2673 Trollie Ln #5 · Jacksonville, FL 32211

$85,000

3 bd · 2.0 ba · 1,468 sqft · SingleFamily public records · 54 Days on market

Built 1972 4,791 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
• 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

Opportunity knocks in Lake Lucina! This spacious 2-story brick townhome offers 3 bedrooms, 1.5 baths, and 1,468 sq ft of living space--perfect for homeowners looking to customize or investors seeking their next profitable project. Built in 1972, this solid property features durable brick construction, roof replaced in 2019, and HVAC from 2012, giving you a strong head start on improvements. Inside, you'll find a functional layout with generous living areas, ample bedroom space, and great natural light--ready for your updates to bring it to life. Remodeling is certainly needed as this home offers the perfect opportunity to add value and design it to your taste. Located in the established Lak

Key facts

• Brick townhome
• Great natural light
• Hvac from 2012

Tags

• BRICK TOWNHOME
• DURABLE BRICK CONSTRUCTION
• ROOF REPLACED
• HVAC FROM 2012
• FUNCTIONAL LAYOUT
• GREAT NATURAL LIGHT

Property features AI

Exterior

• Parking: Off-street parking; On-street parking; Parking lot
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Townhouse; Two levels; Entry level: 1; Attached property; Used as single-family residential
• Construction: Brick and frame construction
• Exterior features: Shingle roof; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Eat-in kitchen; Primary bathroom with tub and shower
• Laundry & utility: In-unit laundry; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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 25d 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 33% 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 $588 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $85k implies a 372% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.86% ✓
• Cap rate: 16.43%
• Cash-on-cash: 36.22%
• DSCR: 2.61
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $274,516
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3115 Cesery Blvd	0.43mi	3/2.0	1,492 (+2%)	0mo	$215,000	$144	77
5914 Meadow Ln	0.28mi	3/2.0	1,340 (-9%)	2mo	$225,000	$168	71
2225 Green Oak Dr	0.55mi	3/1.5	1,484 (+1%)	0mo	$235,000	$158	70
2440 Gaillardia Rd	0.68mi	3/1.5	1,454 (-1%)	3mo	$230,000	$158	62
6552 Shady Oak Dr	0.64mi	3/2.0	1,407 (-4%)	2mo	$270,000	$192	61
1955 Shelton Rd	0.63mi	4/2.0 (+1)	1,422 (-3%)	1mo	$265,900	$187	60
3019 Searchwood Dr	0.38mi	3/2.0	1,260 (-14%)	1mo	$259,900	$206	58
2921 Searchwood Dr	0.30mi	4/2.0 (+1)	1,260 (-14%)	4mo	$274,500	$218	54
3227 Red Oak Dr	0.55mi	3/1.5	1,320 (-10%)	2mo	$270,000	$205	54
2306 Red Oak Dr	0.38mi	3/1.0	1,248 (-15%)	1mo	$265,000	$212	52
2434 Ligustrum Rd	0.62mi	4/2.5 (+1)	1,582 (+8%)	3mo	$205,000	$130	48
2016 Catlin Dr	0.73mi	4/2.0 (+1)	1,607 (+10%)	1mo	$280,000	$174	44

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: 31.4%
• Equity multiple: 2.31×
• Total profit: $31,173
• Equity at exit: $12,674

10-year hold

• IRR: 38.3%
• Equity multiple: 4.48×
• Total profit: $82,794
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$446
• Tax from tax record: −$49 /mo · $594/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $718

Break-even live

Break-even rent $672

Max offer price $85,000

Occupancy floor 50%

Sensitivity live

Price	-10% $766	-5% $742	+0% $718	+5% $694	+10% $670
Rent	-10% $593	-5% $656	+0% $718	+5% $781	+10% $843
Rate	-1.0pp $761	-0.5pp $740	base $718	+0.5pp $696	+1.0pp $674

