766 Van Buren St · Jacksonville, FL 32202

$34,800

2 bd · 1.0 ba · 794 sqft · SingleFamily public records · 21 Days on market

Built 1904 1,306 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
• Appreciation +4.5/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks

The Jacksonville Armada's new MLS Next Pro soccer stadium is under construction 2 blocks away with Phase 2 expanding to nearly 10,000 seats. VyStar Arena, VyStar Ballpark, and Metropolitan Park are 7 blocks away. Daily's Place amphitheater is steps from EverBank Stadium -- less than 10 blocks out -- the epicenter of Jacksonville's $1.4B ''Stadium of the Future'' renovation now underway. Sports, concerts, and events 365 days a year, all within walking distance. Shad Khan's Four Seasons Hotel is rising along the riverfront backed by $360M in Goldman Sachs financing. MOSH's $100M riverfront museum breaks ground in 2026. Billions in public and private capital converging on this zip code. RMD-A

Key facts

• 1,306 sq ft lot
• Garage
• Built 1904

Property features AI

Exterior

• Parking: Attached garage; On-street parking; Other parking
• Utilities: Public sewer; Cable available; Electricity available; Sewer available; Water available
• Home design: Single-family residence; One level; Residential use
• Exterior features: Corner lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: No built-in appliances listed
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 32.7% 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 falling (-3.0%/yr); 35 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); lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 45% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $241 of loan paydown is wiped out by about $332 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 (-0.9% appreciation + 0.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1904 — 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 $34,278 (1.5% below list)

Questions for the listing agent

1. Built in 1904 — 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: 3.71% ✓
• Cap rate: 32.68%
• Cash-on-cash: 94.23%
• DSCR: 5.19
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $74,636
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 Odessa St	0.11mi	2/1.0	800 (+1%)	5mo	$147,017	$184	90
1049 E Union St	0.03mi	2/2.0	810 (+2%)	13mo	$154,000	$190	80
803 Bridier St	0.21mi	2/1.0	741 (-7%)	5mo	$50,000	$67	75
355 Phelps St	0.54mi	2/1.5	782 (-2%)	1mo	$136,000	$174	69
1157 E 3rd St	0.52mi	3/1.0 (+1)	789 (-1%)	3mo	$74,000	$94	67
1562 Marshall St	0.37mi	2/1.0	715 (-10%)	14mo	$65,000	$91	54
1136 Bridier St	0.46mi	2/1.0	840 (+6%)	19mo	$50,000	$60	53
352 Phelps St	0.53mi	3/1.0 (+1)	828 (+4%)	20mo	$130,000	$157	46
1229 Bridier St	0.52mi	3/1.0 (+1)	718 (-10%)	12mo	$56,000	$78	45

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

Projected returns pro-forma

-0.95% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 92.8%
• Equity multiple: 5.35×
• Total profit: $42,426
• Equity at exit: $8,478

10-year hold

• IRR: 94.0%
• Equity multiple: 10.04×
• Total profit: $88,086
• Equity at exit: $8,968

Cash invested: $9,744 (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 32202

• Home prices YoY: -1.7%
• Rents YoY: -3.0%
• Active inventory: 35
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$182
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $765

