659 Parker St · Jacksonville, FL 32202

$183,900

3 bd · 1.0 ba · 1,556 sqft · SingleFamily public records · 164 Days on market

Built 1914 4,791 sqft lot Est $223k · 17% under

---

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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• Appreciation +4.5/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks MLS

Almost completely remodeled (remodeling in progress), large 5 bedroom 2 bath home great for investor/landlord. SQ FT is approx. Buyer to verify. Seller financing available. See private remarks for other properties owned by this seller. (possible bulk sale)

Key facts

• Central location
• 4,791 sq ft lot
• Built 1914

Tags

• CENTRAL LOCATION
• RENOVATION PROJECT PERMITTED
• INTERIOR GUTTED AND REFRAMED
• AMPLE SIDE AND STREET PARKING
• BACKYARD BIG ENOUGH FOR BBQ

Property features AI

Finance

• Other: Lot approximately 0.11 acres
• HOA & community: Not a senior community

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electricity available; Sewer available; Water available
• Home design: Single family residence; One level; Entry level: 1; Faces west; Current use includes commercial, mixed use, office, residential, and single family
• Construction: Frame construction; Shingle roof
• Exterior features: City street frontage; Asphalt road surface

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Fireplace (other type); No built-in appliances listed
• Laundry & utility: Unfurnished (unit information)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (1.2% below list).
• Recommended offer: $162k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 falling (-3.0%/yr); 35 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1,817/mo this rent would consume 63% of the median local household income ($35k/yr) (locally 461% 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 (-0.9%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $46k; list at $184k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $161,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1914 — 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: 0.99% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $222,508
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1245 Swift St	0.29mi	3/2.0	1,436 (-8%)	6mo	$205,017	$143	64
1053 E Union St	0.51mi	3/2.5	1,500 (-4%)	15mo	$210,000	$140	52
1219 Milnor St	0.72mi	3/2.5	1,668 (+7%)	6mo	$345,000	$207	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.95% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $329
• Equity at exit: $44,800

10-year hold

• IRR: 4.3%
• Equity multiple: 1.38×
• Total profit: $19,544
• Equity at exit: $47,392

Cash invested: $51,492 (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 32202

• Home prices YoY: -1.7%
• Rents YoY: -3.0%
• Active inventory: 35
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$964
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $301

