237 Lamson St · Jacksonville, FL 32211

$185,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 128 Days on market

Built 1950 Est $228k · 19% under

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED REDUCED TO SELL AS-IS! Rare opportunity in Arlington! This 3-bedroom, 2-bath home sits on three lots (Lots 31-33), offering a level of space and flexibility that's hard to find in this area. Featuring 1,288 square feet of living space plus a bonus room, the home provides a versatile layout ideal for homeowners, investors, or builders alike. Whether you choose to live in the home while renovating, complete a fix-and-flip project, or start fresh with new construction, the possibilities are endless. The property is being sold AS IS. Opportunities like this are rare in Arlington, multiple lots combined with strong long-term potential make this a standout investment in Jacksonville. Sched

Key facts

• Stylish backsplash
• Large backyard
• Tile flooring

Tags

• TILE FLOORING
• LARGE BACKYARD
• STYLISH BACKSPLASH
• AMPLE CABINET SPACE

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached garage
• Utilities: Electricity connected; Water connected
• Home design: Single Family Residence; One level
• Construction: Shingle roof
• Exterior features: Paved road access

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (includes Bedroom 2 and Bedroom 3)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Wall/window unit(s)
• Interior features: Built-in features; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (3.7% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Market conditions: Rents rising (+2.5%/yr); 142 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 37% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $6k 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 128 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $185k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $227,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8484 India Ave	0.29mi	3/2.0	1,249 (-3%)	2mo	$240,000	$192	80
8595 Hare Ave	0.25mi	3/2.0	1,209 (-6%)	5mo	$250,000	$207	74
7940 Eaton Ave	0.63mi	3/1.0	1,327 (+3%)	0mo	$169,000	$127	61
8514 Kona Ave	0.34mi	3/2.0	1,109 (-14%)	1mo	$196,000	$177	60
8134 Galveston Ave	0.50mi	3/1.0	1,403 (+9%)	2mo	$235,000	$167	56
1010 Arlingwood Ave	0.75mi	3/2.0	1,201 (-7%)	1mo	$262,000	$218	53
8139 Oden Ave	0.74mi	3/2.0	1,184 (-8%)	0mo	$237,000	$200	51
436 Acme St	0.62mi	3/2.0	1,465 (+14%)	3mo	$215,000	$147	46
126 Bowlan St S	0.56mi	2/1.0 (-1)	1,148 (-11%)	2mo	$189,900	$165	45
806 Bordeau Ave W	0.64mi	3/2.0	1,476 (+15%)	3mo	$265,000	$180	43
8145 Oden Ave	0.74mi	3/2.0	1,109 (-14%)	5mo	$165,000	$149	38
7952 Hare Ave	0.63mi	2/1.0 (-1)	1,110 (-14%)	4mo	$75,000	$68	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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-12,231
• Equity at exit: $27,584

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $9,521
• Equity at exit: $15,995

Cash invested: $51,800 (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 32211

• Rents YoY: 2.5%
• Active inventory: 142
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$970
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $294

Break-even live

Break-even rent $1,409

Max offer price $185,000

Occupancy floor 78%

Sensitivity live

Price	-10% $399	-5% $346	+0% $294	+5% $241	+10% $189
Rent	-10% $153	-5% $223	+0% $294	+5% $364	+10% $434
Rate	-1.0pp $387	-0.5pp $341	base $294	+0.5pp $246	+1.0pp $197

