546 Birch St · Jacksonville, FL 32206

$250,000

3 bd · 1.0 ba · 1,660 sqft · MultiFamily public records · 3 Days on market

Built 1933 9,583 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 +11.3/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +2.7/5.0
• 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: 2 units. 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

Seller selling in AS IS Condition.3 structures on one lot. Great investment opportunity for extra income! BUYER TO VERIFY ALL INFORMATION. Unit 546 Detached garage with upstairs apartment 2/1, 1660 sq.ft.. Unit 550 UP , Unit 3839 DOWN story Duplex 3/2,1866 sq.ft.. unit 3833 1 story structure 2/1, 1021 sq.ft..

Key facts

• 2 buildings
• Garage apartment
• 3 structures

Tags

• 3 STRUCTURES
• 2 BUILDINGS
• GARAGE APARTMENT

Property features AI

Exterior

• Parking: Other parking
• Utilities: Other utilities
• Home design: Multi-family property; Multi/split levels
• Exterior features: Corner lot

Interior

• Bedrooms: 7 bedrooms
• Bathrooms: 5 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Mixed-use property

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative. Per door: $-45/mo.
• To cash-flow at today's rent, offer at most $234k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (14.8% below list).
• Recommended offer: $213k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 flat; 194 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,131/mo this rent would consume 65% of the median local household income ($39k/yr) (locally 1057% 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 $2k of loan paydown is wiped out by about $8k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 13y 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 $200k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1933 — 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 $213,100 (14.8% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.85% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $157,700
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 Linwood Ave	0.35mi	3/—	1,630 (-2%)	6mo	$190,000	$117	76
4304 Springfield Blvd	0.14mi	4/2.0 (+1)	1,660 (0%)	16mo	$157,500	$95	72
337 Basswood St	0.23mi	3/2.0	1,712 (+3%)	13mo	$130,000	$76	70
330 W 26th St	0.28mi	4/2.0 (+1)	1,728 (+4%)	2mo	$155,000	$90	69
3730 Lehigh St	0.22mi	4/2.0 (+1)	1,792 (+8%)	10mo	$170,000	$95	59

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.28×
• Total profit: $-50,504
• Equity at exit: $37,276

10-year hold

• IRR: -20.5%
• Equity multiple: 0.03×
• Total profit: $-68,148
• Equity at exit: $21,615

Cash invested: $70,000 (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 32206

• Home prices YoY: -23.7%
• Rents YoY: 0.9%
• Active inventory: 194
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $2,131 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$358 /mo · $4,298/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-90

Break-even live

Break-even rent $2,245

Max offer price $234,119

Occupancy floor 99%

Sensitivity live

Price	-10% $52	-5% $-19	+0% $-90	+5% $-161	+10% $-231
Rent	-10% $-258	-5% $-174	+0% $-90	+5% $-6	+10% $78
Rate	-1.0pp $36	-0.5pp $-26	base $-90	+0.5pp $-155	+1.0pp $-221

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,130
Total (2 units)			$2,131

