1265 W 30th St · Jacksonville, FL 32209

$90,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 19 Days on market

Built 1932 4,791 sqft lot

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity!!! Cash only! Tenant just moved out so the home is vacant. 2 beds 1 bathroom. Please see building and inspection site as agent nor owner make no warranties. Seller requests that the home is viewed prior to submitting your offer. Roof was updated 2021 all other info buyer would need to verify. Seller has to sell this home and 854 Mackinaw as a package deal.

Key facts

• Roof redone
• 4,791 sq ft lot
• Built 1932

Tags

• ROOF REDONE

Property features AI

Finance

• Financial info: $1,404.93 annual tax (2025)
• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Electricity connected; Water connected
• Home design: Single Family Residence; Residential single-family use
• Exterior features: Lot size approximately 0.11 acres; No private pool

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 37% 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 $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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 21y 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 $65k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1932 — 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: 1.04% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $45,056
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1165 W 24th St	0.32mi	2/1.0	696 (-1%)	4mo	$37,500	$54	80
1130 W 26th St	0.28mi	2/1.0	680 (-3%)	2mo	$17,000	$25	79
1490 W 28th St	0.33mi	2/1.0	728 (+3%)	8mo	$98,000	$135	73
821 W 30th St	0.52mi	2/1.0	736 (+4%)	4mo	$47,000	$64	65
1559 W 31st St	0.41mi	2/1.0	759 (+8%)	4mo	$113,000	$149	64
1595 W 22nd St	0.60mi	2/1.0	696 (-1%)	11mo	$50,000	$72	61
1450 W 22nd St	0.47mi	2/1.0	672 (-4%)	12mo	$42,500	$63	61
1149 W 20th St	0.49mi	2/1.0	768 (+9%)	4mo	$60,000	$78	58
916 W 28th St	0.45mi	2/1.0	791 (+12%)	3mo	$40,000	$51	56
1717 W 29th St	0.61mi	2/1.0	802 (+14%)	4mo	$42,000	$52	45
1505 W 22nd St	0.50mi	3/1.0 (+1)	792 (+12%)	14mo	$68,500	$86	39

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-8,302
• Equity at exit: $13,419

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-2,115
• Equity at exit: $7,782

Cash invested: $25,200 (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: $940 high
• Mortgage (P&I): −$472
• Tax from tax record: −$117 /mo · $1,405/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $116

Break-even live

Break-even rent $793

Max offer price $90,000

Occupancy floor 83%

Sensitivity live

Price	-10% $167	-5% $141	+0% $116	+5% $90	+10% $65
Rent	-10% $42	-5% $79	+0% $116	+5% $153	+10% $190
Rate	-1.0pp $161	-0.5pp $139	base $116	+0.5pp $93	+1.0pp $69

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 W 29th St Unit 1104 Jacksonville, FL	2.0	1.0	624	$850	$1.36	24d	1	0.22mi
1145 W 25th St Unit 1 Jacksonville, FL	2.0	1.0	676	$775	$1.15	18d	1	0.28mi
1437 W 26th St Jacksonville, FL	2.0	1.0	644	$650	$1.01	24d	1	0.29mi
1124 W 25th St #4 Jacksonville, FL	2.0	1.0	676	$1,000	$1.48	24d	1	0.31mi
1363 W 24th St Jacksonville, FL	2.0	1.0	660	$995	$1.51	5d	1	0.32mi
1556 W 28th St Jacksonville, FL	2.0	1.0	682	$875	$1.28	11d	1	0.42mi
3416 N Lee St Unit 1 Jacksonville, FL	2.0	1.0	680	$995	$1.46	24d	1	0.42mi
917 W 30th St Jacksonville, FL	2.0	1.0	672	$1,200	$1.79	18d	1	0.43mi
849 W 30th St Apt 3 Jacksonville, FL	2.0	1.0	750	$965	$1.29	24d	1	0.48mi
1526 W 22nd St Jacksonville, FL	2.0	1.0	624	$900	$1.44	17d	1	0.53mi
1625 W 26th St Jacksonville, FL	2.0	1.0	750	$800	$1.07	3d	1	0.55mi
1625 W 26th St Unit 4 Jacksonville, FL	2.0	1.0	750	$900	$1.20	24d	1	0.55mi
1625 W 26th St Unit 2 Jacksonville, FL	2.0	1.0	750	$800	$1.07	24d	1	0.55mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$870	$1.15	3d	8	0.63mi
2532 Moncrief Rd Jacksonville, FL	2.0	1.0	700	$900	$1.29	24d	1	0.72mi
1523 W 15th St Jacksonville, FL	1.0	1.0	600	$925	$1.54	24d	1	0.77mi
519 W 23rd St Jacksonville, FL	1.0	1.0	624	$775	$1.24	24d	1	0.87mi
2314 Teal St Jacksonville, FL	2.0	1.0	750	$1,150	$1.53	24d	1	0.88mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	22d	1	0.90mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	15d	1	0.90mi
610 W 18th St Unit 2 Jacksonville, FL	2.0	1.0	750	$825	$1.10	3d	1	0.91mi
610 W 18th St Unit 1 Jacksonville, FL	2.0	1.0	750	$825	$1.10	24d	1	0.91mi
3933 Boulevard #2 Jacksonville, FL	2.0	1.0	684	$748	$1.09	8d	1	0.94mi
1803 W 44th St Unit 1803 Jacksonville, FL	2.0	1.0	750	$950	$1.27	8d	1	0.97mi
1059 Glencarin St Jacksonville, FL	2.0	1.0	645	$897	$1.39	5d	1	1.00mi
2310 Fairfax St Jacksonville, FL	2.0	1.0	726	$600	$0.83	24d	1	1.04mi
2312 Fairfax St Jacksonville, FL	3.0	1.0	726	$650	$0.90	18d	1	1.04mi
851 Broxton St Unit 851 Jacksonville, FL	1.0	1.0	700	$875	$1.25	18d	1	1.05mi
1824 W 14th St Unit 3 Jacksonville, FL	2.0	1.0	674	$775	$1.15	24d	1	1.05mi
2306 Fairfax St Unit 3 Jacksonville, FL	2.0	1.0	700	$650	$0.93	24d	1	1.05mi
2306 Fairfax St Unit 2 Jacksonville, FL	1.0	1.0	500	$600	$1.20	24d	1	1.05mi
1044 Reiman St Jacksonville, FL	2.0	1.0	630	$895	$1.42	24d	1	1.06mi
4226 N Pearl St Jacksonville, FL	1.0	1.0	500	$1,100	$2.20	22d	1	1.06mi
1538 Ella St Unit 1 Jacksonville, FL	2.0	1.0	700	$1,100	$1.57	24d	1	1.12mi
1046 W 8th St Jacksonville, FL	2.0	1.0	750	$900	$1.20	24d	1	1.12mi
1785 Mount Herman St Unit 1787 Jacksonville, FL	2.0	1.0	750	$900	$1.20	24d	1	1.15mi
1923 Fairfax St Jacksonville, FL	2.0	1.0	616	$835	$1.36	15d	1	1.17mi
1666 Myrtle Ave N Unit 1666 Jacksonville, FL	2.0	1.0	700	$925	$1.32	24d	1	1.20mi
101 W 21st St Unit 2 Jacksonville, FL	2.0	1.0	635	$1,085	$1.71	24d	1	1.21mi
3305 N Laura St Unit 2 Jacksonville, FL	2.0	1.0	520	$875	$1.68	24d	1	1.22mi

