9104 Van Buren Ave · Jacksonville, FL 32208

$80,000

3 bd · 2.0 ba · 1,395 sqft · SingleFamily public records · 41 Days on market

Built 1953 7,405 sqft 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
• 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

[This home is NOT FOR RENT! It is for sale only.] Beautiful Renovated Home in Riverview. Perfect for a First Time Home Buyer. Updated Kitchen with White Cabinets, Tile Counter Tops, New Tile Floors, & Appliance Package Included! Home Features: Beautifully Refinished Original Hardwood Floors, New Tile Flooring Throughout, Large Master Bedroom Suite, Updated Bathrooms, Fresh Paint Inside & Out, Updated Lighting & Plumbing Fixtures, All New PVC Plumbing Supply & Sewer Lines, Newer HVAC, Newer Double Pane Windows, New Metal Roof in 2019, Laundry Room Inside, Storage Shed, Fully Fenced Yard, and a Mature Lemon Tree in the Front. Come See This Fantastic Home! Act Fast, This One Won't Last Long!

Key facts

• 7,405 sq ft lot
• Built 1953
• Listed 41 days

🏷️ Possibly a rental listed for sale. The $80,000 price doesn't fit this home's estimated sale value (~$182,745) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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 21d 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 45% 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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: property tax is 3.9% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.92% ✓
• Cap rate: 13.85%
• Cash-on-cash: 27.00%
• DSCR: 2.20
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $182,745
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9104 Van Buren Ave	0.00mi	3/2.0	1,395 (0%)	1mo	$90,000	$65	99
9036 Van Buren Ave	0.08mi	4/2.0 (+1)	1,432 (+3%)	3mo	$190,000	$133	84
9047 Van Buren Ave	0.07mi	3/1.5	1,557 (+12%)	2mo	$150,000	$96	74
9070 3rd Ave	0.47mi	3/2.0	1,300 (-7%)	0mo	$170,000	$131	66
9166 3rd Ave	0.48mi	4/2.0 (+1)	1,352 (-3%)	3mo	$178,000	$132	64
1819 Clyde St	0.16mi	3/1.0	1,204 (-14%)	3mo	$137,000	$114	63
9238 2nd Ave	0.46mi	4/2.0 (+1)	1,512 (+8%)	0mo	$75,000	$50	59
9150 1st Ave	0.38mi	3/2.0	1,596 (+14%)	2mo	$200,000	$125	56
9062 2nd Ave	0.43mi	2/2.0 (-1)	1,232 (-12%)	1mo	$149,900	$122	54
1604 Carbondale Dr N	0.56mi	3/2.0	1,554 (+11%)	2mo	$245,000	$158	54
9027 5th Ave	0.55mi	3/2.0	1,209 (-13%)	2mo	$243,020	$201	51
9124 5th Ave	0.57mi	3/1.0	1,220 (-12%)	2mo	$180,000	$148	47

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: 17.0%
• Equity multiple: 1.66×
• Total profit: $14,746
• Equity at exit: $11,928

10-year hold

• IRR: 23.0%
• Equity multiple: 2.66×
• Total profit: $37,235
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$420
• Tax from tax record: −$259 /mo · $3,106/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $504

