1623 W 29th St · Jacksonville, FL 32209

$150,000

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 77 Days on market

Built 1948 4,791 sqft lot

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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 +13.1/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman special. It's now a blank canvas where you can paint your dreams. This home needs a full rehab. The windows were replaced.

Key facts

• 4,791 sq ft lot
• Built 1948
• Listed 77 days

Property features AI

Finance

• Financial info: Annual property tax noted (2025)
• HOA & community: Not a senior community

Exterior

• Parking: Additional parking available
• Utilities: Electricity connected
• Home design: Single-family residence; Used for residential single-family
• Exterior features: Additional parking; Lot approximately 0.11 acres; Private pool: No

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Central heating; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-5 ($-58/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (19.2% below list).
• Recommended offer: $121k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 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 $1,211/mo this rent would consume 48% 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 $1k 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 77 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.
• Current owner paid $80k; list at $150k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,125 (19.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $97,006
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1596 W 30th St	0.05mi	3/2.0	1,052 (-1%)	4mo	$180,017	$171	88
3631 Effee St	0.35mi	3/2.0	1,120 (+5%)	1mo	$74,000	$66	70
1323 W 30th St	0.42mi	3/1.0	962 (-10%)	1mo	$115,000	$120	64
1636 W 34th St W	0.21mi	4/2.0 (+1)	1,169 (+10%)	3mo	$190,000	$163	63
5352 Dodge Rd	0.63mi	3/2.0	1,050 (-2%)	3mo	$75,000	$71	62
1404 W 18th St	0.64mi	3/1.0	1,120 (+5%)	2mo	$80,000	$71	60
2009 W 17th St	0.74mi	4/1.0 (+1)	1,037 (-3%)	0mo	$60,000	$58	56
2050 W 40th St	0.75mi	3/1.0	1,010 (-5%)	3mo	$79,500	$79	54
1204 W 29th St	0.60mi	3/1.0	960 (-10%)	2mo	$50,000	$52	53
1901 Pullman Ct	0.60mi	2/1.0 (-1)	969 (-9%)	0mo	$98,000	$101	51
1279 W 20th St	0.66mi	2/1.0 (-1)	962 (-10%)	1mo	$87,500	$91	47
1526 W 14th St	0.74mi	3/1.0	916 (-14%)	3mo	$95,000	$104	40

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: -17.8%
• Equity multiple: 0.38×
• Total profit: $-26,077
• Equity at exit: $22,365

10-year hold

• IRR: -12.3%
• Equity multiple: 0.31×
• Total profit: $-28,960
• Equity at exit: $12,969

Cash invested: $42,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$787
• Tax from tax record: −$113 /mo · $1,351/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-5

Break-even live

Break-even rent $1,217

Max offer price $149,143

Occupancy floor 95%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1636 W 28th St Jacksonville, FL	3.0	2.0	912	$1,375	$1.51	23d	1	0.05mi
1599 W 30th St Unit B Jacksonville, FL	2.0	1.0	780	$1,150	$1.47	14d	1	0.10mi
1587 W 30th St Jacksonville, FL	3.0	1.0	1363	$1,450	$1.06	14d	1	0.11mi
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	23d	1	0.11mi
1625 W 26th St Unit 2 Jacksonville, FL	2.0	1.0	750	$800	$1.07	23d	1	0.12mi
1625 W 26th St Jacksonville, FL	2.0	1.0	750	$800	$1.07	1d	1	0.12mi
1625 W 26th St Unit 4 Jacksonville, FL	2.0	1.0	750	$900	$1.20	23d	1	0.12mi
1584 W 31st St Unit 3 Jacksonville, FL	2.0	1.0	832	$900	$1.08	23d	1	0.12mi
1530 W 29th St Jacksonville, FL	3.0	2.0	1164	$1,385	$1.19	23d	1	0.18mi
1837 W 28th St Jacksonville, FL	3.0	2.0	1333	$1,600	$1.20	23d	1	0.21mi
1609 W 24th St Jacksonville, FL	3.0	2.0	1169	$1,223	$1.05	21d	1	0.22mi
1839 W 30th St Jacksonville, FL	3.0	1.0	828	$1,050	$1.27	23d	1	0.22mi
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	23d	1	0.22mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	21d	1	0.25mi
1708 W 24th St Jacksonville, FL	3.0	2.0	1428	$1,250	$0.88	7d	1	0.25mi
1551 W 33rd St #2 Jacksonville, FL	2.0	1.0	842	$795	$0.94	20d	1	0.25mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	23d	1	0.26mi
1645 W 23rd St Unit 2 Jacksonville, FL	3.0	1.0	912	$1,275	$1.40	23d	1	0.26mi
1490 W 33rd St Jacksonville, FL	4.0	1.5	1150	$1,150	$1.00	23d	1	0.29mi
1712 W 23rd St Jacksonville, FL	3.0	2.0	1200	$1,275	$1.06	23d	1	0.30mi
1653 W 35th St Jacksonville, FL	2.0	1.0	800	$825	$1.03	23d	1	0.31mi
4114 Moncrief Rd Unit 2 Jacksonville, FL	2.0	1.0	821	$1,050	$1.28	23d	1	0.32mi
4114 Moncrief Rd Jacksonville, FL	2.0	1.0	821	$975	$1.19	7d	1	0.32mi
1593 W 21st St Jacksonville, FL	2.0	1.0	805	$922	$1.15	23d	1	0.37mi
1417 W 31st St Jacksonville, FL	3.0	1.0	880	$1,100	$1.25	1d	1	0.37mi
1407 W 31st St Jacksonville, FL	3.0	3.5	1140	$1,550	$1.36	23d	1	0.39mi
1968 W 23rd St Unit Main Jacksonville, FL	3.0	2.0	1106	$1,400	$1.27	21d	1	0.45mi
1316 W 31st St Jacksonville, FL	2.0	1.0	906	$998	$1.10	23d	1	0.46mi
1971 W 22nd St Jacksonville, FL	3.0	1.0	1094	$1,095	$1.00	7d	1	0.47mi
1431 W 21st St Jacksonville, FL	3.0	2.0	1199	$1,425	$1.19	14d	1	0.48mi
1730 W 19th St Jacksonville, FL	3.0	2.0	1323	$1,100	$0.83	1d	1	0.49mi
1288 W 28th St Jacksonville, FL	4.0	1.5	1449	$1,267	$0.87	14d	1	0.50mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$920	$1.22	2d	8	0.52mi
1410 W 20th St Jacksonville, FL	3.0	2.0	1170	$1,485	$1.27	14d	1	0.56mi
1359 W 20th St Jacksonville, FL	2.0	1.0	901	$1,134	$1.26	17d	1	0.56mi
1901 Pullman Ct Jacksonville, FL	2.0	1.0	969	$1,295	$1.34	7d	1	0.57mi
1867 W 41st St Jacksonville, FL	3.0	2.0	1218	$1,325	$1.09	17d	1	0.58mi
1220 W 28th St Jacksonville, FL	3.0	1.0	1122	$1,299	$1.16	23d	1	0.59mi
1201 W 27th St Jacksonville, FL	3.0	2.0	1120	$1,145	$1.02	23d	1	0.62mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	23d	1	0.62mi

