1203 McConihe St · Jacksonville, FL 32209

$143,000

3 bd · 1.0 ba · 1,354 sqft · MultiFamily public records · 4 Days on market

Built 1939 Est $153k · 7% under ↓ 11% since listing

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Why this score? — see what drove the D+ 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 +13.3/30.0
• ARV discount +10.4/15.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• DSCR +4.0/10.0
• 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

The main home has 3 bedrooms and 1 bath and hardwood flooring throughout. The detached garage has an upstairs apartment with 1 bedroom, a kitchen and living space. The downstairs has a bathroom and kitchen with a small living area. Both are being sold as-is with no repairs. Must make an appointment to see.

Key facts

• Separate entrance
• Formal dining room
• Central heat and air

Tags

• BUNGALOW STYLE
• HISTORIC NEIGHBORHOOD
• FORMAL DINING ROOM
• SEPARATE DEN
• SEPARATE ENTRANCE
• CENTRAL HEAT AND AIR

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: On-street parking
• Security: Leased security system
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available
• Home design: Single-family residence; One level; Home faces south
• Construction: Brick construction; Shingle roof
• Exterior features: Corner lot in a historic area; Front porch, side porch and additional porch; Awnings

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Entrance foyer; 10 total rooms; Unfurnished
• Laundry & utility: In-unit laundry with washer and electric dryer hookups; Laundry located in bonus room with exterior entrance

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $143k.

Deal economics

• At list price, monthly cash flow is $1 ($12/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (9.5% below list).
• Recommended offer: $129k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: John E. Ford K-8 School (math 31% / reading 36%, grade F, #1,758 of 2,144 statewide, top 83%, 622 students, 58% FRL); Lake Shore Middle School (math 25% / reading 22%, grade F, #536 of 571 statewide, top 95%, 972 students, 75% FRL); William M. Raines High School (math 14% / reading 13%, grade F, #616 of 667 statewide, top 92%, 1,217 students, 78% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 46% district-wide (-22 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• 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 24d 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 $1,294/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 $989 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• 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 $129,395 (9.5% below list)

Questions for the listing agent

1. Built in 1939 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $153,002
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1431-1433 McConihe St	0.31mi	4/2.0 (+1)	1,352 (-0%)	6mo	$60,280	$45	72
1538 Ella St	0.48mi	4/2.0 (+1)	1,344 (-1%)	8mo	$170,000	$126	61
1544 Ella St	0.48mi	4/2.0 (+1)	1,344 (-1%)	18mo	$190,000	$141	53
1417 Logan St	0.72mi	4/2.0 (+1)	1,500 (+11%)	9mo	$170,000	$113	32
1421 Logan St	0.73mi	4/2.0 (+1)	1,500 (+11%)	9mo	$170,000	$113	31

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: -17.6%
• Equity multiple: 0.39×
• Total profit: $-24,601
• Equity at exit: $21,322

10-year hold

• IRR: -12.2%
• Equity multiple: 0.32×
• Total profit: $-27,314
• Equity at exit: $12,364

Cash invested: $40,040 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$750
• Tax from tax record: −$212 /mo · $2,541/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $1

Break-even live

Break-even rent $1,293

Max offer price $143,000

Occupancy floor 95%

Sensitivity live

Price	-10% $82	-5% $41	+0% $1	+5% $-39	+10% $-80
Rent	-10% $-101	-5% $-50	+0% $1	+5% $52	+10% $103
Rate	-1.0pp $73	-0.5pp $37	base $1	+0.5pp $-36	+1.0pp $-74