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
421 Golfair Blvd Jacksonville, FL	4.0	2.5	1761	$1,381	$0.78	16d	1	0.16mi
326 Basswood St Jacksonville, FL	3.0	2.0	1317	$1,550	$1.18	24d	1	0.24mi
4526 Fairview St Jacksonville, FL	2.0	1.0	1575	$980	$0.62	17d	1	0.28mi
347 W 23rd St Jacksonville, FL	3.0	1.5	1176	$1,112	$0.95	8d	1	0.34mi
118 W 28th St Jacksonville, FL	3.0	2.0	1332	$1,250	$0.94	24d	1	0.36mi
643 Linwood Ave Jacksonville, FL	3.0	2.0	1232	$1,325	$1.08	3d	1	0.39mi
26 W 27th St Jacksonville, FL	3.0	2.0	1512	$1,300	$0.86	24d	1	0.48mi
28 W 33rd St Jacksonville, FL	4.0	1.0	1395	$898	$0.64	8d	1	0.49mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,095	$1.02	21d	1	0.50mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,075	$1.00	4d	1	0.50mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,095	$1.02	21d	1	0.50mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,075	$1.00	14d	1	0.50mi
1031 W 26th St Jacksonville, FL	3.0	2.0	1261	$1,445	$1.15	24d	1	0.50mi
3902 Stuart St Jacksonville, FL	2.0	2.0	1114	$1,050	$0.94	24d	1	0.53mi
331 W 40th St Jacksonville, FL	4.0	2.0	1536	$1,375	$0.90	4d	1	0.53mi
429 W 18th St Jacksonville, FL	2.0	1.0	1924	$1,050	$0.55	8d	1	0.55mi
1018 W 23rd St Jacksonville, FL	3.0	2.5	1161	$1,600	$1.38	24d	1	0.56mi
3020 N Laura St Jacksonville, FL	3.0	1.0	1162	$1,300	$1.12	24d	1	0.57mi
1149 W 28th St Jacksonville, FL	4.0	2.0	1344	$1,302	$0.97	24d	1	0.63mi
503 W 16th St Jacksonville, FL	4.0	1.5	1216	$1,420	$1.17	24d	1	0.64mi
1173 W 27th St Jacksonville, FL	3.0	1.0	1080	$1,145	$1.06	14d	1	0.66mi
1201 W 27th St Jacksonville, FL	3.0	2.0	1120	$1,145	$1.02	24d	1	0.71mi
1220 W 28th St Jacksonville, FL	3.0	1.0	1122	$1,299	$1.16	24d	1	0.73mi
5035 N Main St Jacksonville, FL	3.0	1.0–2.0	816	$1,459	$1.79	24d	69	0.82mi
1288 W 28th St Jacksonville, FL	4.0	1.5	1449	$1,267	$0.87	14d	1	0.82mi
562 W 49th St Jacksonville, FL	3.0	1.0	1091	$1,195	$1.10	24d	1	0.85mi
3747 Peachtree St Jacksonville, FL	3.0	2.0	1082	$1,410	$1.30	4d	1	0.86mi
425 W 47th St Jacksonville, FL	3.0	1.5	1083	$1,193	$1.10	8d	1	0.90mi
2313 Janette St Jacksonville, FL	4.0	2.0	1148	$1,349	$1.18	16d	1	0.90mi
664 Escambia St Jacksonville, FL	3.0	2.0	1352	$1,500	$1.11	17d	1	0.94mi
1407 W 31st St Jacksonville, FL	3.0	3.5	1140	$1,550	$1.36	24d	1	0.95mi
646 Escambia St Jacksonville, FL	3.0	2.0	1200	$1,395	$1.16	21d	1	0.95mi
318 E 19th St Jacksonville, FL	2.0	1.0	1096	$895	$0.82	24d	1	0.95mi
30 W 12th St Jacksonville, FL	4.0	3.0	1792	$2,580	$1.44	2d	1	0.96mi
231 W 10th St Jacksonville, FL	3.0	1.0	1200	$1,500	$1.25	24d	1	1.00mi
1348 Crestwood St Jacksonville, FL	3.0	1.0	1300	$1,100	$0.85	24d	1	1.01mi
2040 N Laura St Jacksonville, FL	2.0	1.5	1300	$1,498	$1.15	24d	1	1.01mi
1052 Maynard St Unit 1056 Jacksonville, FL	2.0	1.0	1888	$895	$0.47	24d	1	1.03mi
1431 W 21st St Jacksonville, FL	3.0	2.0	1199	$1,425	$1.19	15d	1	1.07mi
1410 W 20th St Jacksonville, FL	3.0	2.0	1170	$1,485	$1.27	14d	1	1.07mi

Listing history 4 events

1. 2026-06-18
   days on market $250,000 Active 3 DOM
2. 2026-06-17
   days on market $250,000 Active 2 DOM
3. 2026-06-16
   remarks 109-char remark
4. 2026-06-16
   listed $250,000 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: $4,298 · $358/mo
• Projected year-2 tax: $4,298 · $358/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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,572
• − Mortgage interest: −$14,004
• − Property taxes: −$4,298
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$7,273
• Taxable loss: −$5,344
• Est. tax savings @ 24.0%: +$1,283
• After-tax cash flow: $204/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): 17,105
• Household income: $39,242
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1057.0

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 (65%)
• Race & ethnicity: Black 65% White 22% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Arabic 1% German/W. Germanic 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: ▼ -64.55%
• Current HPI: 208.1852
• Rent YoY: ▲ 0.94%
• 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

+257.1% since first listed

28 events — show timeline

• 2026-06-15 Listed $250,000 realMLS
• 2024-07-29 Relisted — realMLS
• 2024-07-26 Sold (MLS) $200,000 realMLS
• 2024-07-10 Listing Removed — realMLS
• 2024-05-21 Contingent — realMLS
• 2024-04-09 Price Changed $199,900 realMLS
• 2024-03-14 Relisted — realMLS
• 2024-03-10 Listing Removed — realMLS
• 2024-02-20 Relisted — realMLS
• 2024-02-20 Price Changed $224,900 realMLS
• 2024-02-10 Listing Removed — realMLS
• 2023-12-14 Relisted — realMLS
• 2023-12-14 Price Changed $244,900 realMLS
• 2023-12-10 Listing Removed — realMLS
• 2023-11-15 Price Changed $259,900 realMLS
• 2023-10-23 Price Changed $279,900 realMLS
• 2023-09-22 Price Changed $289,900 realMLS
• 2023-08-10 Listed $304,900 realMLS
• 2023-05-31 Sold (Public Records) $85,100 Public Records
• 2015-06-18 Sold (Public Records) $21,000 Public Records
• 2014-11-25 Listing Removed — realMLS
• 2014-09-25 Price Changed $40,000 realMLS
• 2014-09-25 Price Changed $73,800 realMLS
• 2014-09-24 Listed $83,800 realMLS
• 2014-06-02 Listing Removed — realMLS
• 2013-05-01 Listed $36,400 realMLS
• 2013-04-08 Listed $60,000 realMLS
• 2003-02-21 Sold (Public Records) $70,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $4,298 · +26.6% YoY. Source: county tax records.