2825 Lowell Ave · Jacksonville, FL 32254

$89,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 18 Days on market

Built 1946 Fair condition $110/sqft · 25% below area Est $142k · 37% under

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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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Appreciation +6.7/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0

Listing remarks MLS

What great value! Are you looking for a low maintenance rental property or first home? Everything has been updated and ready for the new owner to move right in. New flooring throughout.. Trendy subway tile backsplash and granite countertops in the kitchen. Indoor laundry area and fenced in back yard The electrical and plumbing have been updated. Windows and roof replaced in 2017. The HVAC is just 3 years old.

Key facts

• Indoor laundry area
• Fenced in backyard
• Updated flooring

Tags

• MOVE IN READY
• UPDATED FLOORING
• SUBWAY TILE BACKSPLASH
• GRANITE COUNTERTOPS
• INDOOR LAUNDRY AREA
• FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

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: Grasp Academy (math 18% / reading 14%, grade F, #2,130 of 2,144 statewide, top 99%, 271 students, 52% FRL); Joseph Stilwell Middle School (math 31% / reading 33%, grade F, #448 of 571 statewide, top 79%, 612 students, 68% FRL); William M. Raines High School (math 14% / reading 13%, grade F, #616 of 667 statewide, top 92%, 1,217 students, 78% FRL) — zoned schools average 66% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 46% district-wide (-25 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 223 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.4% local appreciation)).
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 1.7% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1946 — 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: 1.31% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 6.4

CMA / ARV

• ARV (median comp): $142,093
• List price: $89,900
• Delta: -36.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1023 Ontario St	0.24mi	2/1.0	840 (+3%)	3mo	$33,000	$39	81
750 St Clair St	0.24mi	2/1.0	761 (-7%)	4mo	$77,500	$102	74
3040 Columbus Ave	0.29mi	2/1.0	756 (-7%)	4mo	$130,625	$173	71
1073 Melson Ave	0.55mi	3/1.0 (+1)	816 (0%)	4mo	$45,000	$55	66
1317 St Clair St	0.50mi	2/1.0	768 (-6%)	4mo	$81,500	$106	63
751 Dixon St	0.26mi	2/1.0	923 (+13%)	4mo	$114,000	$124	63
3036 Commonwealth Ave	0.30mi	2/1.0	938 (+15%)	0mo	$162,900	$174	61
3222 Warrington St	0.60mi	2/1.0	758 (-7%)	4mo	$69,900	$92	57
3138 N 3rd St Cir	0.63mi	2/1.0	754 (-8%)	2mo	$135,000	$179	57
3248 Dignan St	0.74mi	2/1.0	759 (-7%)	4mo	$80,000	$105	50
1060 Prospect St	0.47mi	3/1.0 (+1)	924 (+13%)	3mo	$145,000	$157	48
3563 Dillon St	0.65mi	3/1.5 (+1)	936 (+15%)	4mo	$45,000	$48	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.41% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.19×
• Total profit: $29,873
• Equity at exit: $42,529

10-year hold

• IRR: 20.7%
• Equity multiple: 4.02×
• Total profit: $75,994
• Equity at exit: $67,228

Cash invested: $25,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 14 under contract
• Months of supply: 4.7 mo (21%/mo absorbed)
• Median asking: $120,000 ($139/sqft)
• Median days on market: 67 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: +25.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32254

• Home prices YoY: 1.2%
• Rents YoY: 1.7%
• Active inventory: 223
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$471
• Tax from tax record: −$129 /mo · $1,551/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $291

Break-even live

Break-even rent $808

Max offer price $89,900

Occupancy floor 70%

Sensitivity live

Price	-10% $342	-5% $317	+0% $291	+5% $266	+10% $240
Rent	-10% $198	-5% $245	+0% $291	+5% $338	+10% $384
Rate	-1.0pp $337	-0.5pp $314	base $291	+0.5pp $268	+1.0pp $244

