446 W 26th St · Jacksonville, FL 32206

$100,000

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 172 Days on market

Built 1922 4,791 sqft lot Est $151k · 34% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.3/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property is part of a portfolio and may be sold individually or as part of a package. Step into the perfect starter home in the heart of Brentwood! This 2-bedroom, 1-bath home offers 1,192 sq ft of living space on a compact lot, perfectly sized for easy maintenance. Built in 1922 and updated with a newer roof (2018), this property combines classic structure with modern reliability. Located in an established neighborhood with easy access to schools, parks, downtown Jacksonville, and major roadways, this property delivers long-term value and convenience. Whether you're growing your rental portfolio or seeking your next home, this Brentwood opportunity checks all the boxes.

Key facts

• Easy access to parks
• 4,791 sq ft lot
• Built 1922

Tags

• UPDATED WITH A NEWER ROOF
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO PARKS
• EASY ACCESS TO MAJOR ROADWAYS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story; Entry level: 1
• Construction: Frame construction with wood siding; Shingle roof
• Exterior features: City street frontage; Asphalt road surface

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (entry level)
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Eat-in kitchen; Pantry; Primary bathroom with tub/shower
• Laundry & utility: In-unit laundry with electric dryer hookup and washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 flat; 194 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% of the median local income ($39k/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 $691 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 172 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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 1922 — 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: 1.23% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.40%
• DSCR: 1.46
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $151,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3918 Springfield Blvd	0.28mi	3/2.0	1,222 (+2%)	3mo	$185,000	$151	76
3032 Laura St N	0.36mi	3/1.0	1,150 (-4%)	4mo	$70,000	$61	74
705 Oak Arbor Cir	0.22mi	3/2.0	1,094 (-8%)	1mo	$160,000	$146	72
33 E 29th St	0.49mi	4/2.0 (+1)	1,169 (-2%)	1mo	$216,000	$185	64
4710 Springfield Blvd	0.59mi	3/2.0	1,208 (+1%)	4mo	$170,000	$141	62
4808 Silver St	0.62mi	3/1.0	1,120 (-6%)	1mo	$135,000	$121	60
662 Beechwood St	0.64mi	4/2.0 (+1)	1,208 (+1%)	4mo	$153,000	$127	56
3410 N Lee St	0.54mi	3/1.0	1,056 (-11%)	3mo	$100,000	$95	54
1136 W 25th St	0.71mi	3/2.0	1,267 (+6%)	0mo	$222,000	$175	52
3317 N Laura St	0.32mi	4/2.0 (+1)	1,364 (+14%)	3mo	$65,000	$48	50
317 W 41st St	0.73mi	3/2.0	1,268 (+6%)	2mo	$125,000	$99	50
28 W 35th St	0.49mi	3/1.5	1,034 (-13%)	4mo	$110,000	$106	49

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-3,204
• Equity at exit: $14,910

10-year hold

• IRR: 4.0%
• Equity multiple: 1.27×
• Total profit: $7,458
• Equity at exit: $8,646

Cash invested: $28,000 (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 32206

• Home prices YoY: -23.7%
• Rents YoY: 0.9%
• Active inventory: 194
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$524
• Tax from tax record: −$161 /mo · $1,931/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $243

