1	0.52mi
9032 8th Ave Jacksonville, FL	3.0	2.0	1300	$1,500	$1.15	24d	1	0.53mi
1975 Rugby Rd Jacksonville, FL	2.0	1.0	992	$1,100	$1.11	8d	1	0.53mi
9050 7th Ave Jacksonville, FL	3.0	1.0	896	$1,485	$1.66	24d	1	0.54mi
9131 4th Ave Jacksonville, FL	3.0	2.0	1209	$1,496	$1.24	21d	1	0.61mi
1021 Lake Forest Blvd Jacksonville, FL	3.0	1.0	1393	$1,290	$0.93	3d	1	0.64mi
9124 Adams Ave Jacksonville, FL	3.0	3.0	1207	$1,800	$1.49	24d	1	0.64mi
9131 Jefferson Ave Jacksonville, FL	3.0	1.0	910	$1,350	$1.48	4d	1	0.70mi
9141 12th Ave Jacksonville, FL	3.0	2.0	1209	$1,598	$1.32	20d	1	0.73mi
915 Wayne St Jacksonville, FL	4.0	2.0	1220	$1,313	$1.08	3d	1	0.75mi
8253 Lexington Dr Jacksonville, FL	3.0	1.0	910	$1,330	$1.46	24d	1	0.75mi
912 Saratoga Blvd Jacksonville, FL	3.0	1.0	930	$1,250	$1.34	24d	1	0.76mi
9279 6th Ave Jacksonville, FL	3.0	2.0	1150	$1,245	$1.08	4d	1	0.76mi
1010 Edgewood Ave W Jacksonville, FL	4.0	2.0	1450	$1,250	$0.86	15d	1	0.78mi
1010 Edgewood Ave W Jacksonville, FL	4.0	2.0	1450	$1,250	$0.86	24d	1	0.78mi
9148 13th Ave Jacksonville, FL	3.0	1.0	1126	$1,136	$1.01	4d	1	0.78mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	24d	1	0.80mi
2534 Aubrey Ave Jacksonville, FL	4.0	2.0	759	$1,250	$1.65	24d	1	0.86mi
9346 10th Ave Jacksonville, FL	3.0	1.0	985	$1,825	$1.85	24d	1	0.91mi
3015 Lansdell Dr Jacksonville, FL	3.0	1.0	1150	$1,350	$1.17	24d	1	0.98mi
9565 Carbondale Dr W Unit B Jacksonville, FL	3.0	2.0	1400	$2,000	$1.43	24d	1	0.99mi
3250 Soutel Dr Jacksonville, FL	3.0	2.0	1352	$1,525	$1.13	24d	1	1.02mi
2818 Palmdale St Jacksonville, FL	4.0	2.5	1484	$1,900	$1.28	24d	1	1.09mi
5903 Droad St Jacksonville, FL	3.0	1.0	1161	$1,400	$1.21	3d	1	1.11mi
2389 Hilly Rd Jacksonville, FL	3.0	1.0	908	$1,650	$1.82	24d	1	1.11mi
3344 Soutel Dr Jacksonville, FL	3.0	1.0	1142	$1,325	$1.16	24d	1	1.15mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	24d	1	1.21mi
1000 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	949	$1,684	$1.77	2d	9	1.23mi
800 Broward Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1028	$1,711	$1.66	2d	42	1.43mi
1750 Rutledge Ave Jacksonville, FL	3.0	2.0	1250	$1,358	$1.09	15d	1	1.44mi
6114 Strawflower Pl Jacksonville, FL	3.0	1.0	1030	$1,200	$1.17	24d	1	1.45mi

Listing history 5 events

1. 2026-06-18
   days on market $115,000 Active 112 DOM
2. 2026-06-17
   days on market $115,000 Active 111 DOM
3. 2026-06-16
   days on market $115,000 Active 110 DOM
4. 2026-06-15
   remarks 679-char remark
5. 2026-06-15
   listed $115,000 Active 109 DOM