Break-even live

Break-even rent $324

Max offer price $34,800

Occupancy floor 36%

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: $8,700
• Closing costs: $1,044
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1049 Pippin St Unit B Jacksonville, FL	2.0	1.0	800	$1,200	$1.50	7d	1	0.08mi
743 Pippin St Unit 743 Jacksonville, FL	2.0	1.0	630	$750	$1.19	23d	1	0.14mi
835 E Union St Jacksonville, FL	3.0	1.0	854	$950	$1.11	7d	1	0.22mi
850 Spearing St Jacksonville, FL	2.0	1.0	792	$950	$1.20	1d	1	0.22mi
1109 Phelps St Jacksonville, FL	3.0	1.0	1120	$850	$0.76	7d	1	0.24mi
1131 Phelps St Jacksonville, FL	3.0	1.0	1120	$895	$0.80	23d	1	0.25mi
960 Palmetto St Jacksonville, FL	2.0	2.5	998	$1,188	$1.19	3d	1	0.35mi
700 E Union St Jacksonville, FL	1.0–3.0	1.0–2.0	1070	$2,325	$2.17	4d	63	0.36mi
1055 E 1st St Unit 101 Jacksonville, FL	1.0	1.0	800	$800	$1.00	4d	1	0.39mi
1128 Van Buren St Unit 1 Jacksonville, FL	2.0	1.0	744	$1,000	$1.34	23d	1	0.42mi
960 E Adams St Jacksonville, FL	2.0	1.0–2.5	857	$3,338	$3.89	2d	125	0.50mi
720 E 3rd St Jacksonville, FL	3.0	1.0	1076	$1,075	$1.00	23d	1	0.52mi
1226 Clark St Jacksonville, FL	2.0	1.0	966	$1,175	$1.22	23d	1	0.57mi
1364 Harrison St Jacksonville, FL	2.0	1.0	725	$900	$1.24	23d	2	0.59mi
1362 Florida Ave Jacksonville, FL	3.0	2.0	1000	$1,268	$1.27	2d	1	0.60mi
1353 Palmetto St Jacksonville, FL	3.0	2.0	1000	$1,330	$1.33	23d	1	0.63mi
1361 Bridier St Apt 2 Jacksonville, FL	2.0	1.0	700	$935	$1.34	11d	1	0.63mi
443 E 3rd St Jacksonville, FL	2.0	2.0	1008	$1,750	$1.74	16d	1	0.65mi
1529 Spearing St Jacksonville, FL	3.0	2.0	1077	$1,425	$1.32	4d	1	0.82mi
111 E 1st St #16 Jacksonville, FL	2.0	1.5	972	$1,250	$1.29	23d	1	0.82mi
400 E Bay St #1909 Jacksonville, FL	1.0	1.0	770	$1,900	$2.47	17d	1	0.83mi
35 E 2nd St Jacksonville, FL	1.0	1.0	650	$1,175	$1.81	10d	1	0.89mi
317 E 6th St Jacksonville, FL	1.0	1.0	900	$1,425	$1.58	23d	1	0.95mi
140 E 5th St Jacksonville, FL	1.0	1.0	600	$900	$1.50	23d	1	0.96mi
1148 N Main St Jacksonville, FL	2.0	1.0–2.0	931	$2,195	$2.36	1d	23	0.97mi
1736 Ionia St Jacksonville, FL	2.0	1.0	1036	$1,650	$1.59	17d	1	1.00mi
1851 Florida Ave Jacksonville, FL	1.0	1.0	1000	$650	$0.65	4d	1	1.05mi
115 W 2nd St Unit 2 Jacksonville, FL	1.0	1.5	1100	$2,000	$1.82	23d	1	1.07mi
1655 Prudential Dr Jacksonville, FL	3.0	1.0–3.0	1113	$2,814	$2.53	2d	13	1.15mi
1627 E 9th St Unit 1629 Jacksonville, FL	2.0	1.0	656	$1,050	$1.60	23d	1	1.16mi
1401 Riverplace Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1401	$3,140	$2.24	4d	9	1.18mi
311 W Ashley St Jacksonville, FL	1.0	1.0	336	$1,275	$3.79	23d	4	1.18mi
11 E 7th St Unit 1 Jacksonville, FL	2.0	1.0	900	$1,150	$1.28	23d	1	1.20mi
1976 Lambert St Jacksonville, FL	3.0	1.0	1012	$1,115	$1.10	23d	1	1.25mi
2066 Utah Ave Jacksonville, FL	2.0	1.5	968	$1,600	$1.65	23d	1	1.30mi
421 W Church St Jacksonville, FL	1.0–2.0	1.0–2.0	1103	$1,890	$1.71	2d	12	1.31mi
944 Broadcast Pl Jacksonville, FL	1.0–2.0	1.0–2.0	970	$2,799	$2.89	2d	40	1.32mi
1934 Hubbard St Jacksonville, FL	1.0	1.0	600	$990	$1.65	23d	1	1.35mi
1050 Hendricks Ave Unit 1Unit 101 Jacksonville, FL	1.0	1.0	888	$1,795	$2.02	14d	1	1.37mi
1444 Home St Jacksonville, FL	1.0–2.0	1.0–2.0	864	$1,965	$2.27	1d	9	1.41mi

Listing history 14 events

1. 2026-06-19
   price $34,800 Active 21 DOM
2. 2026-06-18
   days on market $39,999 Active 21 DOM
3. 2026-06-17
   days on market $39,999 Active 20 DOM
4. 2026-06-16
   pricedays on market $39,999 Active 19 DOM
5. 2026-06-15
   days on market $44,999 Active 18 DOM
6. 2026-06-13
   days on market $44,999 Active 16 DOM
7. 2026-06-13
   status $44,999 Active 15 DOM
8. 2026-06-05
   statusdays on market $44,999 Pending 15 DOM
9. 2026-06-03
   pricedays on market $44,999 Active 14 DOM
10. 2026-06-02
    days on market $48,998 Active 13 DOM
11. 2026-06-02
    price $48,998 Active 12 DOM
12. 2026-06-01
    days on market $49,998 Active 12 DOM
13. 2026-05-31
    days on market $49,998 Active 11 DOM
14. 2026-05-20
    listed $49,999 Active

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $704 · $59/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 ≥106°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: $15,505
• − Mortgage interest: −$1,949
• − Property taxes: −$704
• − Insurance: −$174
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$1,012
• Taxable income: $9,185
• Est. tax owed @ 24.0%: −$2,204
• After-tax cash flow: $6,977/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): 6,023
• Household income: $34,825
• Rent vs Own: 91.3% rent · 8.7% own
• Severe rent burden: 461.0

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 0.59)
• Race & ethnicity: Black 49% White 41% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 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: ▼ -0.95%
• Current HPI: 55.4429
• Rent YoY: ▼ -3.04%
• 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

• 2026-05-20 Listed $49,999 realMLS

Property tax history

+13.1%/yr

Latest (2025): $704 · +36.6% YoY. Source: county tax records.