Listing history 24 events

1. 2026-06-18
   days on market $150,000 Active 77 DOM
2. 2026-06-17
   days on market $150,000 Active 76 DOM
3. 2026-06-16
   days on market $150,000 Active 75 DOM
4. 2026-06-15
   days on market $150,000 Active 74 DOM
5. 2026-06-13
   days on market $150,000 Active 71 DOM
6. 2026-06-10
   days on market $150,000 Active 68 DOM
7. 2026-06-08
   days on market $150,000 Active 67 DOM
8. 2026-06-07
   days on market $150,000 Active 66 DOM
9. 2026-06-03
   days on market $150,000 Active 62 DOM
10. 2026-06-02
    days on market $150,000 Active 61 DOM
11. 2026-06-01
    days on market $150,000 Active 60 DOM
12. 2026-05-31
    days on market $150,000 Active 59 DOM
13. 2026-04-01
    listed $150,000 Active
14. 2022-05-02
    soldstatus $80,000
15. 2022-04-13
    soldstatus $55,000
16. 2022-03-30
    soldstatus $55,000 Sold 133-char remark

    Show marketing remark (133 chars)

    Handyman special. It's now a blank canvas where you can paint your dreams. This home needs a full rehab. The windows were replaced.

17. 2022-03-16
    status Pending 133-char remark

    Show marketing remark (133 chars)

    Handyman special. It's now a blank canvas where you can paint your dreams. This home needs a full rehab. The windows were replaced.

18. 2022-03-14
    listed $54,900 Active 133-char remark

    Show marketing remark (133 chars)

    Handyman special. It's now a blank canvas where you can paint your dreams. This home needs a full rehab. The windows were replaced.

19. 2019-06-25
    status Pending 147-char remark

    Show marketing remark (147 chars)

    3 Bedroom 1 Bath Complete rehab. Great Investment opportunity MULTIPLE OFFERS!! HIGHEST & BEST DUE BY 10:00 am, TUESDAY, JUNE 25TH 2019.

20. 2019-06-25
    historical 147-char remark

    Show marketing remark (147 chars)

    3 Bedroom 1 Bath Complete rehab. Great Investment opportunity MULTIPLE OFFERS!! HIGHEST & BEST DUE BY 10:00 am, TUESDAY, JUNE 25TH 2019.

21. 2019-02-12
    listed $10,000 Active 147-char remark

    Show marketing remark (147 chars)

    3 Bedroom 1 Bath Complete rehab. Great Investment opportunity MULTIPLE OFFERS!! HIGHEST & BEST DUE BY 10:00 am, TUESDAY, JUNE 25TH 2019.

22. 2018-06-25
    soldstatus $8,000
23. 2018-01-21
    listed $12,900
24. 1994-09-21
    soldstatus $11,500

ⓘ 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: $1,351 · $113/mo
• Projected year-2 tax: $1,351 · $113/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 8/10 Severe 6 d/yr ≥107°F today · 17 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: $14,535
• − Mortgage interest: −$8,402
• − Property taxes: −$1,351
• − Insurance: −$750
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$4,364
• Taxable loss: −$2,658
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $580/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

+1204.3% since first listed

12 events — show timeline

• 2026-04-01 Listed $150,000 realMLS
• 2022-05-02 Sold (Public Records) $80,000 Public Records
• 2022-04-13 Sold (Public Records) $55,000 Public Records
• 2022-03-30 Sold (MLS) $55,000 realMLS
• 2022-03-16 Pending — realMLS
• 2022-03-14 Listed $54,900 realMLS
• 2019-06-25 Pending — realMLS
• 2019-06-25 Listing Removed — realMLS
• 2019-02-12 Listed $10,000 realMLS
• 2018-06-25 Sold (MLS) $8,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-21 Listed $12,900 Stellar MLS as Distributed by MLS Grid
• 1994-09-21 Sold (Public Records) $11,500 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,351 · +22.3% YoY. Source: county tax records.