3730 Beverly Ave · Jacksonville, FL 32208

$64,900

2 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 52 Days on market

Built 1940 10,454 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

INVESTOR ALERT!!! Cute 2 bed 1 bath 1,016 sq ft HANDYMAN SPECIAL on a 1/4 acre lot. This one should offer a TREMENDOUS OPPORTUNITY to an astute investor willing to invest a bit of elbow grease in order to create back end equity! As an addition to a rental portfolio, or perhaps as a BUY FIX FLIP as a TURN KEY RENTAL PROPERTY, this one has several POTENTIAL EXIT STRATEGIES!!! Corporate Seller requesting CASH or HARD MONEY ONLY. Property being sold As-Is, with Seller to make NO REPAIRS.

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1940

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 2-space carport; Off-street parking
• Utilities: Septic tank; Water connected
• Home design: Single family residence; Residential single-family use
• Exterior features: Other detached structures on the property; 0.24-acre lot

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling unit(s)
• Interior features: Electric range; Other built-in appliance(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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 20d 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 40% 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 $449 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $65k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.10% ✓
• Cap rate: 18.47%
• Cash-on-cash: 43.50%
• DSCR: 2.94
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $134,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9215 Ridge Blvd	0.14mi	3/1.5 (+1)	1,087 (+7%)	14mo	$212,563	$196	63
3360 Lansdell Dr	0.31mi	3/2.0 (+1)	1,124 (+11%)	3mo	$215,000	$191	57
8603 Nassau Rd	0.54mi	3/1.0 (+1)	1,115 (+10%)	2mo	$135,000	$121	52
8636 Bermuda Rd	0.56mi	3/1.0 (+1)	962 (-5%)	10mo	$160,000	$166	52
9049 Norfolk Blvd	0.73mi	3/1.0 (+1)	1,010 (-1%)	14mo	$120,000	$119	48
4628 Portsmouth Ave	0.68mi	2/1.0	1,050 (+3%)	20mo	$95,000	$90	46
4637 Williamsburg Ave	0.67mi	3/1.0 (+1)	942 (-7%)	8mo	$88,000	$93	46
4620 Bristol Ave	0.67mi	3/2.0 (+1)	1,050 (+3%)	12mo	$198,000	$189	44
4649 Portsmouth Ave	0.72mi	3/1.0 (+1)	1,002 (-1%)	20mo	$125,000	$125	42
4242 Turton Ave	0.69mi	3/1.0 (+1)	912 (-10%)	11mo	$120,000	$132	37
9740 Gibson Ave	0.65mi	3/1.0 (+1)	1,150 (+13%)	15mo	$145,000	$126	30
9346 10th Ave	0.75mi	2/1.0	864 (-15%)	12mo	$124,000	$144	30

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: 37.0%
• Equity multiple: 2.51×
• Total profit: $27,441
• Equity at exit: $9,677

10-year hold

• IRR: 42.1%
• Equity multiple: 4.44×
• Total profit: $62,463
• Equity at exit: $5,611

Cash invested: $18,172 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$340
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $659

