1003 Dixon St S · Jacksonville, FL 32254

$115,000

2 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 4 Days on market

Built 1951 6,098 sqft lot Est $133k · 14% under

---

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 +22.3/30.0
• ARV discount +13.7/15.0
• DSCR +7.2/10.0
• Appreciation +6.7/10.0
• 1% rule +5.7/10.0
• 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

CURRENT SALE IS CURRENTLY FALLING APART. APPRAISAL IS 72,000.SELLER HAS RENOVATED ENTIRE HOME, CH&A APPROX. 5 YEARS OLD, NEW PAINT & CARPET. WINDOWS HAVE BEEN REPLACED AND BATHTUB HAS BEEN REFINISHED. CUTE AS A BUTTON!!GREAT CLOSET SPACE PLUS ALL BRICK FOR EASY MAINTENANCE. SELLER WILL INSTALL NEW RANGE AND REFRIGERATOR BEFORE CLOSING.

Key facts

• 6,098 sq ft lot
• Parking
• Built 1951

Property features AI

Exterior

• Parking: Detached carport (1 space)
• Utilities: Public sewer; Electricity available; Sewer available; Water available
• Home design: Single family residence; Property used for residential purposes
• Construction: Brick construction; Shingle roof
• Exterior features: Chain link fencing enclosing the yard; City street frontage with asphalt road surface

Interior

• Kitchen: Electric oven and electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Appliances include electric oven, electric range, refrigerator, and washer
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.3% 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).
• This rent runs 42% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($795 loan paydown + $4k 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y ago; this cycle's ask is 28% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $74k; list at $115k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $115,000

Questions for the listing agent

1. Built in 1951 — 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: 1.07% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $133,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
954 Allison St	0.10mi	3/1.5 (+1)	1,084 (-2%)	1mo	$130,000	$120	84
941 Huron St	0.21mi	3/1.0 (+1)	1,208 (+9%)	2mo	$125,000	$103	69
1227 Dena St	0.36mi	3/1.0 (+1)	1,033 (-7%)	5mo	$55,000	$53	62
2667 Amy St	0.49mi	3/1.0 (+1)	1,038 (-7%)	0mo	$117,000	$113	61
3130 Mell Ct	0.47mi	3/2.0 (+1)	1,056 (-5%)	1mo	$180,000	$170	60
2952 W 8th St	0.67mi	3/1.5 (+1)	1,119 (+1%)	3mo	$95,000	$85	58
1050 Hood Ave	0.53mi	3/1.0 (+1)	1,051 (-6%)	4mo	$73,000	$69	58
1056 Hood Ave	0.53mi	3/1.0 (+1)	1,024 (-8%)	2mo	$154,500	$151	55
3242 Deason Ave	0.53mi	3/2.0 (+1)	1,197 (+8%)	2mo	$223,500	$187	52
2908 Broadway Ave	0.28mi	3/2.5 (+1)	1,268 (+14%)	1mo	$185,000	$146	52
3125 3rd St Cir S	0.41mi	3/2.0 (+1)	1,224 (+10%)	4mo	$148,500	$121	52
1630 Detroit St	0.61mi	3/2.0 (+1)	976 (-12%)	4mo	$106,000	$109	39

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: 14.4%
• Equity multiple: 1.84×
• Total profit: $26,922
• Equity at exit: $54,403

10-year hold

• IRR: 15.3%
• Equity multiple: 3.29×
• Total profit: $73,719
• Equity at exit: $85,998

Cash invested: $32,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$603
• Tax from tax record: −$135 /mo · $1,620/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $190