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9027 Dandy Ave Jacksonville, FL	3.0	2.0	1209	$1,741	$1.44	17d	1	0.16mi
8752 India Ave Jacksonville, FL	4.0	2.5	1665	$1,796	$1.08	8d	1	0.17mi
8623 Dandy Ave Jacksonville, FL	4.0	2.5	1555	$1,846	$1.19	24d	1	0.18mi
8617 Dandy Ave Jacksonville, FL	4.0	2.5	1555	$1,846	$1.19	24d	1	0.18mi
8824 Jasper Ave Jacksonville, FL	4.0	2.5	1665	$1,796	$1.08	8d	1	0.21mi
8816 Jasper Ave Jacksonville, FL	3.0	2.5	1509	$1,708	$1.13	15d	1	0.22mi
8526 Kona Ave Jacksonville, FL	4.0	2.0	1535	$1,525	$0.99	24d	1	0.33mi
8514 Kona Ave Jacksonville, FL	3.0	2.0	1266	$1,800	$1.42	4d	1	0.33mi
8450 Jasper Ave Jacksonville, FL	4.0	2.5	1635	$1,783	$1.09	8d	1	0.34mi
8319 Dandy Ave Jacksonville, FL	2.0	1.0	883	$1,650	$1.87	24d	1	0.37mi
8308 Free Ave Jacksonville, FL	3.0	2.0	1159	$1,571	$1.36	18d	1	0.37mi
8301 Galveston Ave Jacksonville, FL	4.0	2.5	1555	$1,728	$1.11	15d	1	0.40mi
8000 Dandy Ave Jacksonville, FL	3.0	2.0	1330	$1,761	$1.32	8d	1	0.60mi
8400 Oden Ave Jacksonville, FL	4.0	2.5	1665	$2,110	$1.27	21d	1	0.65mi
840 Gate Run Rd Unit 840 Jacksonville, FL	2.0	2.5	1110	$1,575	$1.42	24d	1	0.66mi
8210 Larose Rd Jacksonville, FL	2.0	2.5	1110	$1,695	$1.53	24d	1	0.68mi
855 Centennial St Jacksonville, FL	2.0	2.5	1110	$1,400	$1.26	22d	1	0.69mi
909 Arlingwood Ave Jacksonville, FL	3.0	2.0	1616	$2,100	$1.30	4d	1	0.70mi
1251 Beacon Point Dr Jacksonville, FL	1.0–2.0	1.0–2.0	825	$1,564	$1.90	5d	23	0.77mi
7703 Hare Ave Jacksonville, FL	2.0	1.0	700	$1,099	$1.57	3d	1	0.79mi
451 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.82mi
451 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	8d	1	0.82mi
454 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	5d	1	0.82mi
7632 Hare Ave Jacksonville, FL	3.0	2.0	1169	$1,690	$1.45	24d	1	0.83mi
9059 Kipper Dr Jacksonville, FL	3.0	2.0	1618	$2,100	$1.30	8d	1	0.83mi
471 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	18d	1	0.84mi
471 Matilda Ln Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.84mi
481 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.85mi
481 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	0.85mi
487 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	22d	1	0.86mi
487 Terabithia Way Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.86mi
7600 Free Ave Jacksonville, FL	3.0	2.0	1229	$1,745	$1.42	24d	1	0.87mi
513 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	5d	1	0.91mi
514 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.91mi
514 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	0.91mi
514 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	24d	1	0.92mi
514 Narnia Ct Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.92mi
520 Narnia Ct Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	24d	1	0.93mi
520 Narnia Ct Jacksonville, FL	4.0	2.5	1549	$2,149	$1.39	15d	1	0.93mi
535 Kit St Jacksonville, FL	3.0	2.5	1480	$1,845	$1.25	15d	1	0.93mi

Listing history 20 events

1. 2026-06-21
   days on market $185,000 Active 128 DOM
2. 2026-06-18
   days on market $185,000 Active 125 DOM
3. 2026-06-17
   days on market $185,000 Active 124 DOM
4. 2026-06-16
   days on market $185,000 Active 123 DOM
5. 2026-06-15
   days on market $185,000 Active 122 DOM
6. 2026-06-10
   days on market $185,000 Active 116 DOM
7. 2026-06-08
   days on market $185,000 Active 115 DOM
8. 2026-06-07
   days on market $185,000 Active 114 DOM
9. 2026-06-03
   days on market $185,000 Active 110 DOM
10. 2026-06-02
    days on market $185,000 Active 109 DOM
11. 2026-06-01
    days on market $185,000 Active 108 DOM
12. 2026-05-31
    days on market $185,000 Active 107 DOM
13. 2026-05-13
    price $185,000
14. 2026-04-26
    price $200,000
15. 2026-04-20
    price $215,000
16. 2026-04-10
    price $230,000
17. 2026-02-13
    listed $250,000 Active
18. 1998-09-14
    soldstatus $57,000
19. 1998-02-25
    soldstatus $91,000
20. 1993-10-12
    soldstatus $5,000

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$748/yr (+$62/mo · 94.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $21,368
• − Mortgage interest: −$10,363
• − Property taxes: −$788
• − Insurance: −$925
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$5,382
• Taxable income: $491
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $3,408/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): 36,762
• Household income: $57,021
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 2350.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Black 33% Hispanic / Latino 15% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 3%
• Common ancestry: Hispanic 2% Slovak 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Vietnam, Jamaica
• Languages at home: 79% English-only · Spanish 14% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -187.46%
• Current HPI: 330.4724
• Rent YoY: ▲ 2.50%
• 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

+3600.0% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $185,000 realMLS
• 2026-04-26 Price Changed $200,000 realMLS
• 2026-04-20 Price Changed $215,000 realMLS
• 2026-04-10 Price Changed $230,000 realMLS
• 2026-02-13 Listed $250,000 realMLS
• 1998-09-14 Sold (Public Records) $57,000 Public Records
• 1998-02-25 Sold (Public Records) $91,000 Public Records
• 1993-10-12 Sold (Public Records) $5,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $788 · +32.7% YoY. Source: county tax records.