Break-even live

Break-even rent $532

Max offer price $64,900

Occupancy floor 47%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3848 Soutel Dr Jacksonville, FL	3.0	2.0	1230	$1,541	$1.25	7d	1	0.17mi
3344 Soutel Dr Jacksonville, FL	3.0	1.0	1142	$1,325	$1.16	23d	1	0.31mi
3250 Soutel Dr Jacksonville, FL	3.0	2.0	1352	$1,525	$1.13	23d	1	0.45mi
9658 Gibson Ave Jacksonville, FL	3.0	1.5	977	$1,225	$1.25	23d	1	0.62mi
8516 Bermuda Rd Jacksonville, FL	3.0	2.0	1492	$1,625	$1.09	20d	1	0.62mi
3015 Lansdell Dr Jacksonville, FL	3.0	1.0	1150	$1,350	$1.17	23d	1	0.63mi
9148 13th Ave Jacksonville, FL	3.0	1.0	1126	$1,136	$1.01	4d	1	0.69mi
4643 Williamsburg Ave Jacksonville, FL	3.0	2.0	1209	$1,496	$1.24	3d	1	0.70mi
9346 10th Ave Jacksonville, FL	3.0	1.0	985	$1,825	$1.85	23d	1	0.73mi
9141 12th Ave Jacksonville, FL	3.0	2.0	1209	$1,598	$1.32	20d	1	0.76mi
2389 Hilly Rd Jacksonville, FL	3.0	1.0	908	$1,650	$1.82	23d	1	0.77mi
4662 Roanoke Blvd Jacksonville, FL	3.0	2.0	1104	$1,195	$1.08	13d	1	0.84mi
9348 Culpeper Ave Jacksonville, FL	3.0	1.0	882	$1,195	$1.35	23d	1	0.85mi
9553 Campus Ave Jacksonville, FL	1.0	1.0	900	$1,250	$1.39	23d	1	0.96mi
9279 6th Ave Jacksonville, FL	3.0	2.0	1150	$1,245	$1.08	4d	1	0.96mi
9032 8th Ave Jacksonville, FL	3.0	2.0	1300	$1,500	$1.15	23d	1	0.97mi
9050 7th Ave Jacksonville, FL	3.0	1.0	896	$1,485	$1.66	23d	1	1.00mi
4895 Churchill Dr Jacksonville, FL	3.0	2.0	1303	$1,900	$1.46	23d	1	1.01mi
9561 Norfolk Blvd Jacksonville, FL	3.0	1.5	934	$1,350	$1.45	1d	1	1.03mi
4440 Ken Knight Dr N Jacksonville, FL	2.0	1.0	716	$650	$0.91	14d	1	1.05mi
9037 6th Ave Jacksonville, FL	3.0	2.0	1156	$1,400	$1.21	23d	1	1.06mi
9017 6th Ave Jacksonville, FL	2.0	1.0	1038	$1,098	$1.06	23d	1	1.09mi
4935 Portsmouth Ave Jacksonville, FL	3.0	1.0	894	$1,163	$1.30	10d	1	1.09mi
9131 4th Ave Jacksonville, FL	3.0	2.0	1209	$1,496	$1.24	21d	1	1.10mi
4819 Arrowsmith Rd Unit 1 Jacksonville, FL	3.0	2.0	1285	$1,500	$1.17	14d	1	1.17mi
4177 Lorenzo Ct Unit 4 Jacksonville, FL	2.0	1.0	840	$945	$1.12	1d	1	1.18mi
8973 4th Ave Jacksonville, FL	3.0	2.0	1230	$1,438	$1.17	14d	1	1.19mi
1975 Rugby Rd Jacksonville, FL	2.0	1.0	992	$1,100	$1.11	7d	1	1.22mi
9436 Gisborne Dr Jacksonville, FL	3.0	1.5	950	$1,440	$1.52	20d	1	1.24mi
4253 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$975	$1.16	23d	1	1.26mi
4543 Moncrief Rd W Jacksonville, FL	2.0	1.0	950	$1,075	$1.13	7d	1	1.26mi
4211 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$995	$1.18	23d	1	1.28mi
3997 Leonnie Rd Unit 1 Jacksonville, FL	2.0	1.0	840	$950	$1.13	7d	1	1.28mi
8663 5th Ave Jacksonville, FL	2.0	1.0	720	$1,045	$1.45	23d	1	1.31mi
8721 4th Ave Jacksonville, FL	3.0	1.5	1344	$1,399	$1.04	23d	1	1.33mi
8918 1st Ave Jacksonville, FL	3.0	2.0	1435	$1,321	$0.92	16d	1	1.33mi
9206 Greenleaf Rd Jacksonville, FL	3.0	1.5	888	$1,400	$1.58	17d	1	1.33mi
9124 Adams Ave Jacksonville, FL	3.0	3.0	1207	$1,800	$1.49	23d	1	1.35mi
4236 Homer Rd N Jacksonville, FL	3.0	1.0	888	$1,250	$1.41	11d	1	1.41mi
9131 Jefferson Ave Jacksonville, FL	3.0	1.0	910	$1,350	$1.48	4d	1	1.41mi

Listing history 17 events

1. 2026-06-02
   statusdays on market $64,900 Pending 52 DOM
2. 2026-05-31
   days on market $64,900 Active 51 DOM
3. 2026-05-21
   price $64,900
4. 2026-05-07
   price $67,500
5. 2026-05-04
   price $69,900
6. 2026-04-27
   price $74,900
7. 2026-04-17
   price $77,500
8. 2026-04-10
   listed $79,900 Active
9. 2025-08-08
   historical 488-char remark

   Show marketing remark (488 chars)

   INVESTOR ALERT!!! Cute 2 bed 1 bath 1,016 sq ft HANDYMAN SPECIAL on a 1/4 acre lot. This one should offer a TREMENDOUS OPPORTUNITY to an astute investor willing to invest a bit of elbow grease in order to create back end equity! As an addition to a rental portfolio, or perhaps as a BUY FIX FLIP as a TURN KEY RENTAL PROPERTY, this one has several POTENTIAL EXIT STRATEGIES!!! Corporate Seller requesting CASH or HARD MONEY ONLY. Property being sold As-Is, with Seller to make NO REPAIRS.

10. 2025-08-05
    price $79,900 488-char remark

    Show marketing remark (488 chars)

    INVESTOR ALERT!!! Cute 2 bed 1 bath 1,016 sq ft HANDYMAN SPECIAL on a 1/4 acre lot. This one should offer a TREMENDOUS OPPORTUNITY to an astute investor willing to invest a bit of elbow grease in order to create back end equity! As an addition to a rental portfolio, or perhaps as a BUY FIX FLIP as a TURN KEY RENTAL PROPERTY, this one has several POTENTIAL EXIT STRATEGIES!!! Corporate Seller requesting CASH or HARD MONEY ONLY. Property being sold As-Is, with Seller to make NO REPAIRS.