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Huron St Jacksonville, FL	2.0	1.0	900	$1,100	$1.22	63d	1	0.05mi
811 Mackinaw St Jacksonville, FL	2.0	1.0	888	$999	$1.12	25d	1	0.18mi
841 Ontario St Jacksonville, FL	2.0	1.0	1000	$1,285	$1.28	72d	1	0.20mi
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	72d	1	0.25mi
3019 Imperial St Jacksonville, FL	3.0	1.0	1092	$1,350	$1.24	27d	1	0.25mi
1037 Detroit St Jacksonville, FL	3.0	2.0	912	$1,250	$1.37	50d	1	0.26mi
2851 Sophia St Jacksonville, FL	2.0	1.0	846	$1,000	$1.18	17d	2	0.28mi
1045 Ontario St Unit 3/1 Jacksonville, FL	3.0	1.0	900	$1,600	$1.78	32d	1	0.29mi
1051 Ontario St Jacksonville, FL	3.0	1.0	1124	$1,200	$1.07	27d	1	0.30mi
3038 Broadway Ave Jacksonville, FL	3.0	1.0	912	$1,064	$1.17	17d	1	0.32mi
1085 Saint Clair St Jacksonville, FL	1.0	1.0	600	$795	$1.32	72d	1	0.33mi
2852 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	56d	1	0.35mi
2852 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	32d	1	0.35mi
2852 W 1st St #5 Jacksonville, FL	2.0	1.0	800	$850	$1.06	20d	1	0.35mi
2862 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	53d	1	0.35mi
2862 W 1st St Unit 1 Jacksonville, FL	2.0	1.0	800	$850	$1.06	20d	1	0.35mi
2587 Orchard St Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	27d	1	0.40mi
2913 W 2nd St Jacksonville, FL	2.0	1.0	720	$1,000	$1.39	50d	1	0.44mi
903 Melson Ave Jacksonville, FL	2.0	1.0	953	$1,200	$1.26	41d	1	0.44mi
2938 W 3rd St Jacksonville, FL	3.0	2.0	1100	$1,250	$1.14	32d	1	0.48mi
1227 Dena St Jacksonville, FL	3.0	1.0	1033	$1,325	$1.28	72d	1	0.52mi
3055 2nd Street Cir Jacksonville, FL	3.0	1.5	1050	$1,340	$1.28	66d	1	0.53mi
2939 W 4th St Jacksonville, FL	3.0	1.5	1008	$1,195	$1.19	27d	1	0.55mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	72d	1	0.55mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	56d	1	0.55mi
3101 3rd Street Cir N Jacksonville, FL	2.0	1.0	870	$1,075	$1.24	22d	1	0.57mi
3303 Broadway Ave Jacksonville, FL	3.0	2.0	1072	$1,450	$1.35	27d	1	0.60mi
2965 Sunset St Jacksonville, FL	3.0	2.0	1056	$1,375	$1.30	53d	1	0.60mi
2965 Sunset St Jacksonville, FL	3.0	1.5	1056	$1,375	$1.30	56d	1	0.60mi
3305 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	1012	$1,021	$1.01	72d	1	0.64mi
3359 Columbus Ave Jacksonville, FL	1.0	1.0	525	$1,000	$1.90	61d	1	0.64mi
3359 Columbus Ave Jacksonville, FL	1.0	1.0	550	$1,000	$1.82	72d	1	0.64mi
3357 Columbus Ave Jacksonville, FL	1.0	1.0	550	$1,000	$1.82	66d	1	0.64mi
3368 Columbus Ave Jacksonville, FL	2.0	1.0	955	$1,300	$1.36	27d	1	0.66mi
3124 4th Street Cir Jacksonville, FL	3.0	1.0	1101	$1,500	$1.36	27d	1	0.67mi
3515 Dignan St Jacksonville, FL	3.0	1.0	915	$985	$1.08	41d	1	0.70mi
3350 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	900	$1,095	$1.22	72d	1	0.71mi
3318 Dignan St Jacksonville, FL	3.0	2.0	960	$1,200	$1.25	72d	1	0.73mi
273 Day Ave Jacksonville, FL	3.0	1.0	1100	$1,250	$1.14	29d	1	0.74mi
1612 Alfen St Jacksonville, FL	3.0	1.5	945	$1,113	$1.18	56d	1	0.74mi

