1663 W 30th St · Jacksonville, FL 32209

$61,900

3 bd · 2.0 ba · 838 sqft · SingleFamily public records · 22 Days on market

Built 1955 4,791 sqft lot Est $96k · 36% under

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

Excellent investment opportunity to rehab and use for rental property. Nice size yard for possible expansion of property. Property is being sold as is.

Key facts

• Covered front porch
• Ready for renovation
• Cottage-style home

Tags

• COTTAGE-STYLE HOME
• COVERED FRONT PORCH
• CORNER LOT
• READY FOR RENOVATION

Property features AI

Exterior

• Utilities: City water; Sewer service
• Home design: Single-story (ground level entry)
• Construction: Concrete block construction; Shingle roof; Crawlspace foundation; Built on a 0.11-acre lot
• Exterior features: Full fence; Corner lot; Less than 1/4 acre

Interior

• Kitchen: Range included; Refrigerator included
• Bedrooms: Master bedroom on the ground level
• Flooring: Vinyl
• Bathrooms: 2 bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Electric heating; Window air conditioning unit
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $61k (1.5% below list) — sets the bar for market timing.

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: Grasp Academy (math 18% / reading 14%, grade F, #2,130 of 2,144 statewide, top 99%, 271 students, 52% FRL); Joseph Stilwell Middle School (math 31% / reading 33%, grade F, #448 of 571 statewide, top 79%, 612 students, 68% FRL); William M. Raines High School (math 14% / reading 13%, grade F, #616 of 667 statewide, top 92%, 1,217 students, 78% FRL) — zoned schools average 66% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 46% district-wide (-25 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $428 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $23k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $62k implies a 1138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,971 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.83% ✓
• Cap rate: 15.16%
• Cash-on-cash: 31.66%
• DSCR: 2.41
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $96,370
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1717 W 29th St	0.06mi	2/1.0 (-1)	802 (-4%)	4mo	$42,000	$52	78
4022 Spires Ave	0.23mi	3/1.0	828 (-1%)	7mo	$83,000	$100	77
4318 Bessie Cir W	0.31mi	3/1.0	864 (+3%)	5mo	$117,200	$136	72
1559 W 31st St	0.17mi	2/1.0 (-1)	759 (-9%)	4mo	$113,000	$149	64
1810 W 24th St	0.34mi	2/1.0 (-1)	871 (+4%)	7mo	$100,000	$115	63
1751 W 20th St	0.48mi	2/1.0 (-1)	880 (+5%)	2mo	$27,500	$31	59
1490 W 28th St	0.30mi	2/1.0 (-1)	728 (-13%)	8mo	$98,000	$135	49
1323 W 30th St	0.47mi	3/1.0	962 (+15%)	1mo	$115,000	$120	49
5298 Golfbrook Dr	0.69mi	2/1.0 (-1)	875 (+4%)	8mo	$116,500	$133	45
1204 W 29th St	0.66mi	3/1.0	960 (+15%)	2mo	$50,000	$52	39
1760 Audubon St	0.69mi	3/1.0	716 (-15%)	5mo	$78,000	$109	35
1279 W 20th St	0.73mi	2/1.0 (-1)	962 (+15%)	2mo	$87,500	$91	31

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: 19.6%
• Equity multiple: 1.78×
• Total profit: $13,583
• Equity at exit: $9,229

10-year hold

• IRR: 27.0%
• Equity multiple: 3.24×
• Total profit: $38,763
• Equity at exit: $5,352

Cash invested: $17,332 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$325
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$26
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $391

Break-even live

Break-even rent $641

Max offer price $61,900

Occupancy floor 61%

Sensitivity live

Price	-10% $426	-5% $408	+0% $391	+5% $373	+10% $356
Rent	-10% $301	-5% $346	+0% $391	+5% $436	+10% $481
Rate	-1.0pp $422	-0.5pp $407	base $391	+0.5pp $375	+1.0pp $358