11. 2025-07-28
    price $82,500 488-char remark

    Show marketing remark (488 chars)

    INVESTOR ALERT!!! Cute 2 bed 1 bath 1,016 sq ft HANDYMAN SPECIAL on a 1/4 acre lot. This one should offer a TREMENDOUS OPPORTUNITY to an astute investor willing to invest a bit of elbow grease in order to create back end equity! As an addition to a rental portfolio, or perhaps as a BUY FIX FLIP as a TURN KEY RENTAL PROPERTY, this one has several POTENTIAL EXIT STRATEGIES!!! Corporate Seller requesting CASH or HARD MONEY ONLY. Property being sold As-Is, with Seller to make NO REPAIRS.

12. 2025-07-24
    price $84,900 488-char remark

    Show marketing remark (488 chars)

    INVESTOR ALERT!!! Cute 2 bed 1 bath 1,016 sq ft HANDYMAN SPECIAL on a 1/4 acre lot. This one should offer a TREMENDOUS OPPORTUNITY to an astute investor willing to invest a bit of elbow grease in order to create back end equity! As an addition to a rental portfolio, or perhaps as a BUY FIX FLIP as a TURN KEY RENTAL PROPERTY, this one has several POTENTIAL EXIT STRATEGIES!!! Corporate Seller requesting CASH or HARD MONEY ONLY. Property being sold As-Is, with Seller to make NO REPAIRS.

13. 2025-07-17
    price $89,900 488-char remark

    Show marketing remark (488 chars)

    INVESTOR ALERT!!! Cute 2 bed 1 bath 1,016 sq ft HANDYMAN SPECIAL on a 1/4 acre lot. This one should offer a TREMENDOUS OPPORTUNITY to an astute investor willing to invest a bit of elbow grease in order to create back end equity! As an addition to a rental portfolio, or perhaps as a BUY FIX FLIP as a TURN KEY RENTAL PROPERTY, this one has several POTENTIAL EXIT STRATEGIES!!! Corporate Seller requesting CASH or HARD MONEY ONLY. Property being sold As-Is, with Seller to make NO REPAIRS.

14. 2025-07-09
    listed $94,900 Active 488-char remark

    Show marketing remark (488 chars)

    INVESTOR ALERT!!! Cute 2 bed 1 bath 1,016 sq ft HANDYMAN SPECIAL on a 1/4 acre lot. This one should offer a TREMENDOUS OPPORTUNITY to an astute investor willing to invest a bit of elbow grease in order to create back end equity! As an addition to a rental portfolio, or perhaps as a BUY FIX FLIP as a TURN KEY RENTAL PROPERTY, this one has several POTENTIAL EXIT STRATEGIES!!! Corporate Seller requesting CASH or HARD MONEY ONLY. Property being sold As-Is, with Seller to make NO REPAIRS.

15. 2005-03-13
    historical 162-char remark

    Show marketing remark (162 chars)

    House is being sold ( AS IS ) great for investers. MUST have confirmed appointment for showing. Listing office does not have a key nor is house on a lockbox.

16. 2004-09-13
    listed $45,000 162-char remark

    Show marketing remark (162 chars)

    House is being sold ( AS IS ) great for investers. MUST have confirmed appointment for showing. Listing office does not have a key nor is house on a lockbox.

17. 1982-12-29
    soldstatus $19,500

ⓘ 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: $637 · $53/mo
• Projected year-2 tax: $637 · $53/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 3/10 Moderate
• 🌡 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: $16,393
• − Mortgage interest: −$3,635
• − Property taxes: −$637
• − Insurance: −$324
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$1,888
• Taxable income: $7,286
• Est. tax owed @ 24.0%: −$1,749
• After-tax cash flow: $6,157/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

+232.8% since first listed

15 events — show timeline

• 2026-05-21 Price Changed $64,900 realMLS
• 2026-05-07 Price Changed $67,500 realMLS
• 2026-05-04 Price Changed $69,900 realMLS
• 2026-04-27 Price Changed $74,900 realMLS
• 2026-04-17 Price Changed $77,500 realMLS
• 2026-04-10 Listed $79,900 realMLS
• 2025-08-08 Listing Removed — realMLS
• 2025-08-05 Price Changed $79,900 realMLS
• 2025-07-28 Price Changed $82,500 realMLS
• 2025-07-24 Price Changed $84,900 realMLS
• 2025-07-17 Price Changed $89,900 realMLS
• 2025-07-09 Listed $94,900 realMLS
• 2005-03-13 Listing Removed — realMLS
• 2004-09-13 Listed $45,000 realMLS
• 1982-12-29 Sold (Public Records) $19,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $637 · +42.6% YoY. Source: county tax records.