1952 W 2nd St · Jacksonville, FL 32209

$89,900

3 bd · 1.0 ba · 1,847 sqft · SingleFamily public records · 2 Days on market

Built 1950 10,018 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

An Investor Dream! .

Key facts

• Adu
• Double lot
• Rental income

Tags

• DOUBLE LOT
• ADU
• RENTAL INCOME

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Carport with 4 spaces; Additional parking
• Utilities: 150 Amp electric service; Cable available; Electricity available; Sewer available; Water available
• Home design: Single Family Residence; One level; Entry level 1; Faces west; Current use: Residential, Single Family
• Construction: Block and frame construction; Shingle roof
• Exterior features: Front porch; Back yard with full chain-link fencing; Asphalt city street frontage

Interior

• Kitchen: No built-in appliances listed
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric cooling; No central heating listed
• Interior features: Eat-in kitchen; Wood-burning fireplace (1)
• Laundry & utility: Unfurnished (no washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.0% 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: Riverside High School (math 24% / reading 39%, grade F, #424 of 667 statewide, top 64%, 1,567 students, 60% FRL).
• Zoned-school proficiency averages 32% at this address vs 46% district-wide (-14 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; 18 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).
• At $1,405/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 $622 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 1950 — 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 $89,900

Questions for the listing agent

1. Built in 1950 — 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. 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.
5. 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.
6. 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: 1.56% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $181,006
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1819 W 10th St	0.69mi	4/2.0 (+1)	1,821 (-1%)	4mo	$206,000	$113	53
2268 Placeda St	0.57mi	4/2.0 (+1)	1,878 (+2%)	15mo	$142,000	$76	49
1618 State St W	0.49mi	2/2.0 (-1)	2,025 (+10%)	5mo	$199,017	$98	48
1605 Garden St	0.35mi	4/3.0 (+1)	1,726 (-7%)	16mo	$218,000	$126	46
1702 W 5th St	0.47mi	4/3.0 (+1)	1,770 (-4%)	16mo	$210,000	$119	44
1777 W 5th St	0.39mi	3/2.0	1,659 (-10%)	23mo	$65,000	$39	42
1307 Grunthal St	0.53mi	4/2.0 (+1)	1,684 (-9%)	13mo	$120,000	$71	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: 11.4%
• Equity multiple: 1.44×
• Total profit: $11,159
• Equity at exit: $13,404

10-year hold

• IRR: 19.4%
• Equity multiple: 2.53×
• Total profit: $38,485
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$471
• Tax from tax record: −$172 /mo · $2,061/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $429

Break-even live

Break-even rent $862

Max offer price $89,900

Occupancy floor 64%

Sensitivity live

Price	-10% $480	-5% $455	+0% $429	+5% $404	+10% $378
Rent	-10% $318	-5% $374	+0% $429	+5% $485	+10% $540
Rate	-1.0pp $474	-0.5pp $452	base $429	+0.5pp $406	+1.0pp $382

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1943 Hardee St #1 Jacksonville, FL	3.0	2.0	1622	$1,248	$0.77	5d	1	0.09mi
1923 Broadway Ave Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	25d	1	0.31mi
2012 Baldwin St Jacksonville, FL	3.0	2.0	1232	$1,445	$1.17	25d	1	0.34mi
1781 W 3rd St Jacksonville, FL	4.0	2.0	1632	$650	$0.40	25d	1	0.37mi
2185 Kingston St Jacksonville, FL	3.0	2.0	1230	$1,381	$1.12	25d	1	0.44mi
1607 Logan St Jacksonville, FL	4.0	2.0	1232	$1,800	$1.46	25d	1	0.58mi
1545 Union St W Jacksonville, FL	3.0	2.0	1253	$1,400	$1.12	4d	1	0.59mi
1619 Whitner St Jacksonville, FL	3.0	2.0	1547	$1,150	$0.74	3d	1	0.80mi
2410 McQuade St Jacksonville, FL	3.0	2.0	1307	$1,425	$1.09	25d	1	0.90mi
2415 N Canal St Jacksonville, FL	4.0	2.0	1572	$1,475	$0.94	20d	1	0.90mi
1355 Grothe St Jacksonville, FL	4.0	1.0	1312	$1,350	$1.03	18d	1	0.92mi
346 Acosta St Jacksonville, FL	4.0	3.5	1536	$1,600	$1.04	25d	1	1.06mi
1730 W 19th St Jacksonville, FL	3.0	2.0	1323	$1,100	$0.83	3d	1	1.11mi
1708 W 24th St Jacksonville, FL	3.0	2.0	1428	$1,250	$0.88	8d	1	1.34mi
2526 Phyllis St Jacksonville, FL	3.0	2.0	1300	$1,800	$1.38	25d	1	1.38mi
2561 Rosselle St #1 Jacksonville, FL	3.0	3.0	1287	$1,395	$1.08	25d	1	1.41mi
181 Barstow Pl Jacksonville, FL	3.0	2.5	1363	$2,500	$1.83	25d	1	1.45mi
2902 W 5th St Jacksonville, FL	3.0	2.0	1379	$1,050	$0.76	8d	1	1.47mi

Listing history 3 events

1. 2026-06-05
   statusdays on market $89,900 Pending 2 DOM
2. 2026-06-03
   remarks 59-char remark
3. 2026-06-03
   listed $89,900 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: $2,061 · $172/mo
• Projected year-2 tax: $2,061 · $172/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: $16,857
• − Mortgage interest: −$5,036
• − Property taxes: −$2,061
• − Insurance: −$450
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$2,615
• Taxable income: $3,999
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $4,190/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

+45.2% since first listed

7 events — show timeline

• 2026-06-01 Listed $89,900 realMLS
• 2026-02-02 Listing Removed — realMLS
• 2025-07-28 Listed $139,000 realMLS
• 2016-07-01 Listing Removed — Beaches MLS
• 2016-02-10 Price Changed $29,900 Beaches MLS
• 2016-01-29 Price Changed $42,000 Beaches MLS
• 2016-01-16 Listed $61,900 Beaches MLS

Property tax history

+14.8%/yr

Latest (2025): $2,061 · +22.7% YoY. Source: county tax records.