3004 W 16th St · Jacksonville, FL 32254

$150,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 21 Days on market

Built 1944 6,534 sqft lot Est $191k · 21% 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 +16.9/30.0
• ARV discount +15.0/15.0
• Appreciation +6.7/10.0
• DSCR +5.2/10.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3 bedroom 2 full bath home has over 1400 square feet of living space! Come and check out the Hardwood Floors, Formal Dining Room, and Inside Laundry Connections. Master Bedroom features 2 Closets and a Connecting Bathroom with a Stand Up Shower. The Kitchen has lots of Cabinet Space and a PANTRY! The Fenced In Yard is a Plus, and you will also have a Large Storage Shed to Use!

Key facts

• Pantry
• Connecting bathroom
• Cabinet space

Tags

• FENCED IN YARD
• LARGE STORAGE SHED
• CABINET SPACE
• CONNECTING BATHROOM
• STAND UP SHOWER
• PANTRY

Property features AI

Exterior

• Parking: Additional off-street parking
• Utilities: Public sewer; Water available; Electricity available; Cable available
• Home design: Single-family residence; One level
• Exterior features: Lot of approximately 0.15 acres; No private pool

Interior

• Kitchen: Appliances included (unspecified)
• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Includes unspecified built-in appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $142k (5.6% below list).
• Recommended offer: $142k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 rising (+1.7%/yr); 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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.
• Current owner paid $72k; list at $150k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $141,669 (5.6% below list)

Questions for the listing agent

1. Built in 1944 — 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: 0.94% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $190,736
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2922 W 11th St	0.29mi	3/1.0	1,530 (+5%)	2mo	$150,000	$98	76
2935 W 10th St	0.32mi	4/2.0 (+1)	1,458 (+0%)	8mo	$196,000	$134	69
1331 Dena St	0.70mi	2/2.0 (-1)	1,440 (-1%)	1mo	$50,125	$35	56
2560 Robert St	0.75mi	3/1.5	1,518 (+4%)	2mo	$61,000	$40	54
2848 W 11th St	0.34mi	3/2.0	1,300 (-11%)	13mo	$224,700	$173	52
3075 W 19th St	0.18mi	4/2.0 (+1)	1,640 (+13%)	13mo	$285,000	$174	51
1937 Allandale Cir S	0.37mi	3/2.0	1,282 (-12%)	16mo	$160,000	$125	46
1932 Detroit St	0.33mi	3/2.0	1,313 (-10%)	23mo	$244,900	$187	45
2693 W 23rd St	0.64mi	3/1.5	1,340 (-8%)	15mo	$85,000	$63	42
2917 W 8th St	0.45mi	4/1.5 (+1)	1,268 (-13%)	23mo	$165,500	$131	31

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: 10.6%
• Equity multiple: 1.61×
• Total profit: $25,814
• Equity at exit: $70,960

10-year hold

• IRR: 12.0%
• Equity multiple: 2.83×
• Total profit: $76,747
• Equity at exit: $112,172

Cash invested: $42,000 (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 32254

• Home prices YoY: 1.2%
• Rents YoY: 1.7%
• Active inventory: 172
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$787
• Tax from tax record: −$172 /mo · $2,061/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $98

