3159 Belden St · Jacksonville, FL 32207

$580,000

8 bd · 4.0 ba · 3,520 sqft · MultiFamily public records · 35 Days on market

Built 1951 0.25 ac 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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• 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: 4 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

Nice Quadraplex with 2 bedroom, 1 bath, 928sf units and separate water meters for each. Rents from $645-780/mo. PLEASE DO NOT BOTHER THE TENANTS.

Key facts

• On site laundry room
• 4 unit property
• New roof

Tags

• 4 UNIT PROPERTY
• NEW ROOF
• WATER HEATERS REPLACED
• ON SITE LAUNDRY ROOM
• ASSIGNED REAR PARKING SPACES

Property features AI

Finance

• Other: No private pool; Stories total: 2
• Financial info: Owner pays common area maintenance, management, pest control, sewer, taxes, and water

Exterior

• Parking: Detached parking; Off-street parking; Additional unassigned parking
• Utilities: Electricity connected
• Home design: Quadruplex; Two levels
• Construction: Concrete and stucco construction
• Exterior features: Other lot features; Other structures on property

Interior

• Kitchen: Electric cooktop
• Bedrooms: 8 bedrooms
• Flooring: Laminate
• Bathrooms: 4 full bathrooms
• Heating & cooling: Individual heating; Individual cooling
• Interior features: Laminate flooring; Electric cooktop
• Laundry & utility: Owner pays common area maintenance, management, pest control, sewer, taxes, and water

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $580k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive. Per door: $38/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $522k (9.9% below list).
• Recommended offer: $522k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Spring Park Elementary School (math 33% / reading 31%, grade F, #1,797 of 2,144 statewide, top 86%, 464 students, 69% FRL); Southside Middle School (math 24% / reading 22%, grade F, #542 of 571 statewide, top 95%, 844 students, 57% FRL); Englewood High School (math 21% / reading 21%, grade F, #551 of 667 statewide, top 83%, 1,741 students, 58% FRL).
• Zoned-school proficiency averages 25% at this address vs 46% district-wide (-20 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 226 active listings in the ZIP; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 35 days — a 3% lower offer ($563k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $269k; list at $580k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $522,500 (9.9% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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 1951 — 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: 0.90% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.39×
• Total profit: $-99,498
• Equity at exit: $86,480

10-year hold

• IRR: -17.2%
• Equity multiple: 0.18×
• Total profit: $-133,037
• Equity at exit: $50,148

Cash invested: $162,400 (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 32207

• Rents YoY: -0.2%
• Active inventory: 226
• Price-to-rent: 37.0×

Monthly cashflow live

• Estimated rent: $5,225 high
• Mortgage (P&I): −$3,042
• Tax from tax record: −$692 /mo · $8,299/yr
• Insurance: −$242
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,097
• Net cashflow: $153

Break-even live

Break-even rent $5,031

Max offer price $580,000

Occupancy floor 92%

Sensitivity live

Price	-10% $481	-5% $317	+0% $153	+5% $-11	+10% $-175
Rent	-10% $-260	-5% $-53	+0% $153	+5% $359	+10% $566
Rate	-1.0pp $445	-0.5pp $300	base $153	+0.5pp $3	+1.0pp $-150

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,224
Total (4 units)			$5,225

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: $145,000
• Closing costs: $17,400
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $580,000 Active 35 DOM
2. 2026-06-18
   days on market $580,000 Active 32 DOM
3. 2026-06-17
   days on market $580,000 Active 31 DOM
4. 2026-06-16
   days on market $580,000 Active 30 DOM
5. 2026-06-15
   days on market $580,000 Active 29 DOM
6. 2026-06-13
   days on market $580,000 Active 26 DOM
7. 2026-06-10
   days on market $580,000 Active 23 DOM
8. 2026-06-08
   days on market $580,000 Active 22 DOM
9. 2026-06-07
   days on market $580,000 Active 21 DOM
10. 2026-06-05
    days on market $580,000 Active 18 DOM
11. 2026-06-03
    days on market $580,000 Active 17 DOM
12. 2026-06-02
    days on market $580,000 Active 16 DOM
13. 2026-06-01
    days on market $580,000 Active 15 DOM
14. 2026-05-31
    days on market $580,000 Active 14 DOM
15. 2026-05-17
    listed $580,000 Active
16. 2015-11-13
    historical 145-char remark

    Show marketing remark (145 chars)

    Nice Quadraplex with 2 bedroom, 1 bath, 928sf units and separate water meters for each. Rents from $645-780/mo. PLEASE DO NOT BOTHER THE TENANTS.

17. 2015-11-13
    status Pending 145-char remark

    Show marketing remark (145 chars)

    Nice Quadraplex with 2 bedroom, 1 bath, 928sf units and separate water meters for each. Rents from $645-780/mo. PLEASE DO NOT BOTHER THE TENANTS.

18. 2015-10-01
    status Active - Contingent 145-char remark

    Show marketing remark (145 chars)

    Nice Quadraplex with 2 bedroom, 1 bath, 928sf units and separate water meters for each. Rents from $645-780/mo. PLEASE DO NOT BOTHER THE TENANTS.

19. 2015-09-24
    historical 145-char remark

    Show marketing remark (145 chars)

    Nice Quadraplex with 2 bedroom, 1 bath, 928sf units and separate water meters for each. Rents from $645-780/mo. PLEASE DO NOT BOTHER THE TENANTS.

20. 2015-06-16
    listed $265,000 Active 145-char remark

    Show marketing remark (145 chars)

    Nice Quadraplex with 2 bedroom, 1 bath, 928sf units and separate water meters for each. Rents from $645-780/mo. PLEASE DO NOT BOTHER THE TENANTS.

21. 2006-01-26
    soldstatus $269,000
22. 1997-11-26
    soldstatus $95,000
23. 1993-10-29
    soldstatus $95,000
24. 1983-10-01
    soldstatus $42,500
25. 1983-10-01
    soldstatus $42,500

ⓘ 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: $8,299 · $692/mo
• Projected year-2 tax: $8,299 · $692/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 10/10 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: $62,700
• − Mortgage interest: −$32,489
• − Property taxes: −$8,299
• − Insurance: −$2,900
• − Repairs & maintenance: −$5,016
• − Management: −$5,016
• − Depreciation: −$16,873
• Taxable loss: −$7,892
• Est. tax savings @ 24.0%: +$1,894
• After-tax cash flow: $3,730/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): 36,998
• Household income: $65,234
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1730.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Black 16% Hispanic / Latino 15% Asian 9% Two or more races 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 4%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 17% · Canada, Philippines, China
• Languages at home: 76% English-only · Spanish 12% Other Asian/Pacific 5% Arabic 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: ▼ -299.33%
• Current HPI: 310.9037
• Rent YoY: ▼ -0.20%
• 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

+1264.7% since first listed

11 events — show timeline

• 2026-05-17 Listed $580,000 realMLS
• 2015-11-13 Listing Removed — realMLS
• 2015-11-13 Pending — realMLS
• 2015-10-01 Relisted — realMLS
• 2015-09-24 Listing Removed — realMLS
• 2015-06-16 Listed $265,000 realMLS
• 2006-01-26 Sold (Public Records) $269,000 Public Records
• 1997-11-26 Sold (Public Records) $95,000 Public Records
• 1993-10-29 Sold (Public Records) $95,000 Public Records
• 1983-10-01 Sold (Public Records) $42,500 Public Records
• 1983-10-01 Sold (Public Records) $42,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $8,299 · +14.1% YoY. Source: county tax records.