7140 Buffalo Ave · Jacksonville, FL 32208

$95,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 21 Days on market

Built 1935 5,227 sqft lot Est $116k · 18% 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOUSE.,THIS IS AN ADORABLE BUNGALOW WITH LOTS OF KITCHEN CABINETS.COVER OVER BACK PATIO WILL BE REMOVED.

Key facts

• Commercial purposes
• Zoned ccg-1
• Bungalow

Tags

• BUNGALOW
• ZONED CCG-1
• COMMERCIAL PURPOSES

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Carport; Off-street parking; 1-car carport
• Utilities: Public sewer; Cable available; Electricity available; Sewer available; Water available
• Home design: Single Family Residence; Used for residential purposes
• Exterior features: Lot of 0.12 acres; No private pool

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Other appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 soft (-1.4%/yr); 291 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% of the median local income ($41k/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 $657 of loan paydown is wiped out by about $3k 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 21 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $34k; list at $95k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — 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: 1.30% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.16%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $116,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7120 Buffalo Ave	0.03mi	2/1.0	832 (0%)	8mo	$141,017	$169	92
7106 Buffalo Ave	0.06mi	2/1.0	832 (0%)	15mo	$140,020	$168	85
7503 Wilder Ave	0.32mi	2/1.0	840 (+1%)	3mo	$50,300	$60	81
81 E 61st St	0.38mi	2/1.0	848 (+2%)	6mo	$40,000	$47	74
607 E 60th St	0.10mi	2/1.0	892 (+7%)	13mo	$53,000	$59	73
617 E 57th St	0.27mi	2/1.0	772 (-7%)	7mo	$136,000	$176	70
299 E 48th St	0.66mi	2/1.0	792 (-5%)	1mo	$66,500	$84	60
161 W 65th St	0.68mi	2/1.0	780 (-6%)	8mo	$94,762	$121	51
206 E 65th St	0.35mi	2/1.0	925 (+11%)	16mo	$129,500	$140	51
457 E 45th St	0.75mi	2/1.0	911 (+10%)	2mo	$85,000	$93	48
231 E 48th St	0.71mi	3/1.0 (+1)	950 (+14%)	1mo	$143,900	$151	37
257 E 47th St	0.73mi	2/1.0	948 (+14%)	12mo	$165,000	$174	32

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,397
• Equity at exit: $14,165

10-year hold

• IRR: 8.9%
• Equity multiple: 1.59×
• Total profit: $15,692
• Equity at exit: $8,214

Cash invested: $26,600 (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 32208

• Home prices YoY: -33.6%
• Rents YoY: -1.4%
• Active inventory: 291
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$498
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $336

