3218 Perry St · Jacksonville, FL 32206

$120,000

4 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 20 Days on market

Built 1916 5,227 sqft lot Est $180k · 33% 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Charming historic bungalow full of classic character! This inviting home features a spacious covered front porch, fenced lot, driveway access, mature shade trees, and timeless craftsman-style details. Interior highlights include tall ceilings, wide trim, dark-stained woodwork, large windows, updated flooring, carpeted bedrooms, and a decorative fireplace in the main living area. The kitchen offers tile flooring, tile backsplash, black appliances, and ample cabinet space. Bathroom includes a tub/shower combo, tile surround, vanity, and tile flooring. Enjoy both front and rear covered porch areas with a generous yard space. Convenient Jacksonville location near downtown, shopping, dining, sch

Key facts

• Covered front porch
• Driveway access
• Tile flooring

Tags

• COVERED FRONT PORCH
• FENCED LOT
• DRIVEWAY ACCESS
• MATURE SHADE TREES
• CRAFTSMAN-STYLE DETAILS
• TILE FLOORING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story
• Construction: Frame construction with wood siding; Shingle roof
• Exterior features: Front porch; Rear porch; Chain-link full fencing; City street frontage; Asphalt road

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Fireplace (1 total)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 flat; 194 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).
• At $1,491/mo this rent would consume 46% of the median local household income ($39k/yr) (locally 1057% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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

• It's been on market 20 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — 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: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $179,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3317 N Laura St	0.27mi	4/2.0	1,364 (+3%)	3mo	$65,000	$48	75
3032 Laura St N	0.25mi	3/1.0 (-1)	1,150 (-13%)	4mo	$70,000	$61	58
212 W 38th St	0.72mi	4/2.0	1,330 (+1%)	7mo	$155,000	$117	56
3918 Springfield Blvd	0.44mi	3/2.0 (-1)	1,222 (-7%)	3mo	$185,000	$151	56
33 E 29th St	0.53mi	4/2.0	1,169 (-11%)	1mo	$216,000	$185	52
1136 W 25th St	0.74mi	3/2.0 (-1)	1,267 (-4%)	0mo	$222,000	$175	50
228 E 25th St	0.54mi	3/1.0 (-1)	1,187 (-10%)	7mo	$125,000	$105	47
916 24th St W	0.48mi	3/2.0 (-1)	1,169 (-11%)	7mo	$158,500	$136	44
4710 Springfield Blvd	0.74mi	3/2.0 (-1)	1,208 (-8%)	4mo	$170,000	$141	39
1058 W 17th St	0.70mi	3/2.0 (-1)	1,182 (-10%)	3mo	$200,000	$169	38
258 Ravine St	0.58mi	3/1.5 (-1)	1,132 (-14%)	6mo	$149,500	$132	37
329 Linwood Ave	0.64mi	3/1.0 (-1)	1,500 (+14%)	7mo	$70,000	$47	37

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,037
• Equity at exit: $17,892

10-year hold

• IRR: 8.3%
• Equity multiple: 1.57×
• Total profit: $19,280
• Equity at exit: $10,375

Cash invested: $33,600 (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: 194
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$629
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $369

Break-even live

Break-even rent $1,024

Max offer price $120,000

Occupancy floor 70%

Sensitivity live

Price	-10% $437	-5% $403	+0% $369	+5% $335	+10% $301
Rent	-10% $251	-5% $310	+0% $369	+5% $428	+10% $487
Rate	-1.0pp $429	-0.5pp $399	base $369	+0.5pp $338	+1.0pp $306