Break-even live

Break-even rent $920

Max offer price $100,000

Occupancy floor 75%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 W 25th St Jacksonville, FL	2.0	1.0	944	$1,100	$1.17	23d	1	0.09mi
347 W 23rd St Jacksonville, FL	3.0	1.5	1176	$1,112	$0.95	7d	1	0.11mi
3730 Lehigh St Unit 3730 Jacksonville, FL	2.0	1.0	850	$900	$1.06	14d	1	0.16mi
3732 Lehigh St Jacksonville, FL	2.0	1.0	850	$900	$1.06	14d	1	0.17mi
204 W 23rd St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	1d	1	0.21mi
154 W 28th St Jacksonville, FL	2.0	2.0	818	$1,138	$1.39	17d	1	0.22mi
134 W 23rd St Jacksonville, FL	2.0	1.0	768	$1,050	$1.37	23d	1	0.25mi
522 W 21st St Jacksonville, FL	3.0	2.0	1045	$1,350	$1.29	23d	1	0.25mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	14d	1	0.26mi
3927 Notter Ave Jacksonville, FL	2.0	1.0	738	$850	$1.15	21d	1	0.26mi
118 W 28th St Jacksonville, FL	3.0	2.0	1332	$1,250	$0.94	23d	1	0.26mi
3728 Silver St Jacksonville, FL	2.0	1.0	916	$1,100	$1.20	23d	1	0.28mi
326 Basswood St Jacksonville, FL	3.0	2.0	1317	$1,550	$1.18	23d	1	0.29mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	4d	1	0.30mi
3914 Springfield Blvd Jacksonville, FL	2.0	1.0	858	$1,050	$1.22	23d	1	0.30mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,075	$1.00	14d	1	0.31mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,075	$1.00	4d	1	0.31mi
519 W 19th St Unit a Jacksonville, FL	2.0	1.5	1071	$1,095	$1.02	21d	1	0.31mi
519 W 19th St Jacksonville, FL	2.0	2.0	1071	$1,095	$1.02	21d	1	0.31mi
34 W 23rd St Jacksonville, FL	3.0	1.5	962	$1,400	$1.46	23d	1	0.32mi
2906 Silver St Unit 01 Jacksonville, FL	2.0	1.0	840	$895	$1.07	23d	1	0.33mi
3020 N Laura St Jacksonville, FL	3.0	1.0	1162	$1,300	$1.12	23d	1	0.34mi
610 W 18th St Unit 1 Jacksonville, FL	2.0	1.0	750	$825	$1.10	23d	1	0.41mi
610 W 18th St Unit 2 Jacksonville, FL	2.0	1.0	750	$825	$1.10	2d	1	0.41mi
666 Basswood St Jacksonville, FL	3.0	1.0	1002	$1,400	$1.40	23d	1	0.43mi
503 W 16th St Jacksonville, FL	4.0	1.5	1216	$1,420	$1.17	23d	1	0.45mi
451 Long Branch Blvd Unit 451 Jacksonville, FL	2.0	1.0	1000	$1,350	$1.35	23d	1	0.45mi
28 W 33rd St Jacksonville, FL	4.0	1.0	1395	$898	$0.64	7d	1	0.46mi
2817 Mars Ave Jacksonville, FL	2.0	1.0	945	$975	$1.03	21d	1	0.47mi
916 W 25th St Jacksonville, FL	2.0	1.0	816	$1,025	$1.26	17d	1	0.47mi
849 W 30th St Apt 3 Jacksonville, FL	2.0	1.0	750	$965	$1.29	23d	1	0.47mi
2811 Venus St Jacksonville, FL	2.0	1.0	830	$1,087	$1.31	4d	1	0.51mi
1018 W 23rd St Jacksonville, FL	3.0	2.5	1161	$1,600	$1.38	23d	1	0.58mi
511 Ivy St Jacksonville, FL	2.0	1.0	900	$995	$1.11	23d	1	0.58mi
643 Linwood Ave Jacksonville, FL	3.0	2.0	1232	$1,325	$1.08	3d	1	0.59mi
1031 W 26th St Jacksonville, FL	3.0	2.0	1261	$1,445	$1.15	23d	1	0.59mi
4721 E Castlewood Dr Jacksonville, FL	3.0	1.0	1008	$1,250	$1.24	23d	1	0.63mi
22 W 38th St Jacksonville, FL	2.0	1.0	800	$1,100	$1.38	23d	1	0.65mi
4918 N Pearl St Jacksonville, FL	2.0	1.0	850	$895	$1.05	23d	1	0.66mi
3902 Stuart St Jacksonville, FL	2.0	2.0	1114	$1,050	$0.94	23d	1	0.67mi

