1551 W 32nd St · Jacksonville, FL 32209

$60,000

2 bd · 1.0 ba · 766 sqft · SingleFamily public records · 83 Days on market

Built 1965 4,791 sqft lot Est $77k · 22% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This is a great home to turn into an investment property! Take a look!

Key facts

• 4,791 sq ft lot
• Built 1965
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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 25d 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 ($31k/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 $415 of loan paydown is wiped out by about $2k 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 + 1.8% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($56k) 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.73% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.33%
• DSCR: 2.22
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $76,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1559 W 31st St	0.05mi	2/1.0	759 (-1%)	4mo	$113,000	$149	93
1717 W 29th St	0.26mi	2/1.0	802 (+5%)	4mo	$42,000	$52	77
1490 W 28th St	0.23mi	2/1.0	728 (-5%)	8mo	$98,000	$135	74
1076 W 32nd St	0.64mi	2/1.0	825 (+8%)	2mo	$48,000	$58	56
4022 Spires Ave	0.41mi	3/1.0 (+1)	828 (+8%)	7mo	$83,000	$100	56
1165 W 24th St	0.65mi	2/1.0	696 (-9%)	4mo	$37,500	$54	51
1760 Audubon St	0.66mi	3/1.0 (+1)	716 (-6%)	5mo	$78,000	$109	49
1130 W 26th St	0.65mi	2/1.0	680 (-11%)	2mo	$17,000	$25	49
4318 Bessie Cir W	0.45mi	3/1.0 (+1)	864 (+13%)	5mo	$117,200	$136	49
1810 W 24th St	0.51mi	2/1.0	871 (+14%)	7mo	$100,000	$115	48
1751 W 20th St	0.62mi	2/1.0	880 (+15%)	2mo	$27,500	$31	45
1125 W 29th St	0.60mi	3/1.0 (+1)	864 (+13%)	4mo	$73,000	$84	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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.80×
• Total profit: $13,453
• Equity at exit: $8,946

10-year hold

• IRR: 27.4%
• Equity multiple: 3.28×
• Total profit: $38,304
• Equity at exit: $5,188

Cash invested: $16,800 (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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 399
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,036 high
• Mortgage (P&I): −$315
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $383

Break-even live

Break-even rent $551

Max offer price $60,000

Occupancy floor 58%

Sensitivity live

Price	-10% $417	-5% $400	+0% $383	+5% $366	+10% $349
Rent	-10% $301	-5% $342	+0% $383	+5% $424	+10% $464
Rate	-1.0pp $413	-0.5pp $398	base $383	+0.5pp $367	+1.0pp $351

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1584 W 31st St Unit 3 Jacksonville, FL	2.0	1.0	832	$900	$1.08	24d	1	0.06mi
1551 W 33rd St #2 Jacksonville, FL	2.0	1.0	842	$795	$0.94	21d	1	0.07mi
1599 W 30th St Unit B Jacksonville, FL	2.0	1.0	780	$1,150	$1.47	15d	1	0.09mi
4114 Moncrief Rd Unit 2 Jacksonville, FL	2.0	1.0	821	$1,050	$1.28	24d	1	0.18mi
4114 Moncrief Rd Jacksonville, FL	2.0	1.0	821	$975	$1.19	8d	1	0.18mi
1556 W 28th St Jacksonville, FL	2.0	1.0	682	$875	$1.28	11d	1	0.19mi
1653 W 35th St Jacksonville, FL	2.0	1.0	800	$825	$1.03	24d	1	0.22mi
1636 W 28th St Jacksonville, FL	3.0	2.0	912	$1,375	$1.51	24d	1	0.22mi
1417 W 31st St Jacksonville, FL	3.0	1.0	880	$1,100	$1.25	2d	1	0.23mi
1625 W 26th St Unit 4 Jacksonville, FL	2.0	1.0	750	$900	$1.20	24d	1	0.27mi
1625 W 26th St Jacksonville, FL	2.0	1.0	750	$800	$1.07	2d	1	0.27mi
1625 W 26th St Unit 2 Jacksonville, FL	2.0	1.0	750	$800	$1.07	24d	1	0.27mi
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	24d	1	0.28mi
1437 W 26th St Jacksonville, FL	2.0	1.0	644	$650	$1.01	24d	1	0.32mi
1316 W 31st St Jacksonville, FL	2.0	1.0	906	$998	$1.10	24d	1	0.33mi
1839 W 30th St Jacksonville, FL	3.0	1.0	828	$1,050	$1.27	24d	1	0.34mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$870	$1.15	3d	8	0.38mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	22d	1	0.38mi
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	24d	1	0.40mi
1645 W 23rd St Unit 2 Jacksonville, FL	3.0	1.0	912	$1,275	$1.40	24d	1	0.42mi
1363 W 24th St Jacksonville, FL	2.0	1.0	660	$995	$1.51	5d	1	0.44mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	24d	1	0.44mi
1526 W 22nd St Jacksonville, FL	2.0	1.0	624	$900	$1.44	17d	1	0.47mi
1593 W 21st St Jacksonville, FL	2.0	1.0	805	$922	$1.15	24d	1	0.49mi
1220 W 28th St Jacksonville, FL	3.0	1.0	1122	$1,299	$1.16	24d	1	0.50mi
1196 W 30th St Jacksonville, FL	2.0	1.0	875	$880	$1.01	18d	1	0.51mi
1204 W 29th St Jacksonville, FL	1.0	3.0	960	$1,295	$1.35	15d	1	0.52mi
1201 W 27th St Jacksonville, FL	3.0	2.0	1120	$1,145	$1.02	24d	1	0.54mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	24d	1	0.56mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	24d	1	0.58mi
1173 W 27th St Jacksonville, FL	3.0	1.0	1080	$1,145	$1.06	15d	1	0.58mi
1359 W 20th St Jacksonville, FL	2.0	1.0	901	$1,134	$1.26	18d	1	0.61mi
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	8d	1	0.61mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	24d	1	0.63mi
1968 W 23rd St Unit Main Jacksonville, FL	3.0	2.0	1106	$1,400	$1.27	22d	1	0.63mi
1104 W 29th St Unit 1104 Jacksonville, FL	2.0	1.0	624	$850	$1.36	24d	1	0.65mi
1971 W 22nd St Jacksonville, FL	3.0	1.0	1094	$1,095	$1.00	8d	1	0.65mi
1145 W 25th St Unit 1 Jacksonville, FL	2.0	1.0	676	$775	$1.15	18d	1	0.65mi
3902 Stuart St Jacksonville, FL	2.0	2.0	1114	$1,050	$0.94	24d	1	0.67mi
1185 W 22nd St Unit U Jacksonville, FL	2.0	1.0	900	$850	$0.94	8d	1	0.68mi

Listing history 4 events

1. 2025-09-03
   status Pending
2. 2025-07-02
   status Active
3. 2025-06-26
   status Pending
4. 2025-06-03
   listed $60,000 Active

ⓘ 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: $1,150 · $96/mo
• Projected year-2 tax: $1,150 · $96/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 6 d/yr ≥107°F today · 18 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: $12,427
• − Mortgage interest: −$3,361
• − Property taxes: −$1,150
• − Insurance: −$300
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$1,745
• Taxable income: $3,883
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $3,660/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

4 events — show timeline

• 2025-09-03 Pending — realMLS
• 2025-07-02 Relisted — realMLS
• 2025-06-26 Pending — realMLS
• 2025-06-03 Listed $60,000 realMLS

Property tax history

+6.7%/yr

Latest (2025): $1,150 · +26.1% YoY. Source: county tax records.