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: $15,475
• Closing costs: $1,857
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	25d	1	0.11mi
1599 W 30th St Unit B Jacksonville, FL	2.0	1.0	780	$1,150	$1.47	16d	1	0.12mi
1636 W 28th St Jacksonville, FL	3.0	2.0	912	$1,375	$1.51	25d	1	0.13mi
1584 W 31st St Unit 3 Jacksonville, FL	2.0	1.0	832	$900	$1.08	25d	1	0.14mi
1839 W 30th St Jacksonville, FL	3.0	1.0	828	$1,050	$1.27	25d	1	0.15mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	23d	1	0.19mi
1625 W 26th St Unit 2 Jacksonville, FL	2.0	1.0	750	$800	$1.07	25d	1	0.20mi
1625 W 26th St Unit 4 Jacksonville, FL	2.0	1.0	750	$900	$1.20	25d	1	0.20mi
1625 W 26th St Jacksonville, FL	2.0	1.0	750	$800	$1.07	3d	1	0.20mi
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	25d	1	0.22mi
1556 W 28th St Jacksonville, FL	2.0	1.0	682	$875	$1.28	12d	1	0.23mi
1653 W 35th St Jacksonville, FL	2.0	1.0	800	$825	$1.03	25d	1	0.24mi
1551 W 33rd St #2 Jacksonville, FL	2.0	1.0	842	$795	$0.94	22d	1	0.24mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	25d	1	0.27mi
1645 W 23rd St Unit 2 Jacksonville, FL	3.0	1.0	912	$1,275	$1.40	25d	1	0.34mi
4114 Moncrief Rd Unit 2 Jacksonville, FL	2.0	1.0	821	$1,050	$1.28	25d	1	0.36mi
4114 Moncrief Rd Jacksonville, FL	2.0	1.0	821	$975	$1.19	9d	1	0.36mi
1417 W 31st St Jacksonville, FL	3.0	1.0	880	$1,100	$1.25	3d	1	0.42mi
1437 W 26th St Jacksonville, FL	2.0	1.0	644	$650	$1.01	25d	1	0.42mi
1593 W 21st St Jacksonville, FL	2.0	1.0	805	$922	$1.15	25d	1	0.45mi
1968 W 23rd St Unit Main Jacksonville, FL	3.0	2.0	1106	$1,400	$1.27	23d	1	0.46mi
1526 W 22nd St Jacksonville, FL	2.0	1.0	624	$900	$1.44	18d	1	0.46mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$920	$1.22	4d	8	0.47mi
1971 W 22nd St Jacksonville, FL	3.0	1.0	1094	$1,095	$1.00	9d	1	0.48mi
1316 W 31st St Jacksonville, FL	2.0	1.0	906	$998	$1.10	25d	1	0.51mi
1363 W 24th St Jacksonville, FL	2.0	1.0	660	$995	$1.51	6d	1	0.53mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	25d	1	0.54mi
5352 Dodge Rd Jacksonville, FL	3.0	2.0	1050	$1,261	$1.20	25d	1	0.56mi
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	9d	1	0.59mi
1823 W 44th St Jacksonville, FL	3.0	2.0	1066	$1,500	$1.41	25d	1	0.59mi
1901 Pullman Ct Jacksonville, FL	2.0	1.0	969	$1,295	$1.34	9d	1	0.61mi
1359 W 20th St Jacksonville, FL	2.0	1.0	901	$1,134	$1.26	19d	1	0.65mi
2050 W 40th St Jacksonville, FL	3.0	1.0	1010	$1,350	$1.34	18d	1	0.66mi
1220 W 28th St Jacksonville, FL	3.0	1.0	1122	$1,299	$1.16	25d	1	0.66mi
1196 W 30th St Jacksonville, FL	2.0	1.0	875	$880	$1.01	19d	1	0.69mi
1201 W 27th St Jacksonville, FL	3.0	2.0	1120	$1,145	$1.02	25d	1	0.69mi
1173 W 27th St Jacksonville, FL	3.0	1.0	1080	$1,145	$1.06	15d	1	0.74mi
1959 W 45th St Jacksonville, FL	2.0	1.0	895	$1,245	$1.39	15d	1	0.74mi
1525 W 15th St Jacksonville, FL	3.0	1.0	1100	$1,245	$1.13	25d	1	0.74mi
2604 McMillan St Jacksonville, FL	3.0	1.0	912	$1,100	$1.21	23d	1	0.76mi

Listing history 16 events

1. 2026-06-21
   pricedays on market $61,900 Active 22 DOM
2. 2026-06-18
   days on market $69,900 Active 19 DOM
3. 2026-06-17
   days on market $69,900 Active 18 DOM
4. 2026-06-16
   days on market $69,900 Active 17 DOM
5. 2026-06-15
   days on market $69,900 Active 16 DOM
6. 2026-06-13
   days on market $69,900 Active 14 DOM
7. 2026-06-13
   statusdays on market $69,900 Active 13 DOM
8. 2026-05-21
   status Pending
9. 2026-05-20
   price $69,900
10. 2026-05-08
    listed $85,000 Active
11. 2014-04-18
    soldstatus $5,000 151-char remark

    Show marketing remark (151 chars)

    Excellent investment opportunity to rehab and use for rental property. Nice size yard for possible expansion of property. Property is being sold as is.

12. 2013-04-03
    listed $9,500 151-char remark

    Show marketing remark (151 chars)

    Excellent investment opportunity to rehab and use for rental property. Nice size yard for possible expansion of property. Property is being sold as is.

13. 2010-01-05
    historical 377-char remark

    Show marketing remark (377 chars)

    Acquired through foreclosure. Seller makes no Warranties about condition. other than investment property appears to need little to make tenant ready. Seller willing to finance. Seller has multiple properties willing to sell in bulk!!! MLS#'S 510915, 510918, 510913, 510912, 510907, 510902, 510919, 439944, 439095, 439026, 440729, 448526, 502812, 439938, 502769, 502805, 497233.

14. 2009-09-22
    listed $29,000 377-char remark

    Show marketing remark (377 chars)

    Acquired through foreclosure. Seller makes no Warranties about condition. other than investment property appears to need little to make tenant ready. Seller willing to finance. Seller has multiple properties willing to sell in bulk!!! MLS#'S 510915, 510918, 510913, 510912, 510907, 510902, 510919, 439944, 439095, 439026, 440729, 448526, 502812, 439938, 502769, 502805, 497233.

15. 1977-12-30
    soldstatus $15,300
16. 1977-12-30
    soldstatus $15,300

ⓘ 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: $1,074 · $90/mo
• Projected year-2 tax: $1,074 · $90/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 18 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: $13,628
• − Mortgage interest: −$3,467
• − Property taxes: −$1,074
• − Insurance: −$1,107
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$1,801
• Taxable income: $3,999
• Est. tax owed @ 24.0%: −$960
• 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): 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

+356.9% since first listed

9 events — show timeline

• 2026-05-21 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2026-05-20 Price Changed $69,900 St. Augustine and St. Johns County Board of REALTORS®
• 2026-05-08 Listed $85,000 St. Augustine and St. Johns County Board of REALTORS®
• 2014-04-18 Sold (MLS) $5,000 realMLS
• 2013-04-03 Listed $9,500 realMLS
• 2010-01-05 Listing Removed — realMLS
• 2009-09-22 Listed $29,000 realMLS
• 1977-12-30 Sold (Public Records) $15,300 Public Records
• 1977-12-30 Sold (Public Records) $15,300 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,074 · +27.5% YoY. Source: county tax records.