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1131 Grothe St Unit 3 Jacksonville, FL	3.0	2.0	1580	$1,395	$0.88	0d	1	0.28mi
1464 N Myrtle Ave Jacksonville, FL	2.0	1.0	1136	$1,400	$1.23	25d	1	0.33mi
1454 Francis St Jacksonville, FL	3.0	2.0	1084	$1,243	$1.15	25d	1	0.33mi
1355 Grothe St Jacksonville, FL	4.0	1.0	1312	$1,350	$1.03	19d	1	0.37mi
2324 Moncrief Rd Jacksonville, FL	2.0	1.0	900	$875	$0.97	0d	1	0.38mi
2324 Moncrief Rd Unit 2324 Jacksonville, FL	2.0	1.0	900	$900	$1.00	25d	1	0.38mi
2313 Janette St Jacksonville, FL	4.0	2.0	1148	$1,349	$1.18	18d	1	0.38mi
1619 Whitner St Jacksonville, FL	3.0	2.0	1547	$1,150	$0.74	4d	1	0.43mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	6d	1	0.45mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	25d	1	0.45mi
1320 Francis St Jacksonville, FL	2.0	2.0	1003	$1,095	$1.09	25d	1	0.46mi
1537 W 7th St Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	9d	1	0.47mi
1537 7th St W Unit B Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	25d	1	0.47mi
1358 Prince St Jacksonville, FL	3.0	2.5	1044	$1,350	$1.29	25d	1	0.52mi
1358 Prince St Jacksonville, FL	3.0	3.5	1044	$1,350	$1.29	23d	1	0.52mi
2904 Moncrief Rd Jacksonville, FL	3.0	1.0	952	$1,100	$1.16	25d	1	0.56mi
1525 W 15th St Jacksonville, FL	3.0	1.0	1100	$1,245	$1.13	25d	1	0.62mi
1410 W 20th St Jacksonville, FL	3.0	2.0	1170	$1,431	$1.22	0d	1	0.68mi
1359 W 20th St Jacksonville, FL	2.0	1.0	901	$1,134	$1.26	19d	1	0.68mi
1640 W 4th St Unit 1 Jacksonville, FL	4.0	2.0	1119	$1,675	$1.50	22d	1	0.70mi
2817 Mars Ave Jacksonville, FL	2.0	1.0	945	$975	$1.03	23d	1	0.72mi
1740 W 9th St Jacksonville, FL	4.0	2.0	1148	$1,285	$1.12	22d	1	0.73mi
1185 W 22nd St Unit U Jacksonville, FL	2.0	1.0	900	$850	$0.94	9d	1	0.74mi
1470 Windle St Jacksonville, FL	3.0	2.0	1170	$1,425	$1.22	16d	1	0.76mi
1431 W 21st St Jacksonville, FL	3.0	2.0	1199	$1,425	$1.19	16d	1	0.76mi
1448 Union St W Jacksonville, FL	3.0	1.0	958	$1,200	$1.25	25d	1	0.76mi
1018 W 23rd St Jacksonville, FL	3.0	2.5	1161	$1,600	$1.38	25d	1	0.79mi
503 W 16th St Jacksonville, FL	4.0	1.5	1216	$1,420	$1.17	25d	1	0.82mi
1710 W 2nd St Unit A Jacksonville, FL	2.0	1.0	939	$800	$0.85	25d	1	0.84mi
1788 W 5th St Jacksonville, FL	3.0	2.0	948	$1,295	$1.37	25d	1	0.84mi
1539 Union St W Jacksonville, FL	3.0	1.5	1000	$1,144	$1.14	15d	1	0.85mi
1545 Union St W Jacksonville, FL	3.0	2.0	1253	$1,400	$1.12	5d	1	0.86mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	25d	1	0.86mi
1781 W 3rd St Jacksonville, FL	4.0	2.0	1632	$650	$0.40	25d	1	0.87mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,095	$1.02	23d	1	0.91mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,075	$1.00	6d	1	0.91mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,095	$1.02	23d	1	0.91mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,075	$1.00	16d	1	0.91mi
1607 Logan St Jacksonville, FL	4.0	2.0	1232	$1,800	$1.46	25d	1	0.91mi
231 W 10th St Jacksonville, FL	3.0	1.0	1200	$1,500	$1.25	25d	1	0.92mi

Listing history 3 events

1. 2026-06-21
   days on market $143,000 Active 4 DOM
2. 2026-06-17
   remarks 679-char remark
3. 2026-06-17
   listed $143,000 Active 1 DOM

ⓘ 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: $2,541 · $212/mo
• Projected year-2 tax: $2,541 · $212/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $15,527
• − Mortgage interest: −$8,010
• − Property taxes: −$2,541
• − Insurance: −$715
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$4,160
• Taxable loss: −$2,383
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $584/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

-10.6% since first listed

6 events — show timeline

• 2026-06-12 Listed $143,000 realMLS
• 2023-02-28 Sold (Public Records) $140,000 Public Records
• 2023-02-27 Sold (MLS) $140,000 realMLS
• 2023-01-27 Pending — realMLS
• 2023-01-16 Contingent — realMLS
• 2023-01-12 Listed $159,999 realMLS

Property tax history

+3.8%/yr

Latest (2025): $2,541 · +21.1% YoY. Source: county tax records.