2626 Sandra Ln · Jacksonville, FL 32208

$134,900

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 2 Days on market

Built 1962 6,098 sqft lot Est $165k · 18% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.4/10.0
• 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

[Seller is offering up to $5k towards Buyer Closing Costs w/ an accepted offer PLUS a 1-0 interest rate buy down! Enjoy a lower interest rate your first year, making monthly payments more affordable. This incentive is lender -funded and available when using the seller's preferred lender - see flyer for more info!] Enjoy the benefits of new construction and the pride of homeownership where everything is fresh, functional, and fully yours. Now introducing the Aven Floor Plan! Beautiful NEW Construction with quality Craftsmanship, at an Affordable Price! This is your path to home ownership, with 3 Bedroom, 2 Bathroom home offers you desirable features and Open Floor Plan. The Kitchen includes Brand New Stainless Steel Refrigerator and Range Oven (to be installed prior to closing), Granite Countertops, Full Overlay Cabinets, Breakfast Bar and Recess Lighting. The Owners Suite includes Double Sink Vanity and Walk-in Closets... Featuring Durable Wood-Look Vinyl Flooring throughout, with Hardi Board cementious siding on the exterior. 2 car garage & Builder warranty!

Key facts

• Fenced in backyard
• Tile flooring
• Cul-de-sac

Tags

• CUL-DE-SAC
• FENCED IN BACKYARD
• CONCRETE BLOCK CONSTRUCTION
• OPEN KITCHEN DINING COMBO
• TILE FLOORING

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached carport with 2 spaces
• Security: Window bars
• Utilities: Public sewer; Water connected; Electricity available; Cable available; Sewer available
• Home design: Single-family residence; One story; South-facing
• Construction: Brick and block construction
• Exterior features: Chain link fencing around back yard; City street frontage; Paved road access

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Eat-in kitchen; Window bars
• Laundry & utility: Laundry located in carport; Electric water heater; ENERGY STAR qualified water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 9.1% 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 24d 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 41% 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 $933 of loan paydown is wiped out by about $4k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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

• 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 $134,900

Questions for the listing agent

1. Built in 1962 — 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: 1.04% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $165,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2626 Sandra Ln	0.00mi	3/2.0	1,209 (+1%)	4mo	$232,900	$193	95
7942 Helston Dr	0.06mi	3/2.0	1,170 (-2%)	2mo	$202,000	$173	92
2044 Holcroft Dr	0.15mi	3/2.0	1,209 (+1%)	5mo	$239,000	$198	87
2430 Aubrey Ave	0.17mi	3/2.0	1,222 (+2%)	5mo	$229,900	$188	84
6805 Restlawn Dr	0.16mi	3/2.0	1,134 (-5%)	2mo	$139,999	$123	82
6773 Restlawn Dr	0.16mi	3/1.0	1,153 (-4%)	4mo	$110,000	$95	80
2649 Sandra Ln	0.04mi	3/1.5	1,368 (+14%)	0mo	$145,000	$106	72
2231 Palmdale St	0.30mi	3/1.5	1,104 (-8%)	1mo	$75,000	$68	70
2230 Forest Hills Rd	0.32mi	4/2.0 (+1)	1,255 (+5%)	8mo	$143,000	$114	65
2115 Burgoyne Dr	0.35mi	3/2.0	1,092 (-9%)	8mo	$90,000	$82	62
7910 Lake Park Dr	0.43mi	3/2.0	1,296 (+8%)	7mo	$199,900	$154	60
1436 Forest Hills Rd	0.75mi	3/1.0	1,322 (+10%)	0mo	$182,000	$138	43

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-6,255
• Equity at exit: $20,114

10-year hold

• IRR: 1.7%
• Equity multiple: 1.10×
• Total profit: $3,895
• Equity at exit: $11,664

Cash invested: $37,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$707
• Tax from tax record: −$33 /mo · $390/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $310

