1115 Rushing St · Jacksonville, FL 32209

$115,000

4 bd · 2.0 ba · 1,196 sqft · MultiFamily public records · 90 Days on market

Built 1981 6,098 sqft lot Est $128k · 10% 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 +25.8/30.0
• ARV discount +12.1/15.0
• DSCR +8.6/10.0
• 1% rule +7.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

MULTIPLE OFFERS. HIGHEST AND BEST DUE BY 7PM 9/23. Priced to sell quickly!! This home is PERFECT for anyone familiar with a popular home hack! Move into one side and rent out the other! INVESTORS - Don't miss this duplex that is perfect for anyone who flips homes or for someone wanting to add a profitable rental to your portfolio. HOME NEEDS TLC!! The home is tenant occupied so DO NOT go to property without approval. Showings will only be scheduled after proof of funds and offer have been reviewed by the Seller. Seller has never occupied home. The back unit is rented out for $850 a month and the front unit is occupied but no rent is being collected at this time.

Key facts

• New water heater
• New permitted roof
• Window ac units

Tags

• NEW PERMITTED ROOF
• NEW WATER HEATER
• WINDOW AC UNITS
• WASHER DRYER HOOK UPS
• REFRIGERATOR & STOVE LIKE NEW
• PROFESSIONALLY CLEANED

Property features AI

Finance

• Financial info: Tax year 2024

Exterior

• Parking: Attached garage; On-street parking
• Utilities: Electricity available; Public water available; Public sewer available
• Home design: Single family residence; One level; Property attached
• Construction: Concrete construction
• Exterior features: Lot approximately 0.14 acres; Property used as investment and multi-family residence

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Central heating and central air conditioning; Electric water heater
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 rising (+1.8%/yr); 394 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,403/mo this rent would consume 55% 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 $795 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 90 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask is 11400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $72k; list at $115k implies a 60% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $127,972
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 Union St W	0.20mi	3/2.0 (-1)	1,100 (-8%)	19mo	$46,500	$42	57
1431-1433 McConihe St	0.45mi	4/2.0	1,352 (+13%)	5mo	$60,280	$45	53
1538 Ella St	0.50mi	4/2.0	1,344 (+12%)	7mo	$170,000	$126	50
1657 Union St W	0.32mi	4/1.0	1,350 (+13%)	13mo	$143,800	$107	49
1544 Ella St	0.50mi	4/2.0	1,344 (+12%)	18mo	$190,000	$141	41

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,413
• Equity at exit: $17,147

10-year hold

• IRR: 6.3%
• Equity multiple: 1.45×
• Total profit: $14,388
• Equity at exit: $9,943

Cash invested: $32,200 (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: 394
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$603
• Tax from tax record: −$177 /mo · $2,128/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $280