Break-even live

Break-even rent $810

Max offer price $95,000

Occupancy floor 68%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7140 Buffalo Ave Jacksonville, FL	2.0	1.0	832	$1,321	$1.59	23d	1	0.03mi
814 E 60th St Jacksonville, FL	2.0	1.0	981	$1,199	$1.22	1d	1	0.14mi
841 E 60th St Jacksonville, FL	3.0	1.0	954	$1,225	$1.28	23d	1	0.16mi
8027 Floyd St Jacksonville, FL	2.0	1.5	935	$1,300	$1.39	2d	1	0.20mi
525 E 60th St Jacksonville, FL	3.0	2.0	1120	$1,471	$1.31	23d	1	0.20mi
7525 Oakwood St Jacksonville, FL	3.0	1.0	945	$1,375	$1.46	14d	1	0.39mi
7345 Penrose St Jacksonville, FL	1.0	1.0	1006	$685	$0.68	16d	1	0.41mi
6701 N Main St Jacksonville, FL	1.0	1.0	700	$950	$1.36	23d	1	0.56mi
41 Tallulah Ave Jacksonville, FL	3.0	1.0	1092	$1,390	$1.27	3d	1	0.62mi
217 E 48th St Jacksonville, FL	3.0	1.0	979	$1,096	$1.12	10d	1	0.71mi
349 E 45th St Jacksonville, FL	2.0	1.0	954	$1,175	$1.23	7d	1	0.76mi
481 E 44th St Jacksonville, FL	2.0	1.0	668	$899	$1.35	23d	1	0.77mi
92 W 55th St Jacksonville, FL	2.0	1.0	624	$845	$1.35	21d	1	0.79mi
205 E 44th St Jacksonville, FL	3.0	1.0	955	$1,075	$1.13	21d	1	0.88mi
222 E 43rd St Jacksonville, FL	2.0	1.0	840	$946	$1.13	23d	1	0.94mi
346 W 68th St Jacksonville, FL	3.0	1.0	1114	$1,385	$1.24	4d	1	1.07mi
18 W 43rd St Jacksonville, FL	2.0	1.0	750	$795	$1.06	4d	1	1.08mi
356 Duray Ct Jacksonville, FL	3.0	2.0	1070	$1,425	$1.33	14d	1	1.09mi
319 W 49th St Jacksonville, FL	2.0	1.0	977	$1,200	$1.23	23d	1	1.10mi
385 Duray Ct Jacksonville, FL	3.0	1.0	932	$1,250	$1.34	20d	1	1.13mi
5035 N Main St Jacksonville, FL	3.0	1.0–2.0	816	$1,181	$1.45	23d	69	1.14mi
141 W 43rd St Jacksonville, FL	3.0	2.0	1022	$1,231	$1.20	3d	1	1.15mi
425 W 47th St Jacksonville, FL	3.0	1.5	1083	$1,193	$1.10	7d	1	1.18mi
7124 Lorain St Jacksonville, FL	3.0	1.0	864	$1,043	$1.21	3d	1	1.21mi
6460 Lanark Ave Jacksonville, FL	2.0	1.0	708	$1,095	$1.55	23d	1	1.23mi
535 W 59th St Jacksonville, FL	3.0	2.0	816	$1,395	$1.71	7d	1	1.24mi
7511 N Shore Dr Jacksonville, FL	2.0	1.0	1014	$1,350	$1.33	4d	1	1.27mi
562 W 49th St Jacksonville, FL	3.0	1.0	1091	$1,195	$1.10	23d	1	1.28mi
22 W 38th St Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	23d	1	1.36mi
7210 Elwood Ave Jacksonville, FL	2.0	1.0	831	$995	$1.20	21d	1	1.36mi
4918 N Pearl St Jacksonville, FL	2.0	1.0	850	$895	$1.05	23d	1	1.39mi
5616 Calvin Ave Jacksonville, FL	3.0	1.0	1008	$1,195	$1.19	7d	1	1.41mi
5514 Long St Jacksonville, FL	2.0	1.0	941	$1,250	$1.33	1d	1	1.48mi
1305 E 30th St Jacksonville, FL	2.0	1.0	859	$1,150	$1.34	23d	1	1.48mi
511 Ivy St Jacksonville, FL	2.0	1.0	900	$995	$1.11	23d	1	1.49mi
609 E 30th St Jacksonville, FL	2.0	2.0	818	$1,138	$1.39	23d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $95,000 Active 21 DOM
2. 2026-06-17
   days on market $95,000 Active 20 DOM
3. 2026-06-16
   days on market $95,000 Active 19 DOM
4. 2026-06-15
   days on market $95,000 Active 18 DOM
5. 2026-06-13
   days on market $95,000 Active 16 DOM
6. 2026-06-13
   days on market $95,000 Active 15 DOM
7. 2026-06-10
   days on market $95,000 Active 12 DOM
8. 2026-06-08
   days on market $95,000 Active 11 DOM
9. 2026-06-07
   days on market $95,000 Active 10 DOM
10. 2026-06-05
    days on market $95,000 Active 7 DOM
11. 2026-06-03
    days on market $95,000 Active 6 DOM
12. 2026-06-02
    days on market $95,000 Active 5 DOM
13. 2026-06-01
    days on market $95,000 Active 4 DOM
14. 2026-05-31
    days on market $95,000 Active 3 DOM
15. 2026-05-28
    listed $95,000 Active
16. 2026-05-01
    price $1,321
17. 2026-04-25
    price $1,320
18. 2026-04-14
    price $1,325
19. 2025-10-15
    price $1,350
20. 2025-05-31
    price $1,300
21. 2025-02-18
    price $1,299
22. 2024-10-12
    listed
23. 2002-02-05
    historical 104-char remark

    Show marketing remark (104 chars)

    HOUSE.,THIS IS AN ADORABLE BUNGALOW WITH LOTS OF KITCHEN CABINETS.COVER OVER BACK PATIO WILL BE REMOVED.

24. 2001-10-04
    listed $55,000 104-char remark

    Show marketing remark (104 chars)

    HOUSE.,THIS IS AN ADORABLE BUNGALOW WITH LOTS OF KITCHEN CABINETS.COVER OVER BACK PATIO WILL BE REMOVED.

25. 1995-12-19
    soldstatus $34,000
26. 1994-10-04
    soldstatus $12,000

ⓘ 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: $1,221 · $102/mo
• Projected year-2 tax: $1,221 · $102/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 5/10 Major FEMA zone X (unshaded) · 46% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $14,818
• − Mortgage interest: −$5,321
• − Property taxes: −$1,221
• − Insurance: −$475
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,764
• Taxable income: $2,666
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $3,392/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): 32,699
• Household income: $41,324
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1765.0

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 (77%)
• Race & ethnicity: Black 77% White 16% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -110.56%
• Current HPI: 217.9706
• Rent YoY: ▼ -1.36%
• 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

+691.7% since first listed

12 events — show timeline

• 2026-05-28 Listed $95,000 realMLS
• 2026-05-01 Price Changed $1,321 BUILDIUM
• 2026-04-25 Price Changed $1,320 BUILDIUM
• 2026-04-14 Price Changed $1,325 BUILDIUM
• 2025-10-15 Price Changed $1,350 BUILDIUM
• 2025-05-31 Price Changed $1,300 BUILDIUM
• 2025-02-18 Price Changed $1,299 BUILDIUM
• 2024-10-12 Listed for Rent — BUILDIUM
• 2002-02-05 Listing Removed — realMLS
• 2001-10-04 Listed $55,000 realMLS
• 1995-12-19 Sold (Public Records) $34,000 Public Records
• 1994-10-04 Sold (Public Records) $12,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,221 · +93.9% YoY. Source: county tax records.