6940 Buffalo Ave · Jacksonville, FL 32208

$124,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 21 Days on market

Built 1961 4,791 sqft lot Est $121k · at est.

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +6.6/15.0
• 1% rule +6.4/10.0
• 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

Very well maintained corner home sits next to Panama park with an additional detached 2 Utility rooms. One with a kitchenette and other a carpeted room. Main house has complete new carpeting. Please do not get surprised by the price. IT IS NOT A SHORT SALE. Seller has priced it right so they can sell it fast.

Key facts

• Newer roof
• Outdoor space
• Peaceful setting

Tags

• NEIGHBORHOOD PARK
• NEWER ROOF
• OUTDOOR SPACE
• PEACEFUL SETTING

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached garage; Off-street parking
• Utilities: Public sewer; Cable available; Electricity connected
• Home design: Single family residence; One story
• Construction: Block and frame construction
• Exterior features: Shingle roof; Lot approximately 0.11 acres

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Residential use
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $122k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 41% 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 $857 of loan paydown is wiped out by about $4k 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 ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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.

Risks & watch-outs

• 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 $122,140 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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: 1.14% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $121,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7115 Nelms St	0.10mi	3/1.0	1,130 (+2%)	4mo	$95,000	$84	88
732 57th Street Ct	0.20mi	3/1.0	1,089 (-1%)	3mo	$153,900	$141	86
628 E 59th St	0.10mi	3/1.0	1,213 (+10%)	1mo	$97,000	$80	78
110 Tallulah Ave	0.70mi	3/1.0	1,102 (-0%)	2mo	$181,000	$164	66
6711 Drayton St	0.70mi	3/1.0	1,088 (-1%)	3mo	$138,000	$127	62
8020 Oakwood St	0.50mi	2/1.0 (-1)	1,156 (+5%)	6mo	$65,000	$56	59
8024 Hawthorne St	0.56mi	2/1.0 (-1)	1,042 (-6%)	2mo	$115,000	$110	58
250 E 48th St	0.63mi	3/1.0	1,027 (-7%)	3mo	$110,000	$107	57
50 W 58th St	0.58mi	2/1.0 (-1)	1,004 (-9%)	1mo	$71,000	$71	52
6724 Drayton St	0.70mi	3/1.0	1,200 (+9%)	6mo	$139,000	$116	48
231 E 48th St	0.62mi	3/1.0	950 (-14%)	1mo	$143,900	$151	47
222 Trout River Dr	0.60mi	2/1.0 (-1)	1,248 (+13%)	5mo	$127,500	$102	42

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,488
• Equity at exit: $18,489

10-year hold

• IRR: 4.4%
• Equity multiple: 1.28×
• Total profit: $9,739
• Equity at exit: $10,721

Cash invested: $34,720 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$650
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $342