ⓘ 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: $2,519 · $210/mo
• Projected year-2 tax: $2,519 · $210/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 8/10 Severe FEMA zone X (shaded) · 99% 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: $16,861
• − Mortgage interest: −$6,442
• − Property taxes: −$2,519
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$3,345
• Taxable income: $484
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $2,075/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

-96.3% since first listed

58 events — show timeline

• 2026-06-12 Rental Removed $1,200 BUILDIUM
• 2026-06-10 Relisted — realMLS
• 2026-06-09 Listed for Rent $1,200 BUILDIUM
• 2026-05-06 Listing Removed — realMLS
• 2026-01-20 Listed $115,000 realMLS
• 2023-07-13 Sold (Public Records) $125,000 Public Records
• 2023-06-13 Listing Removed — realMLS
• 2023-05-05 Price Changed $128,000 realMLS
• 2023-05-04 Price Changed $125,000 realMLS
• 2023-04-27 Relisted — realMLS
• 2023-04-24 Pending — realMLS
• 2023-04-13 Price Changed $128,000 realMLS
• 2023-03-31 Price Changed $133,000 realMLS
• 2023-02-27 Listed $138,000 realMLS
• 2020-10-26 Sold (Public Records) $96,500 Public Records
• 2020-10-07 Sold (MLS) $96,500 realMLS
• 2020-08-25 Sold (Public Records) $60,000 Public Records
• 2020-08-21 Pending — realMLS
• 2020-08-12 Listed $104,500 realMLS
• 2020-08-10 Sold (MLS) $60,000 realMLS
• 2020-08-07 Sold (MLS) $60,000 St. Augustine and St. Johns County Board of REALTORS®
• 2020-07-15 Pending — realMLS
• 2020-07-14 Price Changed $50,000 realMLS
• 2020-07-13 Relisted — realMLS
• 2020-07-08 Pending — realMLS
• 2020-07-07 Listing Removed — realMLS
• 2020-07-03 Price Changed $85,000 realMLS
• 2020-06-11 Price Changed $107,000 realMLS
• 2020-05-25 Listed $50,000 St. Augustine and St. Johns County Board of REALTORS®
• 2020-05-25 Listed $115,000 realMLS
• 2020-04-21 Listing Removed — realMLS
• 2019-10-13 Price Changed $128,000 realMLS
• 2019-10-09 Price Changed $134,900 realMLS
• 2019-10-09 Price Changed $135,200 realMLS
• 2019-10-09 Price Changed $135,500 realMLS
• 2019-10-09 Price Changed $135,900 realMLS
• 2019-09-15 Listed $138,900 realMLS
• 2019-02-13 Sold (MLS) $25,000 realMLS
• 2019-02-08 Listed $75,000 realMLS
• 2019-02-08 Listing Removed — realMLS
• 2018-05-05 Listing Removed — realMLS
• 2018-04-11 Price Changed $76,300 realMLS
• 2018-03-25 Relisted — realMLS
• 2018-01-15 Listing Removed — realMLS
• 2017-11-11 Price Changed $90,000 realMLS
• 2017-11-10 Listed $80,000 realMLS
• 2008-12-24 Listing Removed — realMLS
• 2008-07-24 Listed $92,000 realMLS
• 2007-10-02 Sold (MLS) $51,000 realMLS
• 2007-09-05 Listed $59,900 realMLS
• 2007-08-30 Listing Removed — realMLS
• 2007-08-17 Sold (MLS) $40,500 realMLS
• 2007-07-27 Listed $41,900 realMLS
• 2005-02-27 Listing Removed — realMLS
• 2004-06-30 Sold (Public Records) $79,000 Public Records
• 2004-02-27 Listed $59,999 realMLS
• 1992-01-01 Sold (Public Records) $33,000 Public Records
• 1986-04-01 Sold (Public Records) $32,500 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,519 · +13.9% YoY. Source: county tax records.