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
347 W 23rd St Jacksonville, FL	3.0	1.5	1176	$1,112	$0.95	8d	1	0.07mi
522 W 21st St Jacksonville, FL	3.0	2.0	1045	$1,350	$1.29	24d	1	0.14mi
204 W 23rd St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	2d	1	0.17mi
3020 N Laura St Jacksonville, FL	3.0	1.0	1162	$1,300	$1.12	24d	1	0.27mi
421 Golfair Blvd Jacksonville, FL	4.0	2.5	1761	$1,381	$0.78	16d	1	0.28mi
34 W 23rd St Jacksonville, FL	3.0	1.5	962	$1,400	$1.46	24d	1	0.30mi
503 W 16th St Jacksonville, FL	4.0	1.5	1216	$1,420	$1.17	24d	1	0.31mi
118 W 28th St Jacksonville, FL	3.0	2.0	1332	$1,250	$0.94	24d	1	0.35mi
26 W 27th St Jacksonville, FL	3.0	2.0	1512	$1,300	$0.86	24d	1	0.39mi
326 Basswood St Jacksonville, FL	3.0	2.0	1317	$1,550	$1.18	24d	1	0.42mi
666 Basswood St Jacksonville, FL	3.0	1.0	1002	$1,400	$1.40	24d	1	0.55mi
28 W 33rd St Jacksonville, FL	4.0	1.0	1395	$898	$0.64	8d	1	0.56mi
1018 W 23rd St Jacksonville, FL	3.0	2.5	1161	$1,600	$1.38	24d	1	0.57mi
1025 W 25th St Unit 1 Jacksonville, FL	5.0	2.0	1500	$2,000	$1.33	24d	1	0.59mi
1029 W 25th St Unit 1 Jacksonville, FL	5.0	2.0	1410	$2,200	$1.56	24d	1	0.60mi
30 W 12th St Jacksonville, FL	4.0	3.0	1792	$2,580	$1.44	2d	1	0.60mi
1031 W 26th St Jacksonville, FL	3.0	2.0	1261	$1,445	$1.15	24d	1	0.62mi
231 W 10th St Jacksonville, FL	3.0	1.0	1200	$1,500	$1.25	24d	1	0.64mi
2313 Janette St Jacksonville, FL	4.0	2.0	1148	$1,349	$1.18	16d	1	0.72mi
643 Linwood Ave Jacksonville, FL	3.0	2.0	1232	$1,325	$1.08	3d	1	0.73mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	24d	1	0.76mi
3747 Peachtree St Jacksonville, FL	3.0	2.0	1082	$1,410	$1.30	4d	1	0.79mi
1149 W 28th St Jacksonville, FL	4.0	2.0	1344	$1,302	$0.97	24d	1	0.79mi
1173 W 27th St Jacksonville, FL	3.0	1.0	1080	$1,145	$1.06	14d	1	0.80mi
2904 Moncrief Rd Jacksonville, FL	3.0	1.0	952	$1,100	$1.16	24d	1	0.81mi
331 W 40th St Jacksonville, FL	4.0	2.0	1536	$1,375	$0.90	4d	1	0.82mi
1201 W 27th St Jacksonville, FL	3.0	2.0	1120	$1,145	$1.02	24d	1	0.84mi
55 E 9th St Jacksonville, FL	3.0	1.5	1246	$1,675	$1.34	15d	1	0.87mi
1220 W 28th St Jacksonville, FL	3.0	1.0	1122	$1,299	$1.16	24d	1	0.87mi
1288 W 28th St Jacksonville, FL	4.0	1.5	1449	$1,267	$0.87	14d	1	0.96mi
5035 N Main St Jacksonville, FL	3.0	1.0–2.0	816	$1,459	$1.79	24d	69	0.98mi
141 W 43rd St Jacksonville, FL	3.0	2.0	1022	$1,231	$1.20	3d	1	1.03mi
146 W 6th St Jacksonville, FL	3.0	1.0	1600	$1,475	$0.92	20d	1	1.04mi
1926 Walnut St Jacksonville, FL	3.0	2.0	1338	$1,418	$1.06	15d	1	1.04mi
1514 Silver St Jacksonville, FL	3.0	2.0	1726	$2,275	$1.32	24d	1	1.08mi
1410 W 20th St Jacksonville, FL	3.0	2.0	1170	$1,485	$1.27	14d	1	1.08mi
1431 W 21st St Jacksonville, FL	3.0	2.0	1199	$1,425	$1.19	15d	1	1.11mi
1010 E 13th St Jacksonville, FL	3.0	2.0	1220	$1,275	$1.05	14d	1	1.12mi
1407 W 31st St Jacksonville, FL	3.0	3.5	1140	$1,550	$1.36	24d	1	1.14mi
3403 Phoenix Ave Jacksonville, FL	3.0	1.0	1002	$995	$0.99	8d	1	1.14mi

Listing history 14 events

1. 2026-06-18
   days on market $120,000 Active 20 DOM
2. 2026-06-17
   days on market $120,000 Active 19 DOM
3. 2026-06-16
   days on market $120,000 Active 18 DOM
4. 2026-06-15
   days on market $120,000 Active 17 DOM
5. 2026-06-13
   days on market $120,000 Active 15 DOM
6. 2026-06-13
   days on market $120,000 Active 14 DOM
7. 2026-06-10
   days on market $120,000 Active 11 DOM
8. 2026-06-08
   days on market $120,000 Active 10 DOM
9. 2026-06-07
   days on market $120,000 Active 9 DOM
10. 2026-06-05
    days on market $120,000 Active 6 DOM
11. 2026-06-03
    days on market $120,000 Active 5 DOM
12. 2026-06-02
    days on market $120,000 Active 4 DOM
13. 2026-06-01
    days on market $120,000 Active 3 DOM
14. 2026-05-31
    days on market $120,000 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: $1,555 · $130/mo
• Projected year-2 tax: $1,555 · $130/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 · 21 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: $17,891
• − Mortgage interest: −$6,722
• − Property taxes: −$1,555
• − Insurance: −$600
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$3,491
• Taxable income: $2,661
• Est. tax owed @ 24.0%: −$639
• After-tax cash flow: $3,789/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

1 event — show timeline

• 2026-05-29 Listed $120,000 realMLS

Property tax history

+5.5%/yr

Latest (2025): $1,555 · +21.3% YoY. Source: county tax records.