Break-even live

Break-even rent $982

Max offer price $124,000

Occupancy floor 71%

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6945 Nelms St Jacksonville, FL	4.0	2.0	1128	$1,550	$1.37	3d	1	0.05mi
7140 Buffalo Ave Jacksonville, FL	2.0	1.0	832	$1,321	$1.59	23d	1	0.10mi
814 E 60th St Jacksonville, FL	2.0	1.0	981	$1,199	$1.22	1d	1	0.10mi
841 E 60th St Jacksonville, FL	3.0	1.0	954	$1,225	$1.28	23d	1	0.14mi
525 E 60th St Jacksonville, FL	3.0	2.0	1120	$1,471	$1.31	23d	1	0.20mi
524 E 60th St Jacksonville, FL	3.0	1.0	1212	$1,195	$0.99	7d	1	0.20mi
8027 Floyd St Jacksonville, FL	2.0	1.5	935	$1,300	$1.39	2d	1	0.27mi
516 E 58th St Jacksonville, FL	4.0	2.0	1232	$1,725	$1.40	7d	1	0.27mi
567 E 55th St Jacksonville, FL	3.0	2.0	1230	$1,488	$1.21	14d	1	0.30mi
555 E 55th St Jacksonville, FL	3.0	2.0	1230	$1,488	$1.21	10d	1	0.31mi
549 E 55th St Jacksonville, FL	3.0	2.0	1230	$1,488	$1.21	10d	1	0.32mi
7545 Wilder Ave Jacksonville, FL	3.0	1.0	1300	$1,150	$0.88	3d	1	0.41mi
7525 Oakwood St Jacksonville, FL	3.0	1.0	945	$1,375	$1.46	14d	1	0.43mi
41 Tallulah Ave Jacksonville, FL	3.0	1.0	1092	$1,390	$1.27	3d	1	0.61mi
217 E 48th St Jacksonville, FL	3.0	1.0	979	$1,096	$1.12	10d	1	0.65mi
33 W 55th St Jacksonville, FL	4.0	2.0	1387	$1,321	$0.95	3d	1	0.67mi
349 E 45th St Jacksonville, FL	2.0	1.0	954	$1,175	$1.23	7d	1	0.69mi
7115 Lucky Dr W Jacksonville, FL	3.0	1.0	1158	$1,500	$1.30	23d	1	0.71mi
345 E 44th St Jacksonville, FL	3.0	1.0	1145	$1,150	$1.00	23d	1	0.74mi
209 Woodrow St Jacksonville, FL	3.0	1.0	1282	$1,325	$1.03	23d	1	0.75mi
205 E 44th St Jacksonville, FL	3.0	1.0	955	$1,075	$1.13	21d	1	0.82mi
6418 Sapphire Dr Jacksonville, FL	3.0	1.5	1296	$1,350	$1.04	23d	1	0.85mi
222 E 43rd St Jacksonville, FL	2.0	1.0	840	$946	$1.13	23d	1	0.88mi
343 W 60th St Jacksonville, FL	3.0	1.0	1238	$1,299	$1.05	21d	1	1.01mi
18 W 43rd St Jacksonville, FL	2.0	1.0	750	$795	$1.06	4d	1	1.02mi
319 W 49th St Jacksonville, FL	2.0	1.0	977	$1,200	$1.23	23d	1	1.07mi
356 Duray Ct Jacksonville, FL	3.0	2.0	1070	$1,425	$1.33	14d	1	1.07mi
5035 N Main St Jacksonville, FL	3.0	1.0–2.0	816	$1,459	$1.79	23d	69	1.08mi
346 W 68th St Jacksonville, FL	3.0	1.0	1114	$1,385	$1.24	4d	1	1.09mi
141 W 43rd St Jacksonville, FL	3.0	2.0	1022	$1,231	$1.20	3d	1	1.10mi
385 Duray Ct Jacksonville, FL	3.0	1.0	932	$1,250	$1.34	20d	1	1.11mi
425 W 47th St Jacksonville, FL	3.0	1.5	1083	$1,193	$1.10	7d	1	1.15mi
472 W 65th St Jacksonville, FL	3.0	1.0	1312	$1,295	$0.99	21d	1	1.19mi
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	1.21mi
535 W 59th St Jacksonville, FL	3.0	2.0	816	$1,395	$1.71	7d	1	1.23mi
562 W 49th St Jacksonville, FL	3.0	1.0	1091	$1,195	$1.10	23d	1	1.25mi
7511 N Shore Dr Jacksonville, FL	2.0	1.0	1014	$1,350	$1.33	4d	1	1.28mi
22 W 38th St Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	23d	1	1.30mi
4918 N Pearl St Jacksonville, FL	2.0	1.0	850	$895	$1.05	23d	1	1.34mi

Listing history 17 events

1. 2026-06-18
   days on market $124,000 Active 21 DOM
2. 2026-06-17
   days on market $124,000 Active 20 DOM
3. 2026-06-16
   days on market $124,000 Active 19 DOM
4. 2026-06-15
   days on market $124,000 Active 18 DOM
5. 2026-06-13
   days on market $124,000 Active 16 DOM
6. 2026-06-13
   days on market $124,000 Active 15 DOM
7. 2026-06-10
   days on market $124,000 Active 12 DOM
8. 2026-06-08
   days on market $124,000 Active 11 DOM
9. 2026-06-07
   days on market $124,000 Active 10 DOM
10. 2026-06-05
    days on market $124,000 Active 7 DOM
11. 2026-06-03
    days on market $124,000 Active 6 DOM
12. 2026-06-02
    days on market $124,000 Active 5 DOM
13. 2026-06-01
    days on market $124,000 Active 4 DOM
14. 2026-05-31
    days on market $124,000 Active 3 DOM
15. 2026-05-27
    listed $124,000 Active
16. 2011-10-29
    historical 310-char remark

    Show marketing remark (310 chars)

    Very well maintained corner home sits next to Panama park with an additional detached 2 Utility rooms. One with a kitchenette and other a carpeted room. Main house has complete new carpeting. Please do not get surprised by the price. IT IS NOT A SHORT SALE. Seller has priced it right so they can sell it fast.

17. 2010-10-29
    listed $49,900 310-char remark

    Show marketing remark (310 chars)

    Very well maintained corner home sits next to Panama park with an additional detached 2 Utility rooms. One with a kitchenette and other a carpeted room. Main house has complete new carpeting. Please do not get surprised by the price. IT IS NOT A SHORT SALE. Seller has priced it right so they can sell it fast.

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $1,029 · $86/mo
• Expected delta: +$141/yr (+$12/mo · 15.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $16,981
• − Mortgage interest: −$6,946
• − Property taxes: −$888
• − Insurance: −$620
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$3,607
• Taxable income: $2,203
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $3,575/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

+148.5% since first listed

3 events — show timeline

• 2026-05-27 Listed $124,000 realMLS
• 2011-10-29 Listing Removed — realMLS
• 2010-10-29 Listed $49,900 realMLS

Property tax history

+3.0%/yr

Latest (2025): $888 · +25.4% YoY. Source: county tax records.