8479 Three Creeks Blvd · Jacksonville, FL 32220

$209,000

3 bd · 2.0 ba · 1,182 sqft · SingleFamily public records · 27 Days on market

Built 1992 0.34 ac lot Est $228k · 8% under $15/mo HOA · 1% of rent

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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 +15.3/30.0
• ARV discount +11.3/15.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous! Spacious floor plan, large lot and a beautiful water front deck await! Beautiful fireplace and fabulous kitchen! This 2 bedroom to bath is too good to last- Come see it today! Property eligible under Freddie Mac First Look Initiative through 5/15/16. Sold As-Is. Seller/Agent makes no representations/warranties expressed/implied as to condition of property.

Key facts

• Spacious yard
• Move-in ready
• Waterfront pond view

Tags

• WATERFRONT POND VIEW
• SPACIOUS YARD
• LOW HOA
• MOVE-IN READY

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $176; Not a senior community

Exterior

• Parking: Attached garage; 2 garage spaces; Off-street parking; On-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Brick and vinyl siding construction; Shingle roof
• Exterior features: Covered patio; Deck; Rear porch; Screened porch; Wood fencing in back yard; Pond on the property; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Breakfast bar; Built-in features; Ceiling fans; Open floorplan; Pantry; Primary bathroom with tub/shower
• Laundry & utility: In-unit laundry with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $77 ($928/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 $188k (9.9% below list).
• Recommended offer: $188k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 107 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 27 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $170k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $188,387 (9.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.90% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $228,126
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8479 Three Creeks Blvd	0.00mi	2/2.0 (-1)	1,182 (0%)	1mo	$214,000	$181	94
107 Devoe St	0.11mi	3/2.0	1,190 (+1%)	6mo	$210,000	$176	88
152 Devoe St	0.05mi	3/2.0	1,280 (+8%)	10mo	$275,000	$215	75
8551 Lori Ann Ct	0.16mi	3/2.0	1,294 (+10%)	3mo	$280,000	$216	75
8471 Three Creeks Blvd	0.01mi	3/2.0	1,332 (+13%)	5mo	$230,000	$173	74
8131 Oklahoma St	0.55mi	3/2.0	1,209 (+2%)	8mo	$245,020	$203	64
8051 Driggers St	0.64mi	3/2.0	1,200 (+2%)	7mo	$213,303	$178	62
8045 Driggers St	0.65mi	3/2.0	1,209 (+2%)	10mo	$244,900	$203	58
8057 Driggers St	0.63mi	3/2.0	1,209 (+2%)	11mo	$244,900	$203	58
8341 Colville St	0.59mi	3/1.0	1,254 (+6%)	3mo	$130,000	$104	56
461 Hammond Blvd	0.57mi	3/2.0	1,032 (-13%)	2mo	$199,000	$193	51
8146 Hammond Blvd	0.60mi	2/1.0 (-1)	1,116 (-6%)	4mo	$170,000	$152	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-28,933
• Equity at exit: $31,163

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-18,819
• Equity at exit: $18,071

Cash invested: $58,520 (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 32220

• Home prices YoY: -18.1%
• Active inventory: 107
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$213 /mo · $2,554/yr
• Insurance: −$87
• HOA: −$15
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $77

Break-even live

Break-even rent $1,786

Max offer price $209,000

Occupancy floor 91%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8331 Old Plank Rd Jacksonville, FL	3.0	2.0	1080	$1,595	$1.48	17d	1	0.58mi
8054 Paschal St Jacksonville, FL	4.0	1.0	1192	$1,850	$1.55	23d	1	0.81mi
7847 Mariner St Jacksonville, FL	3.0	2.0	1209	$1,599	$1.32	23d	1	0.98mi
7841 Mariner St Jacksonville, FL	3.0	2.0	1209	$1,625	$1.34	17d	1	0.99mi
8054 Graff Ln Jacksonville, FL	3.0	2.0	1117	$1,699	$1.52	1d	1	1.37mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: water

Listing history 9 events

1. 2026-05-18
   status Pending
2. 2026-05-03
   historical Active Under Contract
3. 2026-04-21
   listed $209,000 Active
4. 2025-05-29
   soldstatus $170,200
5. 2016-07-29
   soldstatus $112,000 Sold 368-char remark

   Show marketing remark (368 chars)

   Gorgeous! Spacious floor plan, large lot and a beautiful water front deck await! Beautiful fireplace and fabulous kitchen! This 2 bedroom to bath is too good to last- Come see it today! Property eligible under Freddie Mac First Look Initiative through 5/15/16. Sold As-Is. Seller/Agent makes no representations/warranties expressed/implied as to condition of property.

6. 2016-06-03
   status Pending 368-char remark

   Show marketing remark (368 chars)

   Gorgeous! Spacious floor plan, large lot and a beautiful water front deck await! Beautiful fireplace and fabulous kitchen! This 2 bedroom to bath is too good to last- Come see it today! Property eligible under Freddie Mac First Look Initiative through 5/15/16. Sold As-Is. Seller/Agent makes no representations/warranties expressed/implied as to condition of property.

7. 2016-04-26
   listed $114,900 Active 368-char remark

   Show marketing remark (368 chars)

   Gorgeous! Spacious floor plan, large lot and a beautiful water front deck await! Beautiful fireplace and fabulous kitchen! This 2 bedroom to bath is too good to last- Come see it today! Property eligible under Freddie Mac First Look Initiative through 5/15/16. Sold As-Is. Seller/Agent makes no representations/warranties expressed/implied as to condition of property.

8. 1992-08-13
   soldstatus $61,000
9. 1992-05-01
   soldstatus $10,500

ⓘ 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: $2,554 · $213/mo
• Projected year-2 tax: $2,554 · $213/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,606
• − Mortgage interest: −$11,707
• − Property taxes: −$2,554
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − HOA: −$180
• − Depreciation: −$6,080
• Taxable loss: −$2,577
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $1,547/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): 12,298
• Household income: $81,792
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 177.0

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 0.58)
• Race & ethnicity: White 61% Black 19% Hispanic / Latino 11% Two or more races 11% Asian 5%
• Hispanic origin (detail): Cuban 7%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 95% English-only · Spanish 4% Arabic 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: ▼ -64.90%
• Current HPI: 293.7943
• Rent YoY: —
• 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

+1890.5% since first listed

9 events — show timeline

• 2026-05-18 Pending — realMLS
• 2026-05-03 Contingent — realMLS
• 2026-04-21 Listed $209,000 realMLS
• 2025-05-29 Sold (Public Records) $170,200 Public Records
• 2016-07-29 Sold (MLS) $112,000 realMLS
• 2016-06-03 Pending — realMLS
• 2016-04-26 Listed $114,900 realMLS
• 1992-08-13 Sold (Public Records) $61,000 Public Records
• 1992-05-01 Sold (Public Records) $10,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $2,554 · +10.0% YoY. Source: county tax records.