Break-even live

Break-even rent $1,008

Max offer price $134,900

Occupancy floor 73%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2534 Aubrey Ave Jacksonville, FL	4.0	2.0	759	$1,250	$1.65	23d	1	0.17mi
2818 Palmdale St Jacksonville, FL	4.0	2.5	1484	$1,900	$1.28	23d	1	0.29mi
1975 Rugby Rd Jacksonville, FL	2.0	1.0	992	$1,100	$1.11	7d	1	0.30mi
2312 Palmdale St Jacksonville, FL	3.0	2.0	972	$1,231	$1.27	23d	1	0.33mi
8663 5th Ave Jacksonville, FL	2.0	1.0	720	$1,045	$1.45	23d	1	0.74mi
6114 Strawflower Pl Jacksonville, FL	3.0	1.0	1030	$1,200	$1.17	23d	1	0.75mi
9148 13th Ave Jacksonville, FL	3.0	1.0	1126	$1,136	$1.01	3d	1	0.78mi
8617 3rd Ave Jacksonville, FL	3.0	1.0	1048	$1,200	$1.15	10d	1	0.80mi
9141 12th Ave Jacksonville, FL	3.0	2.0	1209	$1,598	$1.32	20d	1	0.81mi
9032 8th Ave Jacksonville, FL	3.0	2.0	1300	$1,500	$1.15	23d	1	0.81mi
8721 4th Ave Jacksonville, FL	3.0	1.5	1344	$1,399	$1.04	23d	1	0.81mi
8642 2nd Ave Jacksonville, FL	3.0	2.0	1074	$1,245	$1.16	1d	1	0.83mi
9050 7th Ave Jacksonville, FL	3.0	1.0	896	$1,485	$1.66	23d	1	0.86mi
3250 Soutel Dr Jacksonville, FL	3.0	2.0	1352	$1,525	$1.13	23d	1	0.88mi
9017 6th Ave Jacksonville, FL	2.0	1.0	1038	$1,098	$1.06	23d	1	0.89mi
3344 Soutel Dr Jacksonville, FL	3.0	1.0	1142	$1,325	$1.16	23d	1	0.92mi
9037 6th Ave Jacksonville, FL	3.0	2.0	1156	$1,400	$1.21	23d	1	0.92mi
8973 4th Ave Jacksonville, FL	3.0	2.0	1230	$1,438	$1.17	14d	1	0.95mi
8918 1st Ave Jacksonville, FL	3.0	2.0	1435	$1,321	$0.92	16d	1	1.02mi
8516 Bermuda Rd Jacksonville, FL	3.0	2.0	1492	$1,625	$1.09	20d	1	1.02mi
3015 Lansdell Dr Jacksonville, FL	3.0	1.0	1150	$1,350	$1.17	23d	1	1.03mi
9346 10th Ave Jacksonville, FL	3.0	1.0	985	$1,825	$1.85	23d	1	1.04mi
5903 Droad St Jacksonville, FL	3.0	1.0	1161	$1,400	$1.21	2d	1	1.04mi
2092 Benedict Rd Jacksonville, FL	3.0	1.0	816	$1,095	$1.34	23d	1	1.04mi
4177 Lorenzo Ct Unit 4 Jacksonville, FL	2.0	1.0	840	$945	$1.12	1d	1	1.05mi
2151 Wilberforce Rd Jacksonville, FL	3.0	2.0	1166	$1,249	$1.07	23d	1	1.05mi
3997 Leonnie Rd Unit 1 Jacksonville, FL	2.0	1.0	840	$950	$1.13	7d	1	1.05mi
9131 4th Ave Jacksonville, FL	3.0	2.0	1209	$1,496	$1.24	21d	1	1.06mi
4211 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$995	$1.18	23d	1	1.07mi
7927 Reid Ave Jacksonville, FL	3.0	1.0	1055	$1,500	$1.42	23d	1	1.07mi
1567 Rutledge Ave Jacksonville, FL	3.0	2.0	1050	$1,113	$1.06	23d	1	1.08mi
9279 6th Ave Jacksonville, FL	3.0	2.0	1150	$1,245	$1.08	4d	1	1.09mi
3848 Soutel Dr Jacksonville, FL	3.0	2.0	1230	$1,541	$1.25	7d	1	1.09mi
4440 Ken Knight Dr N Jacksonville, FL	2.0	1.0	716	$650	$0.91	14d	1	1.13mi
4253 Moncrief Rd W Unit 2 Jacksonville, FL	2.0	1.0	840	$975	$1.16	23d	1	1.13mi
8910 Adams Ave Jacksonville, FL	4.0	2.0	1250	$1,225	$0.98	2d	1	1.14mi
1750 Rutledge Ave Jacksonville, FL	3.0	2.0	1250	$1,358	$1.09	14d	1	1.16mi
5821 Begonia Rd Jacksonville, FL	3.0	2.0	1230	$1,155	$0.94	4d	1	1.18mi
4236 Homer Rd N Jacksonville, FL	3.0	1.0	888	$1,250	$1.41	11d	1	1.19mi
5838 Abelia Rd Jacksonville, FL	3.0	1.0	1135	$1,150	$1.01	23d	1	1.19mi

Listing history 2 events

1. 2026-06-07
   remarks 635-char remark
2. 2026-06-07
   listed $134,900 Active 2 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: $390 · $33/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$729/yr (+$61/mo · 186.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $16,809
• − Mortgage interest: −$7,556
• − Property taxes: −$390
• − Insurance: −$674
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$3,924
• Taxable income: $1,574
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $3,348/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

+953.9% since first listed

25 events — show timeline

• 2026-06-05 Listed $134,900 realMLS
• 2026-02-25 Sold (Public Records) $232,900 Public Records
• 2026-02-20 Sold (MLS) $232,900 realMLS
• 2026-02-11 Rental Removed $1,508 TENANTTURNER2
• 2026-02-02 Pending — realMLS
• 2026-01-30 Listing Removed — realMLS
• 2026-01-30 Contingent — realMLS
• 2026-01-27 Price Changed $232,900 realMLS
• 2026-01-17 Listed for Rent $1,508 TENANTTURNER2
• 2025-12-02 Price Changed $234,700 realMLS
• 2025-11-04 Price Changed $235,000 realMLS
• 2025-10-01 Price Changed $238,900 realMLS
• 2025-09-16 Price Changed $242,000 realMLS
• 2025-09-10 Price Changed $247,700 realMLS
• 2025-08-28 Price Changed $250,000 realMLS
• 2025-08-12 Price Changed $252,500 realMLS
• 2025-07-30 Listed $255,000 realMLS
• 2022-10-10 Sold (Public Records) $12,000 Public Records
• 2019-01-05 Pending — realMLS
• 2019-01-04 Listing Removed — realMLS
• 2019-01-02 Price Changed $7,000 realMLS
• 2018-12-12 Price Changed $9,000 realMLS
• 2018-11-06 Price Changed $12,000 realMLS
• 2018-10-28 Listed $15,000 realMLS
• 1975-01-14 Sold (Public Records) $12,800 Public Records

Property tax history

+12.1%/yr

Latest (2025): $390 · +5.3% YoY. Source: county tax records.