1645 W 20th St · Jacksonville, FL 32209

$109,000

3 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 58 Days on market

Built 1960 7,405 sqft lot Est $194k · 44% under ↓ 22% since listing

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.8/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All brick home with large lot and two car carport. Central H/A

Key facts

• Central heat and air
• Covered carport
• Large lot

Tags

• ALL BRICK HOME
• CENTRAL HEAT AND AIR
• LARGE LOT
• COVERED CARPORT

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public sewer; Electricity available and connected; Water available and connected; HVAC considered a green energy efficient feature; Sewer connected
• Home design: Single-family residence; One story
• Exterior features: Lot of approximately 0.17 acres; No private pool

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Hot water heating; Central air conditioning; Electric cooling
• Interior features: Unfurnished; One-level layout
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 (+1.8%/yr); 399 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $1,290/mo this rent would consume 51% of the median local household income ($31k/yr) (locally 2921% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 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 58 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1960 — 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: 1.18% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $193,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2905 Pearce St	0.05mi	3/1.0	1,404 (+6%)	3mo	$74,000	$53	85
1337 W 22nd St W	0.44mi	4/2.0 (+1)	1,357 (+2%)	3mo	$198,000	$146	64
1478 W 11th St	0.53mi	4/2.0 (+1)	1,360 (+2%)	2mo	$152,000	$112	61
1737 W 24th St	0.21mi	3/1.5	1,137 (-14%)	6mo	$145,000	$128	59
1485 W 22nd St	0.26mi	3/2.0	1,152 (-13%)	5mo	$195,017	$169	58
1617 W 23rd St	0.15mi	4/2.0 (+1)	1,148 (-14%)	5mo	$175,000	$152	57
1486 W 29th St	0.47mi	4/2.0 (+1)	1,235 (-7%)	4mo	$193,017	$156	55
1860 W 31st St	0.55mi	4/2.0 (+1)	1,401 (+6%)	3mo	$139,000	$99	54
1136 W 25th St	0.75mi	3/2.0	1,267 (-5%)	0mo	$222,000	$175	53
4139 Fairfax St	0.60mi	3/1.0	1,137 (-14%)	5mo	$107,000	$94	44
1424 W 9th St	0.67mi	4/2.0 (+1)	1,462 (+10%)	3mo	$75,000	$51	41
1636 W 34th St W	0.64mi	4/2.0 (+1)	1,169 (-12%)	3mo	$190,000	$163	39

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,216
• Equity at exit: $16,252

10-year hold

• IRR: 6.4%
• Equity multiple: 1.45×
• Total profit: $13,863
• Equity at exit: $9,424

Cash invested: $30,520 (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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 399
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$572
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $266

Break-even live

Break-even rent $953

Max offer price $109,000

Occupancy floor 74%

Sensitivity live

Price	-10% $328	-5% $297	+0% $266	+5% $235	+10% $204
Rent	-10% $164	-5% $215	+0% $266	+5% $317	+10% $368
Rate	-1.0pp $321	-0.5pp $294	base $266	+0.5pp $238	+1.0pp $209

