3413 Plateau St · Jacksonville, FL 32206

$95,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 29 Days on market

Built 1963 3,484 sqft lot Est $77k · 24% 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.4/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bank owned property being sold AS IS-WHERE IS, no warranties or guarantees by Seller or Agent.

Key facts

• 3,484 sq ft lot
• Built 1963
• Listed 28 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Cable available; Electric service available; Water available
• Home design: Single family residence; One level
• Exterior features: No private pool; Lot of approximately 0.08 acres

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Split bedroom layout

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.9% 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.
• Zoned schools: Long Branch Elementary School (math 37% / reading 22%, grade F, #1,896 of 2,144 statewide, top 90%, 289 students, 87% FRL); Matthew W. Gilbert Middle School (math 26% / reading 17%, grade F, #553 of 571 statewide, top 97%, 688 students, 86% FRL); Jean Ribault High School (math 22% / reading 25%, grade F, #533 of 667 statewide, top 80%, 1,385 students, 71% FRL) — zoned schools average 81% FRL vs 49% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 46% district-wide (-21 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 200 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 36% of the median local income ($39k/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 $657 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 29 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $11k; list at $95k implies a 744% gain — meaningful room to come down on a strong offer.

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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.70%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $76,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3314 Haines St	0.08mi	3/1.0	968 (+1%)	7mo	$115,000	$119	89
1305 E 30th St	0.19mi	2/1.0 (-1)	859 (-10%)	2mo	$68,750	$80	67
3408 Phoenix Ave	0.19mi	2/1.0 (-1)	900 (-6%)	12mo	$106,385	$118	66
1618 E 20th St	0.36mi	3/1.0	1,016 (+6%)	12mo	$50,500	$50	64
1477 Wigmore St St	0.51mi	3/1.0	1,032 (+8%)	2mo	$65,000	$63	62
1630 E 27th St	0.33mi	3/1.0	1,086 (+13%)	5mo	$15,000	$14	58
1620 E 22nd St	0.31mi	2/2.5 (-1)	1,022 (+6%)	10mo	$205,020	$201	56
1202 E 14th St	0.54mi	2/1.0 (-1)	904 (-6%)	11mo	$64,000	$71	51
1918 E 27th St	0.64mi	3/1.0	847 (-12%)	0mo	$42,000	$50	50
1124 E 14th St	0.55mi	3/1.0	1,086 (+13%)	10mo	$149,900	$138	44
230 E 19th St	0.75mi	3/2.0	1,042 (+8%)	7mo	$90,000	$86	41
1015 E 13th St	0.63mi	2/1.0 (-1)	846 (-12%)	13mo	$42,000	$50	35

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $159
• Equity at exit: $14,165

10-year hold

• IRR: 7.6%
• Equity multiple: 1.52×
• Total profit: $13,881
• Equity at exit: $8,214

Cash invested: $26,600 (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 32206

• Home prices YoY: -23.7%
• Rents YoY: 0.9%
• Active inventory: 200
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$498
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $281

Break-even live

Break-even rent $817

Max offer price $95,000

Occupancy floor 71%

Sensitivity live

Price	-10% $335	-5% $308	+0% $281	+5% $255	+10% $228
Rent	-10% $189	-5% $235	+0% $281	+5% $328	+10% $374
Rate	-1.0pp $329	-0.5pp $306	base $281	+0.5pp $257	+1.0pp $232

