1162 W 13th St · Jacksonville, FL 32209

$100,000

2 bd · 1.0 ba · 759 sqft · SingleFamily public records · 334 Days on market

Built 1944 8,276 sqft lot Est $69k · 45% over

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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 +21.5/30.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL! Four-house package. Can also be sold individually, great for first-time home buyers! Lovely single-story home with 2 large bedrooms and 1 full bathroom, cozy living room, dining, kitchen, laundry, and a 1-car garage. Interior recently completely renovated, freshly painted interior & exterior. Newly installed LVP flooring and ceramic tiles in Foyer, laundry and bathroom. Large backyard with plenty of shade, great for Barbeque and/or playground for kids. Home is just across Stanton Preparatory School, a block away from the Public Library. Shands Hospital & James P. Small historical baseball stadium are just a few blocks away. Convenience and accessibility are def

Key facts

• Large backyard
• 8,276 sq ft lot
• Garage

Tags

• NEWLY INSTALLED LVP FLOORING
• CERAMIC TILES IN FOYER
• LARGE BACKYARD

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Detached garage (1 car); Additional parking: Other
• Utilities: Public sewer; Electricity available; Sewer available; Water available
• Home design: Single family residence; One level
• Exterior features: No private pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 8.1% 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: Northwestern Legends Elementary (math 21% / reading 14%, grade F, #2,117 of 2,144 statewide, top 99%, 528 students, 88% FRL); Matthew W. Gilbert Middle School (math 26% / reading 17%, grade F, #553 of 571 statewide, top 97%, 688 students, 86% FRL); Stanton College Preparatory (math 74% / reading 92%, grade A, #17 of 667 statewide, top 3%, 1,363 students, 16% FRL).
• 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 40% 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 $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 334 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 10426% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 334 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 1944 — 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. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $69,069
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1149 W 20th St	0.36mi	2/1.0	768 (+1%)	4mo	$60,000	$78	78
2829 Jupiter Ave	0.59mi	2/1.0	780 (+3%)	4mo	$91,500	$117	65
1464 W 6th St	0.60mi	2/1.0	766 (+1%)	7mo	$98,000	$128	65
1165 W 24th St	0.54mi	2/1.0	696 (-8%)	4mo	$37,500	$54	57
2810 Jupiter Ave	0.56mi	2/1.0	824 (+9%)	6mo	$37,500	$46	55
1332 Steele St	0.49mi	2/2.0	818 (+8%)	9mo	$185,020	$226	53
1130 W 26th St	0.62mi	2/1.0	680 (-10%)	2mo	$17,000	$25	52
1339 Hart St	0.64mi	2/2.0	818 (+8%)	4mo	$199,017	$243	49
1413 25th St W	0.65mi	2/2.0	818 (+8%)	8mo	$196,100	$240	46
1444 Grothe St	0.66mi	3/1.0 (+1)	828 (+9%)	7mo	$75,000	$91	43
1335 Cleveland St	0.71mi	2/1.0	843 (+11%)	7mo	$53,000	$63	43
1753 W 12th St	0.73mi	3/1.0 (+1)	827 (+9%)	4mo	$45,000	$54	43

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: -7.8%
• Equity multiple: 0.72×
• Total profit: $-7,909
• Equity at exit: $14,910

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $508
• 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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 399
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,014 high
• Mortgage (P&I): −$524
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $149

Break-even live

Break-even rent $825

Max offer price $100,000

Occupancy floor 80%

Sensitivity live

Price	-10% $206	-5% $178	+0% $149	+5% $121	+10% $93
Rent	-10% $69	-5% $109	+0% $149	+5% $189	+10% $229
Rate	-1.0pp $200	-0.5pp $175	base $149	+0.5pp $123	+1.0pp $97