Break-even live

Break-even rent $901

Max offer price $80,000

Occupancy floor 62%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9131 Jefferson Ave Jacksonville, FL	3.0	1.0	910	$1,350	$1.48	3d	1	0.16mi
9124 Adams Ave Jacksonville, FL	3.0	3.0	1207	$1,800	$1.49	23d	1	0.22mi
9565 Carbondale Dr W Unit B Jacksonville, FL	3.0	2.0	1400	$2,000	$1.43	23d	1	0.29mi
8910 Adams Ave Jacksonville, FL	4.0	2.0	1250	$1,225	$0.98	2d	1	0.30mi
8918 1st Ave Jacksonville, FL	3.0	2.0	1435	$1,321	$0.92	16d	1	0.40mi
9131 4th Ave Jacksonville, FL	3.0	2.0	1209	$1,496	$1.24	21d	1	0.47mi
8973 4th Ave Jacksonville, FL	3.0	2.0	1230	$1,438	$1.17	14d	1	0.48mi
9037 6th Ave Jacksonville, FL	3.0	2.0	1156	$1,400	$1.21	23d	1	0.56mi
9017 6th Ave Jacksonville, FL	2.0	1.0	1038	$1,098	$1.06	23d	1	0.57mi
9279 6th Ave Jacksonville, FL	3.0	2.0	1150	$1,245	$1.08	4d	1	0.60mi
8721 4th Ave Jacksonville, FL	3.0	1.5	1344	$1,399	$1.04	23d	1	0.64mi
9050 7th Ave Jacksonville, FL	3.0	1.0	896	$1,485	$1.66	23d	1	0.64mi
8642 2nd Ave Jacksonville, FL	3.0	2.0	1074	$1,245	$1.16	1d	1	0.68mi
9032 8th Ave Jacksonville, FL	3.0	2.0	1300	$1,500	$1.15	23d	1	0.69mi
8617 3rd Ave Jacksonville, FL	3.0	1.0	1048	$1,200	$1.15	10d	1	0.72mi
8253 Lexington Dr Jacksonville, FL	3.0	1.0	910	$1,330	$1.46	23d	1	0.79mi
1021 Lake Forest Blvd Jacksonville, FL	3.0	1.0	1393	$1,290	$0.93	2d	1	0.80mi
9346 10th Ave Jacksonville, FL	3.0	1.0	985	$1,825	$1.85	23d	1	0.83mi
9141 12th Ave Jacksonville, FL	3.0	2.0	1209	$1,598	$1.32	20d	1	0.85mi
912 Saratoga Blvd Jacksonville, FL	3.0	1.0	930	$1,250	$1.34	23d	1	0.86mi
915 Wayne St Jacksonville, FL	4.0	2.0	1220	$1,313	$1.08	2d	1	0.87mi
2389 Hilly Rd Jacksonville, FL	3.0	1.0	908	$1,650	$1.82	23d	1	0.90mi
1000 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	949	$1,684	$1.77	2d	9	0.92mi
9148 13th Ave Jacksonville, FL	3.0	1.0	1126	$1,136	$1.01	3d	1	0.93mi
3015 Lansdell Dr Jacksonville, FL	3.0	1.0	1150	$1,350	$1.17	23d	1	0.94mi
7927 Reid Ave Jacksonville, FL	3.0	1.0	1055	$1,500	$1.42	23d	1	1.09mi
9517 Fraser Fir Ct Jacksonville, FL	4.0	2.0	1526	$1,745	$1.14	7d	1	1.11mi
780 Island Point Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1164	$2,143	$1.84	3d	16	1.13mi
3250 Soutel Dr Jacksonville, FL	3.0	2.0	1352	$1,525	$1.13	23d	1	1.13mi
800 Broward Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1028	$1,711	$1.66	1d	42	1.16mi
1975 Rugby Rd Jacksonville, FL	2.0	1.0	992	$1,100	$1.11	7d	1	1.17mi
1010 Edgewood Ave W Jacksonville, FL	4.0	2.0	1450	$1,250	$0.86	23d	1	1.20mi
1010 Edgewood Ave W Jacksonville, FL	4.0	2.0	1450	$1,250	$0.86	14d	1	1.20mi
10351 Pinehurst Dr Jacksonville, FL	4.0	2.0	1760	$1,831	$1.04	2d	1	1.23mi
3344 Soutel Dr Jacksonville, FL	3.0	1.0	1142	$1,325	$1.16	23d	1	1.27mi
2950 Bessent Rd Jacksonville, FL	3.0	2.0	1446	$1,779	$1.23	21d	1	1.29mi
9806 Morgan Marsh Ct Jacksonville, FL	3.0	2.5	1380	$1,609	$1.17	23d	1	1.31mi
9806 Morgan Marsh Ct Unit 9856 Jacksonville, FL	3.0	2.5	1380	$1,609	$1.17	20d	1	1.31mi
9808 Morgan Marsh Ct Jacksonville, FL	3.0	2.5	1380	$1,599	$1.16	23d	1	1.31mi
2978 Centerwood Dr Jacksonville, FL	3.0	2.0	1437	$1,805	$1.26	23d	1	1.35mi