Listing history 32 events

1. 2026-06-10
   statusdays on market $100,000 Pending 172 DOM
2. 2026-06-08
   days on market $100,000 Active Under Contract 171 DOM
3. 2026-06-08
   days on market $100,000 Active Under Contract 170 DOM
4. 2026-06-03
   days on market $100,000 Active Under Contract 166 DOM
5. 2026-06-02
   days on market $100,000 Active Under Contract 165 DOM
6. 2026-06-01
   days on market $100,000 Active Under Contract 164 DOM
7. 2026-05-31
   days on market $100,000 Active Under Contract 163 DOM
8. 2026-05-18
   historical Active Under Contract
9. 2026-05-14
   price $100,000
10. 2026-05-06
    price $105,000
11. 2026-04-29
    price $110,000
12. 2026-04-17
    status Active
13. 2026-04-02
    status Active
14. 2026-02-16
    status Active
15. 2026-02-12
    status Pending
16. 2026-02-12
    historical
17. 2026-02-12
    price $120,000
18. 2026-02-12
    historical
19. 2026-02-03
    price $79,000
20. 2026-01-27
    price $80,000
21. 2026-01-14
    price $81,000
22. 2026-01-06
    price $82,000
23. 2025-12-09
    price $82,500
24. 2025-12-04
    price $85,000
25. 2025-11-18
    price $87,500
26. 2025-11-13
    price $90,000
27. 2025-11-04
    price $95,000
28. 2025-10-16
    listed $100,000 Active
29. 2025-08-26
    soldstatus $1,750,000
30. 2025-08-26
    soldstatus $1,750,000
31. 2025-04-29
    soldstatus $432,040
32. 1971-05-10
    soldstatus $9,800

ⓘ 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: $1,931 · $161/mo
• Projected year-2 tax: $1,931 · $161/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: $14,728
• − Mortgage interest: −$5,602
• − Property taxes: −$1,931
• − Insurance: −$500
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,909
• Taxable income: $1,430
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $2,568/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): 17,105
• Household income: $39,242
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1057.0

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 (65%)
• Race & ethnicity: Black 65% White 22% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Arabic 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: ▼ -64.55%
• Current HPI: 208.1852
• Rent YoY: ▲ 0.94%
• 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

+920.4% since first listed

25 events — show timeline

• 2026-05-18 Contingent — realMLS
• 2026-05-14 Price Changed $100,000 realMLS
• 2026-05-06 Price Changed $105,000 realMLS
• 2026-04-29 Price Changed $110,000 realMLS
• 2026-04-17 Relisted — realMLS
• 2026-04-02 Relisted — realMLS
• 2026-02-16 Relisted — realMLS
• 2026-02-12 Pending — realMLS
• 2026-02-12 Listing Removed — realMLS
• 2026-02-12 Price Changed $120,000 realMLS
• 2026-02-12 Listing Removed — realMLS
• 2026-02-03 Price Changed $79,000 realMLS
• 2026-01-27 Price Changed $80,000 realMLS
• 2026-01-14 Price Changed $81,000 realMLS
• 2026-01-06 Price Changed $82,000 realMLS
• 2025-12-09 Price Changed $82,500 realMLS
• 2025-12-04 Price Changed $85,000 realMLS
• 2025-11-18 Price Changed $87,500 realMLS
• 2025-11-13 Price Changed $90,000 realMLS
• 2025-11-04 Price Changed $95,000 realMLS
• 2025-10-16 Listed $100,000 realMLS
• 2025-08-26 Sold (Public Records) $1,750,000 Public Records
• 2025-08-26 Sold (Public Records) $1,750,000 Public Records
• 2025-04-29 Sold (Public Records) $432,040 Public Records
• 1971-05-10 Sold (Public Records) $9,800 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,931 · +19.5% YoY. Source: county tax records.