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Trollie Ln Jacksonville, FL	1.0–2.0	1.0–1.5	925	$1,450	$1.57	21d	3	0.12mi
2917 Cesery Blvd Jacksonville, FL	3.0	2.0	1200	$1,595	$1.33	24d	1	0.23mi
6003 Holly Bay Dr Jacksonville, FL	3.0	2.0	1584	$1,511	$0.95	24d	1	0.33mi
2681 University Blvd N Jacksonville, FL	1.0–3.0	1.0–2.0	1050	$1,700	$1.62	24d	1	0.33mi
6238 Round Oak Ln Jacksonville, FL	4.0	1.5	1678	$1,724	$1.03	15d	1	0.36mi
2406 Lake Lucina Dr Jacksonville, FL	4.0	2.0	1300	$1,895	$1.46	15d	1	0.36mi
6260 Merrill Rd Jacksonville, FL	3.0	2.0	1600	$1,645	$1.03	5d	1	0.37mi
6308 Merrill Rd Jacksonville, FL	3.0	2.0	1292	$1,585	$1.23	8d	1	0.40mi
2845 Holly Point Dr Jacksonville, FL	3.0	2.0	1612	$1,995	$1.24	24d	1	0.43mi
5755 Bourbon Aly S Unit 14-055D Jacksonville, FL	2.0	1.5	1150	$1,250	$1.09	24d	1	0.50mi
5755 Bourbon Aly S Unit 14-055A Jacksonville, FL	2.0	1.5	1150	$1,250	$1.09	5d	1	0.50mi
5715 Bourbon Aly S Unit 17-015D Jacksonville, FL	2.0	1.5	1150	$1,250	$1.09	13d	1	0.51mi
5715 Bourbon Aly S Unit 17015-C Jacksonville, FL	2.0	1.5	1150	$1,250	$1.09	24d	1	0.51mi
3245 Bourbon Aly W Unit 19-045B Jacksonville, FL	2.0	1.5	1150	$1,250	$1.09	24d	1	0.53mi
3250 Justina Rd Unit 31-050H Jacksonville, FL	2.0	1.5	1150	$1,250	$1.09	24d	1	0.54mi
3251 Bourbon Aly S Unit 20-051E Jacksonville, FL	2.0	1.5	1150	$1,250	$1.09	24d	1	0.54mi
3260 Justina Rd Unit 30-060C Jacksonville, FL	2.0	1.5	1150	$1,250	$1.09	24d	1	0.55mi
3263 Bourbon Aly S Unit 21-063H Jacksonville, FL	2.0	1.5	1150	$1,250	$1.09	24d	1	0.56mi
6111 Shetland Rd Jacksonville, FL	3.0	2.0	1075	$1,595	$1.48	8d	1	0.58mi
3280 Justina Rd Unit 28-080D Jacksonville, FL	2.0	1.5	1150	$1,250	$1.09	24d	1	0.58mi
3239 Bourbon Aly S Unit 18-039A Jacksonville, FL	2.0	1.5	1150	$1,250	$1.09	24d	1	0.58mi
5708 Justina Ter Unit 24-008E Jacksonville, FL	2.0	1.5	1150	$1,250	$1.09	24d	1	0.60mi
2335 Rogero Rd Jacksonville, FL	4.0	2.0	1606	$1,499	$0.93	15d	1	0.60mi
6311 Sprinkle Dr N Jacksonville, FL	3.0	1.5	960	$1,581	$1.65	21d	1	0.60mi
3277 University Blvd N Apt 249 Jacksonville, FL	2.0	2.0	1200	$1,300	$1.08	24d	1	0.63mi
2328 Caladium Rd Jacksonville, FL	3.0	2.0	1425	$1,595	$1.12	24d	1	0.64mi
5940 Wentworth Cir S Jacksonville, FL	3.0	2.0	1874	$1,895	$1.01	24d	1	0.73mi
1906 Sprinkle Dr Jacksonville, FL	4.0	2.0	1308	$1,550	$1.19	24d	1	0.73mi
5956 Wentworth Cir S Jacksonville, FL	4.0	2.0	1808	$2,120	$1.17	24d	1	0.74mi
1904 Shelton Rd Jacksonville, FL	3.0	1.0	1078	$1,485	$1.38	15d	1	0.74mi
5632 Oliver St Jacksonville, FL	3.0	1.0	1088	$1,600	$1.47	24d	1	0.76mi
2280 Shepard St #406 Jacksonville, FL	3.0	2.0	1738	$2,200	$1.27	24d	1	0.79mi
2210 Shepard St Jacksonville, FL	2.0	1.0	987	$1,695	$1.72	22d	1	0.79mi
3517 Peeler Rd #23 Jacksonville, FL	2.0	1.5	1139	$1,195	$1.05	8d	1	0.90mi
3459 Rogero Rd Jacksonville, FL	3.0	2.0	1322	$1,695	$1.28	24d	1	0.97mi
5455 Gable Ln Jacksonville, FL	3.0	2.0	1092	$1,450	$1.33	24d	1	0.97mi
5640 Ansley St Jacksonville, FL	2.0	1.5	1050	$1,200	$1.14	24d	1	1.00mi
7027 Berrywood Ln Jacksonville, FL	3.0	2.0	1247	$1,875	$1.50	24d	1	1.03mi
7118 Pellias Rd Jacksonville, FL	4.0	2.0	1294	$1,700	$1.31	20d	1	1.06mi
5959 Fort Caroline Rd Jacksonville, FL	1.0–3.0	1.0–2.0	1008	$1,569	$1.56	8d	9	1.09mi

Listing history 18 events

1. 2026-06-21
   days on market $85,000 Active 54 DOM
2. 2026-06-18
   days on market $85,000 Active 51 DOM
3. 2026-06-17
   days on market $85,000 Active 50 DOM
4. 2026-06-16
   days on market $85,000 Active 49 DOM
5. 2026-06-15
   days on market $85,000 Active 48 DOM
6. 2026-06-13
   pricedays on market $85,000 Active 45 DOM
7. 2026-06-10
   days on market $90,000 Active 42 DOM
8. 2026-06-08
   days on market $90,000 Active 41 DOM
9. 2026-06-07
   days on market $90,000 Active 40 DOM
10. 2026-06-05
    days on market $90,000 Active 37 DOM
11. 2026-06-03
    days on market $90,000 Active 36 DOM
12. 2026-06-02
    days on market $90,000 Active 35 DOM
13. 2026-06-01
    days on market $90,000 Active 34 DOM
14. 2026-05-31
    days on market $90,000 Active 33 DOM
15. 2026-05-05
    status Active
16. 2026-03-17
    status Pending
17. 2026-03-10
    listed $90,000 Active
18. 1972-06-05
    soldstatus $18,000

ⓘ 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: $594 · $49/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$112/yr (+$9/mo · 18.8%)

ⓘ 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 ≥107°F today · 21 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: $18,971
• − Mortgage interest: −$4,761
• − Property taxes: −$594
• − Insurance: −$425
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$2,473
• Taxable income: $7,683
• Est. tax owed @ 24.0%: −$1,844
• After-tax cash flow: $6,776/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

+400.0% since first listed

4 events — show timeline

• 2026-05-05 Relisted — realMLS
• 2026-03-17 Pending — realMLS
• 2026-03-10 Listed $90,000 realMLS
• 1972-06-05 Sold (Public Records) $18,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $594 · +48.0% YoY. Source: county tax records.