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1125 E 24th St Jacksonville, FL	2.0	1.0	914	$600	$0.66	19d	1	0.16mi
3403 Phoenix Ave Jacksonville, FL	3.0	1.0	1002	$995	$0.99	9d	1	0.18mi
1305 E 30th St Jacksonville, FL	2.0	1.0	859	$1,150	$1.34	25d	1	0.18mi
3303 Jones St Jacksonville, FL	2.0	1.0	840	$1,000	$1.19	6d	1	0.29mi
3303 Jones St Jacksonville, FL	2.0	1.0	840	$1,000	$1.19	25d	1	0.29mi
1782 E 24th St Jacksonville, FL	2.0	1.0	759	$875	$1.15	3d	1	0.43mi
609 E 30th St Jacksonville, FL	2.0	2.0	818	$1,138	$1.39	25d	1	0.44mi
1164 E 16th St Jacksonville, FL	2.0	1.0	750	$1,000	$1.33	9d	2	0.46mi
1823 E 25th St Jacksonville, FL	3.0	1.0	1036	$1,250	$1.21	25d	1	0.48mi
435 Springfield Ct N Jacksonville, FL	2.0	1.0	950	$1,100	$1.16	25d	1	0.57mi
1617 E 14th St Jacksonville, FL	2.0	1.0	1124	$1,300	$1.16	25d	1	0.58mi
3747 Peachtree St Jacksonville, FL	3.0	2.0	1082	$1,410	$1.30	5d	1	0.59mi
318 E 19th St Jacksonville, FL	2.0	1.0	1096	$895	$0.82	25d	1	0.71mi
2125 Lambert St Jacksonville, FL	2.0	1.0	1040	$1,195	$1.15	6d	1	0.73mi
2514 Walnut St Unit 2520 Jacksonville, FL	2.0	1.0	1119	$1,100	$0.98	25d	1	0.75mi
1976 Lambert St Jacksonville, FL	3.0	1.0	1012	$1,115	$1.10	25d	1	0.88mi
481 E 44th St Jacksonville, FL	2.0	1.0	668	$899	$1.35	25d	1	0.92mi
1627 E 9th St Unit 1629 Jacksonville, FL	2.0	1.0	656	$1,050	$1.60	25d	1	0.97mi
222 E 43rd St Jacksonville, FL	2.0	1.0	840	$946	$1.13	25d	1	0.99mi
5035 N Main St Jacksonville, FL	3.0	1.0–2.0	816	$1,459	$1.79	25d	69	1.02mi
34 W 23rd St Jacksonville, FL	3.0	1.5	962	$1,400	$1.46	25d	1	1.02mi
349 E 45th St Jacksonville, FL	2.0	1.0	954	$1,175	$1.23	9d	1	1.03mi
22 W 38th St Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	25d	1	1.04mi
3728 Silver St Jacksonville, FL	2.0	1.0	916	$1,100	$1.20	25d	1	1.07mi
205 E 44th St Jacksonville, FL	3.0	1.0	955	$1,075	$1.13	23d	1	1.08mi
101 W 21st St Unit 2 Jacksonville, FL	2.0	1.0	635	$1,085	$1.71	25d	1	1.08mi
134 W 23rd St Jacksonville, FL	2.0	1.0	768	$1,050	$1.37	25d	1	1.11mi
154 W 28th St Jacksonville, FL	2.0	2.0	818	$1,138	$1.39	19d	1	1.14mi
204 W 23rd St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	3d	1	1.15mi
18 W 43rd St Jacksonville, FL	2.0	1.0	750	$795	$1.06	6d	1	1.16mi
1736 Ionia St Jacksonville, FL	2.0	1.0	1036	$1,650	$1.59	19d	1	1.18mi
2906 Silver St Unit 01 Jacksonville, FL	2.0	1.0	840	$895	$1.07	25d	1	1.18mi
3732 Lehigh St Jacksonville, FL	2.0	1.0	850	$900	$1.06	16d	1	1.23mi
3730 Lehigh St Unit 3730 Jacksonville, FL	2.0	1.0	850	$900	$1.06	16d	1	1.23mi
217 E 48th St Jacksonville, FL	3.0	1.0	979	$1,096	$1.12	12d	1	1.24mi
2063 N Laura St Jacksonville, FL	2.0	1.0	900	$1,250	$1.39	25d	1	1.24mi
1529 Spearing St Jacksonville, FL	3.0	2.0	1077	$1,425	$1.32	6d	1	1.25mi
2025 N Laura St Jacksonville, FL	2.0	1.0	1000	$1,195	$1.20	6d	1	1.27mi
141 W 43rd St Jacksonville, FL	3.0	2.0	1022	$1,231	$1.20	4d	1	1.29mi
451 Long Branch Blvd Unit 451 Jacksonville, FL	2.0	1.0	1000	$1,350	$1.35	25d	1	1.30mi

Listing history 12 events

1. 2026-04-21
   listed $95,000 Active
2. 2008-12-05
   soldstatus $11,250 94-char remark

   Show marketing remark (94 chars)

   Bank owned property being sold AS IS-WHERE IS, no warranties or guarantees by Seller or Agent.

3. 2008-10-29
   listed $21,500 94-char remark

   Show marketing remark (94 chars)

   Bank owned property being sold AS IS-WHERE IS, no warranties or guarantees by Seller or Agent.

4. 2008-08-24
   historical 236-char remark

   Show marketing remark (236 chars)

   Seller/Agent makes no representations or warranties as to the conditoin of the property; improvements or appurtenances, Proprety is being sold AS-IS - WHERE-IS, Buyer must sign Seller's Addendum to Purchase Agreement without alteration.

5. 2008-06-05
   listed $25,650 236-char remark

   Show marketing remark (236 chars)

   Seller/Agent makes no representations or warranties as to the conditoin of the property; improvements or appurtenances, Proprety is being sold AS-IS - WHERE-IS, Buyer must sign Seller's Addendum to Purchase Agreement without alteration.

6. 2008-06-01
   historical
7. 2007-12-01
   listed $49,999
8. 2007-03-15
   historical
9. 2006-09-29
   listed $82,500
10. 2005-05-25
    soldstatus $39,500
11. 2005-04-25
    soldstatus $34,000
12. 2004-12-01
    listed $44,900

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,293 · $108/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 ≥106°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: $14,080
• − Mortgage interest: −$5,321
• − Property taxes: −$1,293
• − Insurance: −$475
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,764
• Taxable income: $1,975
• Est. tax owed @ 24.0%: −$474
• After-tax cash flow: $2,903/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): 17,105
• Household income: $39,242
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1057.0

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 (65%)
• Race & ethnicity: Black 65% White 22% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Arabic 1% German/W. Germanic 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: ▼ -64.55%
• Current HPI: 208.1852
• Rent YoY: ▲ 0.94%
• 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

+111.6% since first listed

12 events — show timeline

• 2026-04-21 Listed $95,000 realMLS
• 2008-12-05 Sold (MLS) $11,250 realMLS
• 2008-10-29 Listed $21,500 realMLS
• 2008-08-24 Listing Removed — realMLS
• 2008-06-05 Listed $25,650 realMLS
• 2008-06-01 Listing Removed — realMLS
• 2007-12-01 Listed $49,999 realMLS
• 2007-03-15 Listing Removed — realMLS
• 2006-09-29 Listed $82,500 realMLS
• 2005-05-25 Sold (Public Records) $39,500 Public Records
• 2005-04-25 Sold (MLS) $34,000 realMLS
• 2004-12-01 Listed $44,900 realMLS

Property tax history

+6.2%/yr

Latest (2025): $1,293 · +20.9% YoY. Source: county tax records.