Listing history 22 events

1. 2025-10-27
   status Pending
2. 2025-09-16
   listed $80,000 Active
3. 2025-04-28
   status Active
4. 2025-04-23
   historical Active Under Contract
5. 2025-04-07
   price $149,000
6. 2025-04-05
   status Active
7. 2025-04-02
   status Pending
8. 2025-04-02
   historical
9. 2025-02-24
   price $160,000
10. 2025-02-10
    status Active
11. 2025-02-02
    historical Active Under Contract
12. 2025-02-02
    price $170,000
13. 2025-01-03
    price $179,000
14. 2024-11-03
    listed $185,000 Active
15. 2020-09-02
    soldstatus $135,000
16. 2020-08-31
    soldstatus $135,000 Sold 713-char remark

    Show marketing remark (713 chars)

    [This home is NOT FOR RENT! It is for sale only.] Beautiful Renovated Home in Riverview. Perfect for a First Time Home Buyer. Updated Kitchen with White Cabinets, Tile Counter Tops, New Tile Floors, & Appliance Package Included! Home Features: Beautifully Refinished Original Hardwood Floors, New Tile Flooring Throughout, Large Master Bedroom Suite, Updated Bathrooms, Fresh Paint Inside & Out, Updated Lighting & Plumbing Fixtures, All New PVC Plumbing Supply & Sewer Lines, Newer HVAC, Newer Double Pane Windows, New Metal Roof in 2019, Laundry Room Inside, Storage Shed, Fully Fenced Yard, and a Mature Lemon Tree in the Front. Come See This Fantastic Home! Act Fast, This One Won't Last Long!

17. 2020-06-14
    status Pending 713-char remark

    Show marketing remark (713 chars)

    [This home is NOT FOR RENT! It is for sale only.] Beautiful Renovated Home in Riverview. Perfect for a First Time Home Buyer. Updated Kitchen with White Cabinets, Tile Counter Tops, New Tile Floors, & Appliance Package Included! Home Features: Beautifully Refinished Original Hardwood Floors, New Tile Flooring Throughout, Large Master Bedroom Suite, Updated Bathrooms, Fresh Paint Inside & Out, Updated Lighting & Plumbing Fixtures, All New PVC Plumbing Supply & Sewer Lines, Newer HVAC, Newer Double Pane Windows, New Metal Roof in 2019, Laundry Room Inside, Storage Shed, Fully Fenced Yard, and a Mature Lemon Tree in the Front. Come See This Fantastic Home! Act Fast, This One Won't Last Long!

18. 2020-05-30
    price $130,000 713-char remark

    Show marketing remark (713 chars)

    [This home is NOT FOR RENT! It is for sale only.] Beautiful Renovated Home in Riverview. Perfect for a First Time Home Buyer. Updated Kitchen with White Cabinets, Tile Counter Tops, New Tile Floors, & Appliance Package Included! Home Features: Beautifully Refinished Original Hardwood Floors, New Tile Flooring Throughout, Large Master Bedroom Suite, Updated Bathrooms, Fresh Paint Inside & Out, Updated Lighting & Plumbing Fixtures, All New PVC Plumbing Supply & Sewer Lines, Newer HVAC, Newer Double Pane Windows, New Metal Roof in 2019, Laundry Room Inside, Storage Shed, Fully Fenced Yard, and a Mature Lemon Tree in the Front. Come See This Fantastic Home! Act Fast, This One Won't Last Long!