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: On-street parking
• Utilities: Electricity connectedWater available
• Home design: Single Family ResidenceOne story
• Exterior features: Private pool: NoResidential use

Interior

• Kitchen: Electric rangeRefrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: One level homeMaster bedroom (Main level)
• Laundry & utility: Electric water heater

Listing history 17 events

1. 2026-07-18
   days on market $89,900 Active 18 DOM
2. 2026-07-16
   days on market $89,900 Active 17 DOM
3. 2026-07-15
   days on market $89,900 Active 16 DOM
4. 2026-07-14
   days on market $89,900 Active 15 DOM
5. 2026-07-13
   days on market $89,900 Active 14 DOM
6. 2026-07-13
   days on market $89,900 Active 13 DOM
7. 2026-07-11
   days on market $89,900 Active 12 DOM
8. 2026-07-10
   days on market $89,900 Active 11 DOM
9. 2026-07-09
   days on market $89,900 Active 10 DOM
10. 2026-07-07
    days on market $89,900 Active 8 DOM
11. 2026-07-06
    days on market $89,900 Active 7 DOM
12. 2026-07-05
    days on market $89,900 Active 6 DOM
13. 2026-07-03
    days on market $89,900 Active 4 DOM
14. 2026-07-02
    days on market $89,900 Active 3 DOM
15. 2026-07-01
    days on market $89,900 Active 2 DOM
16. 2026-06-30
    remarks 445-char remark
17. 2026-06-30
    listed $89,900 Active 1 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: $1,551 · $129/mo
• Projected year-2 tax: $1,551 · $129/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,119
• − Mortgage interest: −$5,036
• − Property taxes: −$1,551
• − Insurance: −$450
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$2,615
• Taxable income: $2,208
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $2,966/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $20,400–$36,720 screening

The home is in fair condition with good updates in the kitchen and bathrooms. It needs moderate repairs to the exterior siding and landscaping to increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Minor Landscaping — Overgrown vegetation

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and resale value ↑
• Both Exterior siding repair — Improves exterior appearance and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 19/100

Zoned Schools

Elementary Annie R. Morgan Elementary School F FL #2,105/2,144 Nat'l #33,738/41,679 Middle Lake Shore Middle School F FL #536/571 Nat'l #10,902/14,009 High William M. Raines High School F FL #616/667 Nat'l #15,655/17,239

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

A Composite livability gradescore 83/100

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 · 1,013,010 people
• City population: 979,034
• Metro: Jacksonville, FL
• Population (ZIP): 13,927
• Household income: $34,953
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 60% White 28% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Slovak 1% Hispanic 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 2%

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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: ▲ 3.41%
• Current HPI: 282.2981
• Rent YoY: ▲ 1.70%
• Metro: Jacksonville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: On-street parking
• Utilities: Electricity connectedWater available
• Home design: Single Family ResidenceOne story
• Exterior features: Private pool: NoResidential use

Interior

• Kitchen: Electric rangeRefrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: One level homeMaster bedroom (Main level)
• Laundry & utility: Electric water heater

Price history

+318.1% since first listed

16 events — show timeline

• 2026-06-26 Listed $89,900 realMLS
• 2021-10-27 Sold (Public Records) $131,000 Public Records
• 2021-10-12 Sold (MLS) $131,000 realMLS
• 2021-09-01 Pending — realMLS
• 2021-08-20 Relisted — realMLS
• 2021-08-16 Pending — realMLS
• 2021-07-30 Listed $132,500 realMLS
• 2019-03-21 Sold (Public Records) $60,400 Public Records
• 2019-03-11 Sold (MLS) $60,400 realMLS
• 2019-02-14 Pending — realMLS
• 2019-02-14 Contingent — realMLS
• 2019-01-24 Price Changed $59,900 realMLS
• 2019-01-17 Listed $64,000 realMLS
• 2015-11-03 Listing Removed — realMLS
• 2015-08-06 Listed $29,900 realMLS
• 1979-12-10 Sold (Public Records) $21,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,551 · +15.8% YoY. Source: county tax records.