Break-even live

Break-even rent $995

Max offer price $115,000

Occupancy floor 80%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1037 Detroit St Jacksonville, FL	3.0	2.0	912	$1,250	$1.37	1d	1	0.08mi
2851 Sophia St Jacksonville, FL	2.0	1.0	846	$1,000	$1.18	23d	3	0.16mi
912 Huron St Jacksonville, FL	2.0	1.0	900	$1,100	$1.22	14d	1	0.21mi
3034 Detroit Cir E Jacksonville, FL	3.0	2.0	1300	$1,399	$1.08	23d	1	0.21mi
2862 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	3d	1	0.21mi
2862 W 1st St Unit 1 Jacksonville, FL	2.0	1.0	800	$895	$1.12	14d	1	0.21mi
2852 W 1st St Jacksonville, FL	2.0	1.0	800	$895	$1.12	7d	1	0.22mi
3012 Imperial St Jacksonville, FL	3.0	1.0	1089	$1,395	$1.28	23d	1	0.27mi
2913 W 2nd St Jacksonville, FL	2.0	1.0	720	$1,000	$1.39	1d	1	0.29mi
3055 2nd Street Cir Jacksonville, FL	3.0	1.5	1050	$1,340	$1.28	17d	1	0.35mi
1227 Dena St Jacksonville, FL	3.0	1.0	1033	$1,325	$1.28	23d	1	0.35mi
841 Ontario St Jacksonville, FL	2.0	1.0	1000	$1,285	$1.28	23d	1	0.37mi
3101 3rd Street Cir N Jacksonville, FL	2.0	1.0	870	$1,150	$1.32	7d	1	0.40mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	23d	1	0.41mi
1021 Woodstock Ave Jacksonville, FL	3.0	2.0	1012	$1,495	$1.48	7d	1	0.41mi
2965 Sunset St Jacksonville, FL	3.0	2.0	1056	$1,375	$1.30	3d	1	0.44mi
2965 Sunset St Jacksonville, FL	3.0	1.5	1056	$1,375	$1.30	7d	1	0.44mi
2902 W 5th St Jacksonville, FL	3.0	2.0	1379	$1,050	$0.76	7d	1	0.47mi
1305 Melson Ave Jacksonville, FL	3.0	2.0	1224	$1,399	$1.14	20d	1	0.47mi
3303 Broadway Ave Jacksonville, FL	3.0	2.0	1072	$1,550	$1.45	3d	1	0.54mi
2939 W 6th St Jacksonville, FL	3.0	2.0	1269	$1,225	$0.97	1d	1	0.55mi
2587 Orchard St Jacksonville, FL	2.0	2.0	992	$1,295	$1.31	7d	1	0.56mi
3368 Columbus Ave Jacksonville, FL	2.0	1.0	955	$1,300	$1.36	4d	1	0.56mi
1612 Alfen St Jacksonville, FL	3.0	1.5	945	$1,113	$1.18	7d	1	0.58mi
3326 W 1st St Jacksonville, FL	2.0	1.0	791	$995	$1.26	23d	1	0.58mi
3305 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	1012	$1,021	$1.01	23d	1	0.61mi
3350 Sunnybrook Ave N Jacksonville, FL	2.0	1.0	900	$1,095	$1.22	23d	1	0.68mi
3450 Lowell Ave Jacksonville, FL	3.0	2.0	1209	$1,578	$1.31	23d	1	0.71mi
3433 Brookhaven Dr Jacksonville, FL	2.0	1.0	754	$1,295	$1.72	7d	1	0.77mi
2410 McQuade St Jacksonville, FL	3.0	2.0	1307	$1,425	$1.09	23d	1	0.78mi
3688 Dillon St Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	23d	1	0.82mi
3352 Dillon St Jacksonville, FL	3.0	2.0	1229	$1,372	$1.12	23d	1	0.84mi
3515 Dignan St Jacksonville, FL	3.0	1.0	915	$1,036	$1.13	2d	1	0.85mi
2939 W 11th St Jacksonville, FL	3.0	1.0	1086	$1,295	$1.19	23d	1	0.86mi
2325 Westbrook Cir N Jacksonville, FL	3.0	2.0	812	$1,200	$1.48	23d	1	0.89mi
3318 Dignan St Jacksonville, FL	3.0	2.0	960	$1,200	$1.25	23d	1	0.90mi
2854 Wickwire St Jacksonville, FL	2.0	1.0	948	$1,300	$1.37	3d	1	0.90mi
3323 Nolan St Jacksonville, FL	3.0	1.0	927	$1,050	$1.13	1d	1	0.92mi
1213 Moat St Jacksonville, FL	2.0	2.5	1022	$1,283	$1.26	17d	1	0.93mi
3319 Hunt St Jacksonville, FL	3.0	1.0	924	$1,295	$1.40	23d	1	0.96mi