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1730 W 19th St Jacksonville, FL	3.0	2.0	1323	$1,100	$0.83	2d	1	0.11mi
1712 W 23rd St Jacksonville, FL	3.0	2.0	1200	$1,275	$1.06	24d	1	0.14mi
1645 W 23rd St Unit 2 Jacksonville, FL	3.0	1.0	912	$1,275	$1.40	24d	1	0.15mi
1708 W 24th St Jacksonville, FL	3.0	2.0	1428	$1,250	$0.88	8d	1	0.18mi
1609 W 24th St Jacksonville, FL	3.0	2.0	1169	$1,223	$1.05	22d	1	0.21mi
1901 Pullman Ct Jacksonville, FL	2.0	1.0	969	$1,295	$1.34	8d	1	0.27mi
1525 W 15th St Jacksonville, FL	3.0	1.0	1100	$1,245	$1.13	24d	1	0.29mi
1431 W 21st St Jacksonville, FL	3.0	2.0	1199	$1,425	$1.19	15d	1	0.33mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	24d	1	0.34mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	24d	1	0.34mi
1971 W 22nd St Jacksonville, FL	3.0	1.0	1094	$1,095	$1.00	8d	1	0.36mi
1410 W 20th St Jacksonville, FL	3.0	2.0	1170	$1,485	$1.27	15d	1	0.36mi
1636 W 28th St Jacksonville, FL	3.0	2.0	912	$1,375	$1.51	24d	1	0.37mi
1968 W 23rd St Unit Main Jacksonville, FL	3.0	2.0	1106	$1,400	$1.27	22d	1	0.37mi
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	24d	1	0.37mi
1744 W 28th St Jacksonville, FL	3.0	2.0	1556	$1,750	$1.12	24d	1	0.38mi
1359 W 20th St Jacksonville, FL	2.0	1.0	901	$1,134	$1.26	18d	1	0.40mi
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	24d	1	0.40mi
1837 W 28th St Jacksonville, FL	3.0	2.0	1333	$1,600	$1.20	24d	1	0.44mi
1530 W 29th St Jacksonville, FL	3.0	2.0	1164	$1,385	$1.19	24d	1	0.45mi
2604 McMillan St Jacksonville, FL	3.0	1.0	912	$1,100	$1.21	22d	1	0.49mi
1587 W 30th St Jacksonville, FL	3.0	1.0	1363	$1,450	$1.06	15d	1	0.49mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	22d	1	0.50mi
2210 Pullman Ave Jacksonville, FL	3.0	1.0	940	$1,050	$1.12	4d	1	0.50mi
1740 W 9th St Jacksonville, FL	4.0	2.0	1148	$1,285	$1.12	21d	1	0.54mi
2040 W 15th St Jacksonville, FL	2.0	1.0	1036	$1,050	$1.01	24d	1	0.57mi
2116 McMillan St Jacksonville, FL	3.0	1.5	1120	$1,425	$1.27	22d	1	0.61mi
1288 W 28th St Jacksonville, FL	4.0	1.5	1449	$1,267	$0.87	15d	1	0.62mi
1417 W 31st St Jacksonville, FL	3.0	1.0	880	$1,100	$1.25	2d	1	0.64mi
1490 W 33rd St Jacksonville, FL	4.0	1.5	1150	$1,150	$1.00	24d	1	0.64mi
2904 Moncrief Rd Jacksonville, FL	3.0	1.0	952	$1,100	$1.16	24d	1	0.65mi
1407 W 31st St Jacksonville, FL	3.0	3.5	1140	$1,550	$1.36	24d	1	0.65mi
1185 W 22nd St Unit U Jacksonville, FL	2.0	1.0	900	$850	$0.94	8d	1	0.66mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	21d	1	0.68mi
1316 W 31st St Jacksonville, FL	2.0	1.0	906	$998	$1.10	24d	1	0.68mi
1220 W 28th St Jacksonville, FL	3.0	1.0	1122	$1,299	$1.16	24d	1	0.70mi
2138 W 17th St Jacksonville, FL	3.0	1.0	1158	$1,425	$1.23	5d	1	0.70mi
1201 W 27th St Jacksonville, FL	3.0	2.0	1120	$1,145	$1.02	24d	1	0.71mi
1537 W 7th St Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	8d	1	0.73mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	5d	1	0.73mi

Listing history 17 events

1. 2026-06-21
   days on market $109,000 Active 58 DOM
2. 2026-06-18
   days on market $109,000 Active 55 DOM
3. 2026-06-17
   days on market $109,000 Active 54 DOM
4. 2026-06-16
   days on market $109,000 Active 53 DOM
5. 2026-06-15
   days on market $109,000 Active 52 DOM
6. 2026-06-13
   days on market $109,000 Active 49 DOM
7. 2026-06-10
   days on market $109,000 Active 46 DOM
8. 2026-06-08
   days on market $109,000 Active 45 DOM
9. 2026-06-07
   days on market $109,000 Active 44 DOM
10. 2026-06-05
    days on market $109,000 Active 41 DOM
11. 2026-06-03
    days on market $109,000 Active 40 DOM
12. 2026-06-02
    days on market $109,000 Active 39 DOM
13. 2026-06-01
    days on market $109,000 Active 38 DOM
14. 2026-05-31
    days on market $109,000 Active 37 DOM
15. 2026-04-24
    listed $109,000 Active
16. 2026-03-18
    historical 62-char remark

    Show marketing remark (62 chars)

    All brick home with large lot and two car carport. Central H/A

17. 2026-01-22
    listed $139,000 Active 62-char remark

    Show marketing remark (62 chars)

    All brick home with large lot and two car carport. Central H/A

ⓘ 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: $1,632 · $136/mo
• Projected year-2 tax: $1,632 · $136/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 19 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: $15,482
• − Mortgage interest: −$6,106
• − Property taxes: −$1,632
• − Insurance: −$545
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$3,171
• Taxable income: $1,551
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $2,822/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): 34,657
• Household income: $30,514
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2921.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -53.92%
• Current HPI: 189.5977
• Rent YoY: ▲ 1.81%
• 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

-21.6% since first listed

3 events — show timeline

• 2026-04-24 Listed $109,000 realMLS
• 2026-03-18 Listing Removed — realMLS
• 2026-01-22 Listed $139,000 realMLS

Property tax history

+10.7%/yr

Latest (2025): $1,632 · +16.7% YoY. Source: county tax records.