Break-even live

Break-even rent $1,049

Max offer price $115,000

Occupancy floor 75%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1470 Windle St Jacksonville, FL	3.0	2.0	1170	$1,425	$1.22	14d	1	0.13mi
1448 Union St W Jacksonville, FL	3.0	1.0	958	$1,200	$1.25	23d	1	0.15mi
1358 Prince St Jacksonville, FL	3.0	2.5	1044	$1,350	$1.29	23d	1	0.17mi
1358 Prince St Jacksonville, FL	3.0	3.5	1044	$1,350	$1.29	21d	1	0.17mi
1539 Union St W Jacksonville, FL	3.0	1.5	1000	$1,144	$1.14	13d	1	0.21mi
1545 Union St W Jacksonville, FL	3.0	2.0	1253	$1,400	$1.12	3d	1	0.22mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	4d	1	0.23mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	23d	1	0.23mi
1640 W 4th St Unit 1 Jacksonville, FL	4.0	2.0	1119	$1,675	$1.50	19d	1	0.25mi
1607 Logan St Jacksonville, FL	4.0	2.0	1232	$1,800	$1.46	23d	1	0.27mi
1355 Grothe St Jacksonville, FL	4.0	1.0	1312	$1,350	$1.03	17d	1	0.27mi
1783 W 3rd St Jacksonville, FL	3.0	1.0	816	$650	$0.80	23d	1	0.38mi
1537 7th St W Unit B Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	23d	1	0.40mi
1537 W 7th St Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	7d	1	0.40mi
1788 W 5th St Jacksonville, FL	3.0	2.0	948	$1,295	$1.37	23d	1	0.43mi
1319 Woods St Jacksonville, FL	3.0	2.0	1103	$1,221	$1.11	23d	1	0.53mi
1454 Francis St Jacksonville, FL	3.0	2.0	1084	$1,243	$1.15	23d	1	0.61mi
1866 W 6th St Jacksonville, FL	3.0	1.0	1064	$1,120	$1.05	4d	1	0.62mi
1911 W 3rd St Jacksonville, FL	3.0	1.0	912	$1,050	$1.15	4d	1	0.63mi
1740 W 9th St Jacksonville, FL	4.0	2.0	1148	$1,285	$1.12	20d	1	0.65mi
1934 W 6th St Jacksonville, FL	3.0	1.0	948	$1,125	$1.19	23d	1	0.72mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	20d	1	0.77mi
1923 Broadway Ave Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	23d	1	0.79mi
1979 Yulee St Jacksonville, FL	3.0	2.0	1050	$1,500	$1.43	23d	1	0.83mi
1733 McMillan St Jacksonville, FL	3.0	2.0	1211	$1,265	$1.04	4d	1	0.85mi
1995 W 4th St Jacksonville, FL	4.0	1.5	1213	$1,375	$1.13	23d	1	0.85mi
181 Barstow Pl Jacksonville, FL	3.0	2.5	1363	$2,500	$1.83	23d	1	0.88mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	23d	1	0.88mi
1721 Campus St Jacksonville, FL	3.0	2.0	909	$1,400	$1.54	23d	1	0.88mi
2312 Fairfax St Jacksonville, FL	3.0	1.0	726	$650	$0.90	17d	1	0.89mi
2012 Baldwin St Jacksonville, FL	3.0	2.0	1232	$1,445	$1.17	23d	1	0.89mi
1525 W 15th St Jacksonville, FL	3.0	1.0	1100	$1,245	$1.13	23d	1	0.89mi
2011 W 5th St Jacksonville, FL	3.0	1.0	988	$1,150	$1.16	23d	1	0.91mi
2210 Pullman Ave Jacksonville, FL	3.0	1.0	940	$1,050	$1.12	3d	1	0.96mi
2116 McMillan St Jacksonville, FL	3.0	1.5	1120	$1,425	$1.27	21d	1	0.99mi
2313 Janette St Jacksonville, FL	4.0	2.0	1148	$1,349	$1.18	16d	1	1.02mi
226 Spruce St Jacksonville, FL	4.0	2.0	1196	$1,148	$0.96	3d	1	1.03mi
1730 W 19th St Jacksonville, FL	3.0	2.0	1323	$1,100	$0.83	1d	1	1.08mi
1410 W 20th St Jacksonville, FL	3.0	2.0	1170	$1,485	$1.27	14d	1	1.10mi
2134 Danson St Jacksonville, FL	3.0	1.5	1080	$995	$0.92	4d	1	1.11mi

Listing history 17 events

1. 2026-05-15
   status Pending
2. 2026-04-11
   historical $995
3. 2026-04-06
   status Active
4. 2026-02-20
   price $995
5. 2026-01-15
   listed $1,000
6. 2025-12-30
   status Pending
7. 2025-12-02
   price $115,000
8. 2025-11-04
   listed $130,000 Active
9. 2022-11-01
   soldstatus $72,000
10. 2022-10-25
    soldstatus $72,000 Sold 680-char remark

    Show marketing remark (680 chars)

    MULTIPLE OFFERS. HIGHEST AND BEST DUE BY 7PM 9/23. Priced to sell quickly!! This home is PERFECT for anyone familiar with a popular home hack! Move into one side and rent out the other! INVESTORS - Don't miss this duplex that is perfect for anyone who flips homes or for someone wanting to add a profitable rental to your portfolio. HOME NEEDS TLC!! The home is tenant occupied so DO NOT go to property without approval. Showings will only be scheduled after proof of funds and offer have been reviewed by the Seller. Seller has never occupied home. The back unit is rented out for $850 a month and the front unit is occupied but no rent is being collected at this time.

