1339 Mount Herman St · Jacksonville, FL 32209

$109,900

3 bd · 1.0 ba · 756 sqft · SingleFamily public records · 403 Days on market

Built 1968 Est $97k · 14% over

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Why this score? — see what drove the C- 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 +22.9/30.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great cash flow positive rental newly renovated. Plug this into your rental portfolio, let someone else manage it, and enjoy monthly positive cash flows and future appreciation.

Key facts

• Massive back yard
• New plumbing
• Uf shands hospital

Tags

• COTTAGE CLOSE TO DOWNTOWN
• CLOSE TO GREENWAY TRAIL
• UF SHANDS HOSPITAL
• ROOF ONLY A FEW YEARS OLD
• NEW PLUMBING
• MASSIVE BACK YARD

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Cable available; Electricity available and connected; Natural gas available; Sewer connected; Water connected
• Home design: Single-family residence; One story; Entry level: 1; Faces west
• Construction: Fiber cement exterior; Shingle roof
• Exterior features: Balcony; Covered deck; Front porch; Patio; Porch; Screened porch; Side porch; Chain link fencing; City street frontage; Asphalt road surface

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Wall/window air conditioning units
• Interior features: Breakfast nook; Ceiling fans; Eat-in kitchen; Primary bathroom with tub and shower
• Laundry & utility: In-unit laundry; Washer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• 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 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).
• This rent runs 45% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 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 403 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask is 9058% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 403 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $96,768
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1329 Mt Herman St	0.01mi	3/1.0	798 (+6%)	19mo	$91,000	$114	74
1335 Cleveland St	0.09mi	2/1.0 (-1)	843 (+12%)	7mo	$53,000	$63	66
1464 W 6th St	0.62mi	2/1.0 (-1)	766 (+1%)	6mo	$98,000	$128	58
1536 W 3rd St	0.73mi	2/1.0 (-1)	776 (+3%)	1mo	$107,000	$138	56
1339 Hart St	0.46mi	2/2.0 (-1)	818 (+8%)	4mo	$199,017	$243	52
1444 Grothe St	0.57mi	3/1.0	828 (+10%)	7mo	$75,000	$91	52
1332 Steele St	0.51mi	2/2.0 (-1)	818 (+8%)	9mo	$185,020	$226	46
1080 W 13th St	0.70mi	2/1.0 (-1)	792 (+5%)	11mo	$66,000	$83	45
1436 State St W	0.63mi	2/1.0 (-1)	720 (-5%)	20mo	$65,000	$90	41
1414 Windle St	0.62mi	3/1.0	864 (+14%)	13mo	$152,000	$176	36

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-6,838
• Equity at exit: $16,386

10-year hold

• IRR: 2.1%
• Equity multiple: 1.14×
• Total profit: $4,460
• Equity at exit: $9,502

Cash invested: $30,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$576
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $194

Break-even live

Break-even rent $897

Max offer price $109,900

Occupancy floor 78%

Sensitivity live

Price	-10% $256	-5% $225	+0% $194	+5% $163	+10% $131
Rent	-10% $103	-5% $149	+0% $194	+5% $239	+10% $284
Rate	-1.0pp $249	-0.5pp $222	base $194	+0.5pp $165	+1.0pp $136