19. 2020-05-07
    price $132,500 713-char remark

    Show marketing remark (713 chars)

    [This home is NOT FOR RENT! It is for sale only.] Beautiful Renovated Home in Riverview. Perfect for a First Time Home Buyer. Updated Kitchen with White Cabinets, Tile Counter Tops, New Tile Floors, & Appliance Package Included! Home Features: Beautifully Refinished Original Hardwood Floors, New Tile Flooring Throughout, Large Master Bedroom Suite, Updated Bathrooms, Fresh Paint Inside & Out, Updated Lighting & Plumbing Fixtures, All New PVC Plumbing Supply & Sewer Lines, Newer HVAC, Newer Double Pane Windows, New Metal Roof in 2019, Laundry Room Inside, Storage Shed, Fully Fenced Yard, and a Mature Lemon Tree in the Front. Come See This Fantastic Home! Act Fast, This One Won't Last Long!

20. 2020-04-17
    listed $135,000 Active 713-char remark

    Show marketing remark (713 chars)

    [This home is NOT FOR RENT! It is for sale only.] Beautiful Renovated Home in Riverview. Perfect for a First Time Home Buyer. Updated Kitchen with White Cabinets, Tile Counter Tops, New Tile Floors, & Appliance Package Included! Home Features: Beautifully Refinished Original Hardwood Floors, New Tile Flooring Throughout, Large Master Bedroom Suite, Updated Bathrooms, Fresh Paint Inside & Out, Updated Lighting & Plumbing Fixtures, All New PVC Plumbing Supply & Sewer Lines, Newer HVAC, Newer Double Pane Windows, New Metal Roof in 2019, Laundry Room Inside, Storage Shed, Fully Fenced Yard, and a Mature Lemon Tree in the Front. Come See This Fantastic Home! Act Fast, This One Won't Last Long!

21. 1985-11-01
    soldstatus $30,900
22. 1985-08-01
    soldstatus $14,700

ⓘ 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: $3,106 · $259/mo
• Projected year-2 tax: $3,106 · $259/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 X (unshaded) · 73% 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: $18,466
• − Mortgage interest: −$4,481
• − Property taxes: −$3,106
• − Insurance: −$400
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$2,327
• Taxable income: $5,197
• Est. tax owed @ 24.0%: −$1,247
• After-tax cash flow: $4,800/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

+444.2% since first listed

22 events — show timeline

• 2025-10-27 Pending — realMLS
• 2025-09-16 Listed $80,000 realMLS
• 2025-04-28 Relisted — realMLS
• 2025-04-23 Contingent — realMLS
• 2025-04-07 Price Changed $149,000 realMLS
• 2025-04-05 Relisted — realMLS
• 2025-04-02 Pending — realMLS
• 2025-04-02 Listing Removed — realMLS
• 2025-02-24 Price Changed $160,000 realMLS
• 2025-02-10 Relisted — realMLS
• 2025-02-02 Contingent — realMLS
• 2025-02-02 Price Changed $170,000 realMLS
• 2025-01-03 Price Changed $179,000 realMLS
• 2024-11-03 Listed $185,000 realMLS
• 2020-09-02 Sold (Public Records) $135,000 Public Records
• 2020-08-31 Sold (MLS) $135,000 realMLS
• 2020-06-14 Pending — realMLS
• 2020-05-30 Price Changed $130,000 realMLS
• 2020-05-07 Price Changed $132,500 realMLS
• 2020-04-17 Listed $135,000 realMLS
• 1985-11-01 Sold (Public Records) $30,900 Public Records
• 1985-08-01 Sold (Public Records) $14,700 Public Records

Property tax history

+10.6%/yr

Latest (2025): $3,106 · +100.5% YoY. Source: county tax records.