11. 2022-09-28
    status Pending 680-char remark

    Show marketing remark (680 chars)

    MULTIPLE OFFERS. HIGHEST AND BEST DUE BY 7PM 9/23. Priced to sell quickly!! This home is PERFECT for anyone familiar with a popular home hack! Move into one side and rent out the other! INVESTORS - Don't miss this duplex that is perfect for anyone who flips homes or for someone wanting to add a profitable rental to your portfolio. HOME NEEDS TLC!! The home is tenant occupied so DO NOT go to property without approval. Showings will only be scheduled after proof of funds and offer have been reviewed by the Seller. Seller has never occupied home. The back unit is rented out for $850 a month and the front unit is occupied but no rent is being collected at this time.

12. 2022-09-22
    listed $60,000 Active 680-char remark

    Show marketing remark (680 chars)

    MULTIPLE OFFERS. HIGHEST AND BEST DUE BY 7PM 9/23. Priced to sell quickly!! This home is PERFECT for anyone familiar with a popular home hack! Move into one side and rent out the other! INVESTORS - Don't miss this duplex that is perfect for anyone who flips homes or for someone wanting to add a profitable rental to your portfolio. HOME NEEDS TLC!! The home is tenant occupied so DO NOT go to property without approval. Showings will only be scheduled after proof of funds and offer have been reviewed by the Seller. Seller has never occupied home. The back unit is rented out for $850 a month and the front unit is occupied but no rent is being collected at this time.

13. 2003-02-28
    soldstatus $45,000
14. 2002-06-16
    historical 163-char remark

    Show marketing remark (163 chars)

    DUPLEX THAT IS CURRENTLY BEING RENTED BY ONE PERSON 2BR/1BA & KITCHEN IN EACH UNIT. TENANT MUST BE HOME TO SHOW. GOOD INVESTMENT POTENTIAL WITH SOME FIXING UP!

15. 2001-08-15
    listed $49,900 163-char remark

    Show marketing remark (163 chars)

    DUPLEX THAT IS CURRENTLY BEING RENTED BY ONE PERSON 2BR/1BA & KITCHEN IN EACH UNIT. TENANT MUST BE HOME TO SHOW. GOOD INVESTMENT POTENTIAL WITH SOME FIXING UP!

16. 1993-04-28
    soldstatus $25,000
17. 1989-12-01
    soldstatus $22,500

ⓘ 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: $2,128 · $177/mo
• Projected year-2 tax: $2,128 · $177/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 · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,837
• − Mortgage interest: −$6,442
• − Property taxes: −$2,128
• − Insurance: −$575
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$3,345
• Taxable income: $1,653
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $2,965/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

-95.6% since first listed

17 events — show timeline

• 2026-05-15 Pending — realMLS
• 2026-04-11 Rental Removed $995 BUILDIUM
• 2026-04-06 Relisted — realMLS
• 2026-02-20 Price Changed $995 BUILDIUM
• 2026-01-15 Listed for Rent $1,000 BUILDIUM
• 2025-12-30 Pending — realMLS
• 2025-12-02 Price Changed $115,000 realMLS
• 2025-11-04 Listed $130,000 realMLS
• 2022-11-01 Sold (Public Records) $72,000 Public Records
• 2022-10-25 Sold (MLS) $72,000 realMLS
• 2022-09-28 Pending — realMLS
• 2022-09-22 Listed $60,000 realMLS
• 2003-02-28 Sold (Public Records) $45,000 Public Records
• 2002-06-16 Listing Removed — realMLS
• 2001-08-15 Listed $49,900 realMLS
• 1993-04-28 Sold (Public Records) $25,000 Public Records
• 1989-12-01 Sold (Public Records) $22,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,128 · +23.9% YoY. Source: county tax records.