Break-even live

Break-even rent $1,436

Max offer price $183,900

Occupancy floor 78%

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: $45,975
• Closing costs: $5,517
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1131 Phelps St Jacksonville, FL	3.0	1.0	1120	$895	$0.80	23d	1	0.57mi
1109 Phelps St Jacksonville, FL	3.0	1.0	1120	$850	$0.76	7d	1	0.60mi
1143 Van Buren St Jacksonville, FL	3.0	2.0	1230	$1,421	$1.16	16d	1	0.75mi
960 E Adams St Jacksonville, FL	2.0	1.0–2.5	857	$3,338	$3.89	2d	125	0.76mi
700 E Union St Jacksonville, FL	1.0–3.0	1.0–2.0	1070	$3,185	$2.98	4d	63	0.84mi
1130 Spearing St Jacksonville, FL	3.0	1.0	1320	$1,400	$1.06	20d	1	0.88mi
720 E 3rd St Jacksonville, FL	3.0	1.0	1076	$1,075	$1.00	23d	1	0.90mi
1115 E 5th St Jacksonville, FL	3.0	2.0	1175	$1,450	$1.23	23d	1	1.02mi
1715 Brackland St Jacksonville, FL	4.0	2.0	1175	$1,425	$1.21	14d	1	1.05mi
1726 Buckman St Jacksonville, FL	2.0	1.0	1166	$1,075	$0.92	7d	1	1.07mi
1153 Walnut St #4 Jacksonville, FL	3.0	1.0	1170	$1,195	$1.02	11d	1	1.08mi
1153 Walnut St #4 Jacksonville, FL	3.0	1.0	1170	$1,195	$1.02	4d	1	1.08mi
706 E 5th St Jacksonville, FL	3.0	2.5	1284	$1,436	$1.12	23d	1	1.09mi
340 E Ashley St Jacksonville, FL	2.0	2.5	1530	$1,695	$1.11	23d	1	1.13mi
343 E Church St Jacksonville, FL	3.0	3.5	1530	$2,195	$1.43	3d	1	1.14mi
1529 Spearing St Jacksonville, FL	3.0	2.0	1077	$1,425	$1.32	4d	1	1.14mi
1445 Ionia St Jacksonville, FL	4.0	2.0	1640	$1,799	$1.10	23d	1	1.15mi
2056 Prudential Dr Jacksonville, FL	3.0	3.5	2144	$6,495	$3.03	14d	1	1.20mi
2054 Prudential Dr Jacksonville, FL	3.0	3.5	1990	$6,000	$3.02	13d	1	1.20mi
440 E 6th St Jacksonville, FL	3.0	2.0	1968	$2,100	$1.07	23d	1	1.24mi
1928 Prudential Dr Jacksonville, FL	3.0	3.5	1745	$3,350	$1.92	23d	1	1.29mi
138 E Duval St Jacksonville, FL	3.0	1.5	1450	$3,200	$2.21	23d	1	1.31mi
122 E Duval St Jacksonville, FL	2.0	2.5	1750	$2,250	$1.29	23d	1	1.33mi
424 Walnut Ct Jacksonville, FL	3.0	2.0	1530	$1,688	$1.10	14d	1	1.36mi
424 Walnut Ct Jacksonville, FL	3.0	2.0	1530	$1,688	$1.10	14d	1	1.36mi
1655 Prudential Dr Jacksonville, FL	3.0	1.0–3.0	1113	$3,314	$2.98	2d	13	1.38mi
1052 E 10th St Jacksonville, FL	3.0	2.0	1726	$1,725	$1.00	23d	1	1.39mi
1438 Magnolia Cir W Jacksonville, FL	3.0	1.0	1304	$1,425	$1.09	23d	1	1.45mi
1148 N Main St Jacksonville, FL	2.0	1.0–2.0	931	$2,195	$2.36	1d	23	1.46mi
1377 Tiber Ave Jacksonville, FL	3.0	2.0	1304	$2,200	$1.69	13d	1	1.46mi
1431 Riverplace Blvd Jacksonville, FL	2.0	2.0–2.5	1632	$3,650	$2.24	17d	3	1.48mi
1431 Riverplace Blvd Jacksonville, FL	2.0	2.0–2.5	1632	$3,725	$2.28	14d	2	1.48mi
944 Broadcast Pl Jacksonville, FL	1.0–2.0	1.0–2.0	970	$2,799	$2.89	2d	40	1.48mi
5350 Arlington Expy Jacksonville, FL	3.0	1.0–2.0	1137	$1,689	$1.48	3d	43	1.50mi
1401 Riverplace Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1401	$4,424	$3.16	4d	9	1.50mi

Listing history 9 events

1. 2026-05-31
   days on market $183,900 Active 164 DOM
2. 2026-04-14
   status Active
3. 2026-04-04
   historical
4. 2026-01-03
   price $183,900
5. 2025-12-04
   listed $179,900 Active
6. 2010-01-05
   historical 257-char remark

   Show marketing remark (257 chars)

   Almost completely remodeled (remodeling in progress), large 5 bedroom 2 bath home great for investor/landlord. SQ FT is approx. Buyer to verify. Seller financing available. See private remarks for other properties owned by this seller. (possible bulk sale)

7. 2008-06-29
   listed $35,000 257-char remark

   Show marketing remark (257 chars)

   Almost completely remodeled (remodeling in progress), large 5 bedroom 2 bath home great for investor/landlord. SQ FT is approx. Buyer to verify. Seller financing available. See private remarks for other properties owned by this seller. (possible bulk sale)

8. 2007-05-30
   soldstatus $46,000
9. 1986-10-01
   soldstatus $27,500

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,526 · $127/mo
• Expected delta: +$407/yr (+$34/mo · 36.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $21,802
• − Mortgage interest: −$10,301
• − Property taxes: −$1,119
• − Insurance: −$920
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$5,350
• Taxable income: $624
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $3,463/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): 6,023
• Household income: $34,825
• Rent vs Own: 91.3% rent · 8.7% own
• Severe rent burden: 461.0

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 0.59)
• Race & ethnicity: Black 49% White 41% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 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: ▼ -0.95%
• Current HPI: 55.4429
• Rent YoY: ▼ -3.04%
• 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

+568.7% since first listed

8 events — show timeline

• 2026-04-14 Relisted — realMLS
• 2026-04-04 Listing Removed — realMLS
• 2026-01-03 Price Changed $183,900 realMLS
• 2025-12-04 Listed $179,900 realMLS
• 2010-01-05 Listing Removed — realMLS
• 2008-06-29 Listed $35,000 realMLS
• 2007-05-30 Sold (Public Records) $46,000 Public Records
• 1986-10-01 Sold (Public Records) $27,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,119 · +235.5% YoY. Source: county tax records.