Listing history 13 events

1. 2026-06-21
   days on market $90,000 Active 19 DOM
2. 2026-06-18
   days on market $90,000 Active 16 DOM
3. 2026-06-17
   days on market $90,000 Active 15 DOM
4. 2026-06-16
   days on market $90,000 Active 14 DOM
5. 2026-06-15
   days on market $90,000 Active 13 DOM
6. 2026-06-13
   days on market $90,000 Active 11 DOM
7. 2026-06-13
   days on market $90,000 Active 10 DOM
8. 2026-06-10
   days on market $90,000 Active 7 DOM
9. 2026-06-08
   days on market $90,000 Active 6 DOM
10. 2026-06-07
    days on market $90,000 Active 5 DOM
11. 2026-06-05
    days on market $90,000 Active 2 DOM
12. 2026-06-03
    remarks 412-char remark
13. 2026-06-03
    listed $90,000 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: $1,405 · $117/mo
• Projected year-2 tax: $1,405 · $117/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: $11,277
• − Mortgage interest: −$5,041
• − Property taxes: −$1,405
• − Insurance: −$450
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,618
• Taxable loss: −$42
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $1,400/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

+83.7% since first listed

41 events — show timeline

• 2026-06-02 Listed $90,000 realMLS
• 2024-10-31 Sold (Public Records) $65,000 Public Records
• 2024-10-30 Sold (MLS) $65,000 realMLS
• 2024-09-25 Pending — realMLS
• 2024-08-30 Price Changed $70,000 realMLS
• 2024-08-21 Listed $105,000 realMLS
• 2023-12-19 Listing Removed — realMLS
• 2023-12-19 Listing Removed — realMLS
• 2023-12-19 Rental Removed $1,250 APPFOLIO
• 2023-12-06 Listed for Rent $1,250 APPFOLIO
• 2023-10-07 Price Changed $110,000 realMLS
• 2023-10-07 Price Changed $110,000 realMLS
• 2023-09-11 Listed $120,000 realMLS
• 2023-09-08 Listed $120,000 realMLS
• 2022-02-07 Sold (Public Records) $92,600 Public Records
• 2022-01-28 Pending — realMLS
• 2022-01-28 Relisted — realMLS
• 2022-01-28 Sold (MLS) $92,600 realMLS
• 2022-01-26 Pending — realMLS
• 2022-01-22 Contingent — realMLS
• 2022-01-17 Relisted — realMLS
• 2021-12-28 Pending — realMLS
• 2021-12-10 Contingent — realMLS
• 2021-12-10 Relisted — realMLS
• 2021-12-08 Pending — realMLS
• 2021-12-06 Price Changed $100,000 realMLS
• 2021-12-02 Listed $85,000 realMLS
• 2021-07-06 Listing Removed — realMLS
• 2021-06-29 Price Changed $79,000 realMLS
• 2021-06-22 Price Changed $90,000 realMLS
• 2021-06-22 Relisted — realMLS
• 2021-06-11 Listing Removed — realMLS
• 2021-06-08 Price Changed $85,000 realMLS
• 2021-06-02 Relisted — realMLS
• 2021-06-01 Listing Removed — realMLS
• 2021-05-26 Price Changed $91,000 realMLS
• 2021-05-21 Listed $95,000 realMLS
• 2005-07-25 Sold (Public Records) $45,000 Public Records
• 2005-07-24 Listing Removed — realMLS
• 2005-07-22 Sold (MLS) $45,000 realMLS
• 2005-05-30 Listed $49,000 realMLS

Property tax history

+8.3%/yr

Latest (2025): $1,405 · -13.0% YoY. Source: county tax records.