Break-even live

Break-even rent $1,292

Max offer price $150,000

Occupancy floor 88%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3004 W 16th St Unit 1 Jacksonville, FL	3.0	2.0	1456	$1,526	$1.05	23d	1	0.02mi
3078 W 15th St Jacksonville, FL	3.0	1.0	1128	$1,200	$1.06	23d	1	0.11mi
2939 W 11th St Jacksonville, FL	3.0	1.0	1086	$1,295	$1.19	23d	1	0.26mi
2854 Wickwire St Jacksonville, FL	2.0	1.0	948	$1,300	$1.37	3d	1	0.29mi
1612 Alfen St Jacksonville, FL	3.0	1.5	945	$1,113	$1.18	7d	1	0.55mi
2939 W 6th St Jacksonville, FL	3.0	2.0	1269	$1,225	$0.97	1d	1	0.56mi
2902 W 5th St Jacksonville, FL	3.0	2.0	1379	$1,050	$0.76	7d	1	0.66mi
2965 Sunset St Jacksonville, FL	3.0	2.0	1056	$1,375	$1.30	3d	1	0.67mi
2965 Sunset St Jacksonville, FL	3.0	1.5	1056	$1,375	$1.30	7d	1	0.67mi
2693 W 25th St Jacksonville, FL	3.0	1.5	1300	$1,450	$1.12	23d	1	0.72mi
2661 W 25th St Jacksonville, FL	4.0	2.0	1031	$1,350	$1.31	23d	1	0.77mi
1227 Dena St Jacksonville, FL	3.0	1.0	1033	$1,325	$1.28	23d	1	0.78mi
1305 Melson Ave Jacksonville, FL	3.0	2.0	1224	$1,399	$1.14	20d	1	0.80mi
3055 2nd Street Cir Jacksonville, FL	3.0	1.5	1050	$1,340	$1.28	17d	1	0.82mi
3034 Detroit Cir E Jacksonville, FL	3.0	2.0	1300	$1,399	$1.08	23d	1	0.95mi
5141 Shenandoah Ave Jacksonville, FL	1.0–3.0	1.0–2.0	950	$1,200	$1.26	1d	4	0.99mi
5239 Potomac Ave Jacksonville, FL	3.0	2.0	1392	$1,432	$1.03	7d	1	0.99mi
1037 Detroit St Jacksonville, FL	3.0	2.0	912	$1,250	$1.37	1d	1	1.06mi
2344 W 18th St Jacksonville, FL	3.0	1.5	1129	$1,425	$1.26	14d	1	1.07mi
2345 W 15th St Jacksonville, FL	3.0	2.0	1112	$1,400	$1.26	23d	1	1.08mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	7d	1	1.11mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	23d	1	1.11mi
5247 Cleveland Rd Jacksonville, FL	4.0	2.0	1850	$1,775	$0.96	14d	1	1.19mi
3516 Penton St Jacksonville, FL	3.0	1.0	1000	$1,350	$1.35	23d	1	1.19mi
2319 Almeda St Jacksonville, FL	3.0	1.0	1200	$1,078	$0.90	1d	1	1.24mi
912 Huron St Jacksonville, FL	2.0	1.0	900	$1,100	$1.22	14d	1	1.27mi
5227 Bunche Dr Jacksonville, FL	3.0	2.0	1174	$1,450	$1.24	23d	1	1.29mi
3368 Columbus Ave Jacksonville, FL	2.0	1.0	955	$1,300	$1.36	4d	1	1.30mi
1213 Moat St Jacksonville, FL	2.0	2.5	1022	$1,283	$1.26	17d	1	1.31mi
2415 N Canal St Jacksonville, FL	4.0	2.0	1572	$1,475	$0.94	19d	1	1.32mi
2169 W 14th St Jacksonville, FL	3.0	1.0	972	$1,200	$1.23	2d	1	1.35mi
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	23d	1	1.35mi
5428 Bunche Dr Jacksonville, FL	3.0	1.0	900	$1,600	$1.78	23d	1	1.37mi
841 Ontario St Jacksonville, FL	2.0	1.0	1000	$1,285	$1.28	23d	1	1.37mi
3362 Lowell Ave Jacksonville, FL	3.0	2.0	1682	$1,400	$0.83	7d	1	1.38mi
2138 W 17th St Jacksonville, FL	3.0	1.0	1158	$1,425	$1.23	4d	1	1.40mi
3303 Broadway Ave Jacksonville, FL	3.0	2.0	1072	$1,550	$1.45	3d	1	1.42mi
5217 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,250	$1.39	7d	1	1.43mi
3450 Lowell Ave Jacksonville, FL	3.0	2.0	1209	$1,578	$1.31	23d	1	1.44mi
5326 Mays Dr Jacksonville, FL	3.0	1.0	900	$1,200	$1.33	23d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   days on market $150,000 Active 21 DOM
2. 2026-06-17
   days on market $150,000 Active 20 DOM
3. 2026-06-16
   days on market $150,000 Active 19 DOM
4. 2026-06-15
   days on market $150,000 Active 18 DOM
5. 2026-06-13
   days on market $150,000 Active 16 DOM
6. 2026-06-13
   days on market $150,000 Active 15 DOM
7. 2026-06-10
   days on market $150,000 Active 12 DOM
8. 2026-06-08
   days on market $150,000 Active 11 DOM
9. 2026-06-07
   days on market $150,000 Active 10 DOM
10. 2026-06-05
    days on market $150,000 Active 7 DOM
11. 2026-06-03
    days on market $150,000 Active 6 DOM
12. 2026-06-02
    days on market $150,000 Active 5 DOM
13. 2026-06-01
    days on market $150,000 Active 4 DOM
14. 2026-05-31
    days on market $150,000 Active 3 DOM
15. 2026-05-28
    listed $150,000 Active
16. 2026-05-01
    historical $1,525
17. 2026-05-01
    listed $1,525
18. 2022-03-02
    soldstatus $72,000
19. 2018-07-02
    soldstatus $55,000
20. 2018-06-27
    soldstatus $55,000 Sold 384-char remark