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 Francis St Jacksonville, FL	2.0	2.0	1003	$1,095	$1.09	24d	1	0.07mi
1454 Francis St Jacksonville, FL	3.0	2.0	1084	$1,243	$1.15	24d	1	0.14mi
1531 Louisiana St Unit 3 Jacksonville, FL	2.0	1.0	663	$850	$1.28	24d	1	0.31mi
926 Eaverson St Unit 745-3 Jacksonville, FL	2.0	1.0	676	$800	$1.18	24d	1	0.31mi
1230 W 3rd St Jacksonville, FL	2.0	1.0	750	$950	$1.27	24d	3	0.32mi
1235 W 5th St Jacksonville, FL	2.0	1.0	600	$895	$1.49	24d	1	0.36mi
1785 Mount Herman St Unit 1787 Jacksonville, FL	2.0	1.0	750	$900	$1.20	24d	1	0.41mi
1024 8th St W Jacksonville, FL	2.0	1.0	816	$950	$1.16	24d	1	0.43mi
1046 W 8th St Jacksonville, FL	2.0	1.0	750	$900	$1.20	24d	1	0.43mi
1823 Francis St Jacksonville, FL	2.0	1.0	803	$975	$1.21	24d	1	0.48mi
1358 Prince St Jacksonville, FL	3.0	2.5	1044	$1,350	$1.29	24d	1	0.49mi
1358 Prince St Jacksonville, FL	3.0	3.5	1044	$1,350	$1.29	22d	1	0.49mi
1504 Perry St Jacksonville, FL	2.0	1.0	800	$1,275	$1.59	15d	1	0.50mi
1376 Prince St Jacksonville, FL	2.0	1.0	800	$1,050	$1.31	8d	1	0.51mi
1044 Reiman St Jacksonville, FL	2.0	1.0	630	$895	$1.42	24d	1	0.51mi
1666 Myrtle Ave N Unit 1666 Jacksonville, FL	2.0	1.0	700	$925	$1.32	24d	1	0.52mi
1437 Prince St Unit 1437 Jacksonville, FL	2.0	1.0	700	$1,120	$1.60	24d	1	0.59mi
1460 W 5th St Jacksonville, FL	2.0	1.0	675	$875	$1.30	13d	1	0.60mi
1460 W 5th St Unit 1 Jacksonville, FL	2.0	1.0	700	$850	$1.21	13d	1	0.60mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	24d	1	0.63mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	5d	1	0.63mi
1425 Morgan St Jacksonville, FL	2.0	1.0	850	$650	$0.76	4d	1	0.66mi
1448 Union St W Jacksonville, FL	3.0	1.0	958	$1,200	$1.25	24d	1	0.70mi
2314 Teal St Jacksonville, FL	2.0	1.0	750	$1,150	$1.53	24d	1	0.75mi
421 W Church St Jacksonville, FL	1.0–2.0	1.0–2.0	1103	$1,890	$1.71	4d	12	0.75mi
2324 Moncrief Rd Unit 2324 Jacksonville, FL	2.0	1.0	900	$900	$1.00	24d	1	0.78mi
844 Tyler St Unit 1 Jacksonville, FL	2.0	1.0	800	$900	$1.12	8d	1	0.78mi
1537 7th St W Unit B Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	24d	1	0.78mi
1537 W 7th St Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	8d	1	0.78mi
1539 Union St W Jacksonville, FL	3.0	1.5	1000	$1,144	$1.14	14d	1	0.83mi
1570 Mc Conihe St Unit B Jacksonville, FL	2.0	1.0	714	$875	$1.23	24d	1	0.83mi
1534 Morgan St Unit 1-4 Jacksonville, FL	3.0	1.0	694	$999	$1.44	24d	1	0.84mi
2532 Moncrief Rd Jacksonville, FL	2.0	1.0	700	$900	$1.29	24d	1	0.84mi
1538 Ella St Unit 1 Jacksonville, FL	2.0	1.0	700	$1,100	$1.57	24d	1	0.84mi
1148 N Main St Jacksonville, FL	2.0	1.0–2.0	931	$2,195	$2.36	2d	23	0.85mi
1640 W 4th St Unit 1 Jacksonville, FL	4.0	2.0	1119	$1,675	$1.50	21d	1	0.86mi
1649 State St W Jacksonville, FL	2.0	1.0	540	$780	$1.44	24d	1	0.93mi
1651 Union St W Jacksonville, FL	2.0	1.0	675	$900	$1.33	24d	1	0.94mi
1710 W 2nd St Unit A Jacksonville, FL	2.0	1.0	939	$800	$0.85	24d	1	0.94mi
1657 Union St W Unit 1 Jacksonville, FL	2.0	1.0	700	$1,050	$1.50	2d	1	0.94mi

Listing history 18 events

1. 2026-06-21
   days on market $109,900 Active 403 DOM
2. 2026-06-18
   days on market $109,900 Active 400 DOM
3. 2026-06-17
   days on market $109,900 Active 399 DOM
4. 2026-06-16
   days on market $109,900 Active 398 DOM
5. 2026-06-15
   days on market $109,900 Active 397 DOM
6. 2026-06-10
   days on market $109,900 Active 391 DOM
7. 2026-06-08
   days on market $109,900 Active 390 DOM
8. 2026-06-08
   days on market $109,900 Active 389 DOM
9. 2026-06-03
   days on market $109,900 Active 385 DOM
10. 2026-06-02
    days on market $109,900 Active 384 DOM
11. 2026-06-01
    days on market $109,900 Active 383 DOM
12. 2026-05-31
    days on market $109,900 Active 382 DOM
13. 2025-12-01
    status Active
14. 2025-10-20
    historical
15. 2025-09-09
    listed $1,200
16. 2025-04-02
    listed $109,900 Active
17. 2012-09-10
    listed $44,900 178-char remark

    Show marketing remark (268 chars)

    Newly renovated cottage with new carpet, tile, paint, and much more. Rents for $525/month, this is a great investment property with positive cash flow. Close to park, churches, magnate elementary school, I-95 downtown, Shands hospital and the main branch Post Office.

18. 2012-09-10
    listed $29,900 268-char remark

    Show marketing remark (268 chars)

    Newly renovated cottage with new carpet, tile, paint, and much more. Rents for $525/month, this is a great investment property with positive cash flow. Close to park, churches, magnate elementary school, I-95 downtown, Shands hospital and the main branch Post Office.

ⓘ 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: $1,035 · $86/mo
• Projected year-2 tax: $1,035 · $86/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: $13,702
• − Mortgage interest: −$6,156
• − Property taxes: −$1,035
• − Insurance: −$550
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,197
• Taxable income: $572
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $2,187/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

-97.3% since first listed

6 events — show timeline

• 2025-12-01 Relisted — realMLS
• 2025-10-20 Listing Removed — realMLS
• 2025-09-09 Listed for Rent $1,200 NEFLMLS
• 2025-04-02 Listed $109,900 realMLS
• 2012-09-10 Listed $29,900 realMLS
• 2012-09-10 Listed $44,900 realMLS

Property tax history

+3.1%/yr

Latest (2025): $1,035 · +32.7% YoY. Source: county tax records.