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
2324 Moncrief Rd Unit 2324 Jacksonville, FL	2.0	1.0	900	$900	$1.00	25d	1	0.15mi
2532 Moncrief Rd Jacksonville, FL	2.0	1.0	700	$900	$1.29	25d	1	0.17mi
1044 Reiman St Jacksonville, FL	2.0	1.0	630	$895	$1.42	25d	1	0.28mi
1823 Francis St Jacksonville, FL	2.0	1.0	803	$975	$1.21	25d	1	0.28mi
2904 Moncrief Rd Jacksonville, FL	3.0	1.0	952	$1,100	$1.16	25d	1	0.28mi
1046 W 8th St Jacksonville, FL	2.0	1.0	750	$900	$1.20	25d	1	0.30mi
2811 N Myrtle Ave #1 Jacksonville, FL	2.0	2.0	855	$1,121	$1.31	5d	1	0.31mi
2314 Teal St Jacksonville, FL	2.0	1.0	750	$1,150	$1.53	25d	1	0.31mi
1024 8th St W Jacksonville, FL	2.0	1.0	816	$950	$1.16	25d	1	0.32mi
1785 Mount Herman St Unit 1787 Jacksonville, FL	2.0	1.0	750	$900	$1.20	25d	1	0.35mi
1666 Myrtle Ave N Unit 1666 Jacksonville, FL	2.0	1.0	700	$925	$1.32	25d	1	0.41mi
1359 W 20th St Jacksonville, FL	2.0	1.0	901	$1,134	$1.26	18d	1	0.44mi
1185 W 22nd St Unit U Jacksonville, FL	2.0	1.0	900	$850	$0.94	9d	1	0.46mi
1525 W 15th St Jacksonville, FL	3.0	1.0	1100	$1,245	$1.13	25d	1	0.48mi
1523 W 15th St Jacksonville, FL	1.0	1.0	600	$925	$1.54	25d	1	0.48mi
2811 Venus St Jacksonville, FL	2.0	1.0	830	$1,087	$1.31	5d	1	0.49mi
1235 W 5th St Jacksonville, FL	2.0	1.0	600	$895	$1.49	25d	1	0.51mi
1538 Ella St Unit 1 Jacksonville, FL	2.0	1.0	700	$1,100	$1.57	25d	1	0.53mi
2817 Mars Ave Jacksonville, FL	2.0	1.0	945	$975	$1.03	22d	1	0.53mi
1104 W 24th St Jacksonville, FL	2.0	1.0	786	$600	$0.76	18d	1	0.54mi
1124 W 25th St #4 Jacksonville, FL	2.0	1.0	676	$1,000	$1.48	25d	1	0.58mi
1537 W 7th St Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	9d	1	0.59mi
1537 7th St W Unit B Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	25d	1	0.59mi
1454 Francis St Jacksonville, FL	3.0	2.0	1084	$1,243	$1.15	25d	1	0.59mi
1145 W 25th St Unit 1 Jacksonville, FL	2.0	1.0	676	$775	$1.15	18d	1	0.61mi
1363 W 24th St Jacksonville, FL	2.0	1.0	660	$995	$1.51	5d	1	0.61mi
1570 Mc Conihe St Unit B Jacksonville, FL	2.0	1.0	714	$875	$1.23	25d	1	0.61mi
3416 N Lee St Unit 1 Jacksonville, FL	2.0	1.0	680	$995	$1.46	25d	1	0.62mi
1460 W 5th St Jacksonville, FL	2.0	1.0	675	$875	$1.30	13d	1	0.63mi
1460 W 5th St Unit 1 Jacksonville, FL	2.0	1.0	700	$850	$1.21	13d	1	0.63mi
610 W 18th St Unit 1 Jacksonville, FL	2.0	1.0	750	$825	$1.10	25d	1	0.64mi
610 W 18th St Unit 2 Jacksonville, FL	2.0	1.0	750	$825	$1.10	3d	1	0.64mi
1526 W 22nd St Jacksonville, FL	2.0	1.0	624	$900	$1.44	17d	1	0.64mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	25d	1	0.65mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	5d	1	0.65mi
916 W 25th St Jacksonville, FL	2.0	1.0	816	$1,025	$1.26	18d	1	0.66mi
1593 W 21st St Jacksonville, FL	2.0	1.0	805	$922	$1.15	25d	1	0.69mi
1173 W 27th St Jacksonville, FL	3.0	1.0	1080	$1,145	$1.06	15d	1	0.70mi
1201 W 27th St Jacksonville, FL	3.0	2.0	1120	$1,145	$1.02	25d	1	0.70mi
1230 W 3rd St Jacksonville, FL	2.0	1.0	750	$950	$1.27	25d	3	0.71mi

Listing history 14 events

1. 2026-06-03
   days on market $100,000 Active 334 DOM
2. 2026-06-02
   days on market $100,000 Active 333 DOM
3. 2026-06-01
   days on market $100,000 Active 332 DOM
4. 2026-05-31
   days on market $100,000 Active 331 DOM
5. 2026-03-06
   historical $950
6. 2026-02-14
   listed $950
7. 2026-02-14
   historical $950
8. 2026-02-13
   listed $950
9. 2025-10-14
   status Active
10. 2025-09-15
    historical
11. 2025-07-17
    price $100,000
12. 2025-06-04
    listed $105,000 Active
13. 2022-11-11
    historical
14. 2006-08-21
    soldstatus $85,000

ⓘ 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: $1,032 · $86/mo
• Projected year-2 tax: $1,032 · $86/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: $12,172
• − Mortgage interest: −$5,602
• − Property taxes: −$1,032
• − Insurance: −$500
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$2,909
• Taxable income: $182
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $1,747/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

+17.6% since first listed

10 events — show timeline

• 2026-03-06 Rental Removed $950 TENANTTURNER2
• 2026-02-14 Listed for Rent $950 TENANTTURNER2
• 2026-02-14 Rental Removed $950 APPFOLIO
• 2026-02-13 Listed for Rent $950 APPFOLIO
• 2025-10-14 Relisted — realMLS
• 2025-09-15 Listing Removed — realMLS
• 2025-07-17 Price Changed $100,000 realMLS
• 2025-06-04 Listed $105,000 realMLS
• 2022-11-11 Rental Removed — RENT.
• 2006-08-21 Sold (Public Records) $85,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,032 · +28.1% YoY. Source: county tax records.