    Show marketing remark (384 chars)

    This 3 bedroom 2 full bath home has over 1400 square feet of living space! Come and check out the Hardwood Floors, Formal Dining Room, and Inside Laundry Connections. Master Bedroom features 2 Closets and a Connecting Bathroom with a Stand Up Shower. The Kitchen has lots of Cabinet Space and a PANTRY! The Fenced In Yard is a Plus, and you will also have a Large Storage Shed to Use!

21. 2018-05-10
    status Pending 384-char remark

    Show marketing remark (384 chars)

    This 3 bedroom 2 full bath home has over 1400 square feet of living space! Come and check out the Hardwood Floors, Formal Dining Room, and Inside Laundry Connections. Master Bedroom features 2 Closets and a Connecting Bathroom with a Stand Up Shower. The Kitchen has lots of Cabinet Space and a PANTRY! The Fenced In Yard is a Plus, and you will also have a Large Storage Shed to Use!

22. 2018-02-07
    listed $60,000 Active 384-char remark

    Show marketing remark (384 chars)

    This 3 bedroom 2 full bath home has over 1400 square feet of living space! Come and check out the Hardwood Floors, Formal Dining Room, and Inside Laundry Connections. Master Bedroom features 2 Closets and a Connecting Bathroom with a Stand Up Shower. The Kitchen has lots of Cabinet Space and a PANTRY! The Fenced In Yard is a Plus, and you will also have a Large Storage Shed to Use!

23. 2012-08-23
    soldstatus $19,900 445-char remark

    Show marketing remark (445 chars)

    Incredible Investment Opportunity!Unique home features 3 bedrooms, 2 baths,wood flooring thru out main areas add beauty to the space, log walls create cozy country feel with city convenience!Spacious living room,dining room,kitchen with breakfast bar is ideal.Large fenced yard & detached Shed are a plus!This is a Fannie Mae HomePath Property.Imagine the Possibilities as you explore this home. Invest in your future, Today-Now is the Time.

24. 2012-06-28
    listed $18,500 445-char remark

    Show marketing remark (445 chars)

    Incredible Investment Opportunity!Unique home features 3 bedrooms, 2 baths,wood flooring thru out main areas add beauty to the space, log walls create cozy country feel with city convenience!Spacious living room,dining room,kitchen with breakfast bar is ideal.Large fenced yard & detached Shed are a plus!This is a Fannie Mae HomePath Property.Imagine the Possibilities as you explore this home. Invest in your future, Today-Now is the Time.

25. 2000-10-17
    soldstatus $55,000
26. 1994-04-05
    soldstatus $49,900
27. 1993-06-18
    soldstatus $24,000

ⓘ 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: $2,061 · $172/mo
• Projected year-2 tax: $2,061 · $172/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 2/10 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: $17,000
• − Mortgage interest: −$8,402
• − Property taxes: −$2,061
• − Insurance: −$750
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$4,364
• Taxable loss: −$1,297
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $1,491/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): 13,927
• Household income: $34,953
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 882.0

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 0.56)
• 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%

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

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

+525.0% since first listed

13 events — show timeline

• 2026-05-28 Listed $150,000 realMLS
• 2026-05-01 Rental Removed $1,525 RENTALBEAST
• 2026-05-01 Listed for Rent $1,525 RENTALBEAST
• 2022-03-02 Sold (Public Records) $72,000 Public Records
• 2018-07-02 Sold (Public Records) $55,000 Public Records
• 2018-06-27 Sold (MLS) $55,000 realMLS
• 2018-05-10 Pending — realMLS
• 2018-02-07 Listed $60,000 realMLS
• 2012-08-23 Sold (MLS) $19,900 realMLS
• 2012-06-28 Listed $18,500 realMLS
• 2000-10-17 Sold (Public Records) $55,000 Public Records
• 1994-04-05 Sold (Public Records) $49,900 Public Records
• 1993-06-18 Sold (Public Records) $24,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $2,061 · +17.3% YoY. Source: county tax records.