Listing history 11 events

1. 2026-06-09
   days on market $115,000 Active 4 DOM
2. 2026-06-08
   days on market $115,000 Active 3 DOM
3. 2026-06-07
   pricestatusdays on marketlisting id $115,000 Active 2 DOM
4. 2026-04-30
   status Pending
5. 2026-04-09
   listed $89,950 Active
6. 2004-08-16
   soldstatus $74,000
7. 2004-08-10
   historical 345-char remark

   Show marketing remark (345 chars)

   CURRENT SALE IS CURRENTLY FALLING APART. APPRAISAL IS 72,000.SELLER HAS RENOVATED ENTIRE HOME, CH&A APPROX. 5 YEARS OLD, NEW PAINT & CARPET. WINDOWS HAVE BEEN REPLACED AND BATHTUB HAS BEEN REFINISHED. CUTE AS A BUTTON!!GREAT CLOSET SPACE PLUS ALL BRICK FOR EASY MAINTENANCE. SELLER WILL INSTALL NEW RANGE AND REFRIGERATOR BEFORE CLOSING.

8. 2004-08-06
   soldstatus $74,000 345-char remark

   Show marketing remark (345 chars)

   CURRENT SALE IS CURRENTLY FALLING APART. APPRAISAL IS 72,000.SELLER HAS RENOVATED ENTIRE HOME, CH&A APPROX. 5 YEARS OLD, NEW PAINT & CARPET. WINDOWS HAVE BEEN REPLACED AND BATHTUB HAS BEEN REFINISHED. CUTE AS A BUTTON!!GREAT CLOSET SPACE PLUS ALL BRICK FOR EASY MAINTENANCE. SELLER WILL INSTALL NEW RANGE AND REFRIGERATOR BEFORE CLOSING.

9. 2004-02-11
   listed $69,000 345-char remark

   Show marketing remark (345 chars)

   CURRENT SALE IS CURRENTLY FALLING APART. APPRAISAL IS 72,000.SELLER HAS RENOVATED ENTIRE HOME, CH&A APPROX. 5 YEARS OLD, NEW PAINT & CARPET. WINDOWS HAVE BEEN REPLACED AND BATHTUB HAS BEEN REFINISHED. CUTE AS A BUTTON!!GREAT CLOSET SPACE PLUS ALL BRICK FOR EASY MAINTENANCE. SELLER WILL INSTALL NEW RANGE AND REFRIGERATOR BEFORE CLOSING.

10. 1982-08-06
    soldstatus $29,000
11. 1981-10-01
    soldstatus $30,500

ⓘ 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: $1,620 · $135/mo
• Projected year-2 tax: $1,620 · $135/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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,829
• − Mortgage interest: −$6,442
• − Property taxes: −$1,620
• − Insurance: −$575
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,345
• Taxable income: $474
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $2,169/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

+194.9% since first listed

8 events — show timeline

• 2026-04-30 Pending — realMLS
• 2026-04-09 Listed $89,950 realMLS
• 2004-08-16 Sold (Public Records) $74,000 Public Records
• 2004-08-10 Listing Removed — realMLS
• 2004-08-06 Sold (MLS) $74,000 realMLS
• 2004-02-11 Listed $69,000 realMLS
• 1982-08-06 Sold (Public Records) $29,000 Public Records
• 1981-10-01 Sold (Public Records) $30,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,620 · +27.1% YoY. Source: county tax records.