1565 W 27th St · Jacksonville, FL 32209

$65,000

3 bd · 1.0 ba · 879 sqft · SingleFamily public records · 21 Days on market

Built 1952 4,791 sqft lot Est $80k · 19% 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

Great opportunity to rehab this home into your very own! Charming fixer in a mature, tree-lined street just minutes from downtown. This solid home offers classic bones and a generous footprint with true rehab potential to fit your style. The layout includes an enclosed front porch that provides welcoming entry, a comfortable living area, and a separate kitchen/dining space with room for modernization. A roomy yard rounds out the property, giving you space for outdoor living and expansion as permitted. Location is the real standout: easy access to Interstate 95 for quick commutes, proximity to schools, close to transit, and a broad mix of shopping, dining, and services. Enjoy easy walks to t

Key facts

• 4,791 sq ft lot
• Built 1952
• Listed 21 days

Property features AI

Finance

• HOA & community: Not a senior community; Community sidewalks

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public sewer; Sewer connected
• Home design: Single family residence; One story; Faces south; Residential use
• Construction: Fiber cement exterior
• Exterior features: Front porch; Glass-enclosed porch; Full chain-link fencing; Shingle roof; Sidewalks (community)

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Eat-in kitchen
• Laundry & utility: Unfurnished (unit is unfurnished)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% 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.
• 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); 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 84% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 46% district-wide (-28 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); 394 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 43% 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 1.69% ✓
• Cap rate: 14.81%
• Cash-on-cash: 30.41%
• DSCR: 2.35
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $79,989
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1751 W 20th St	0.41mi	2/1.0 (-1)	880 (+0%)	2mo	$27,500	$31	75
1323 W 30th St	0.35mi	3/1.0	962 (+9%)	1mo	$115,000	$120	67
1717 W 29th St	0.21mi	2/1.0 (-1)	802 (-9%)	4mo	$42,000	$52	67
1526 W 14th St	0.63mi	3/1.0	916 (+4%)	3mo	$95,000	$104	61
2715 Myrtle Ave N	0.60mi	2/1.0 (-1)	900 (+2%)	3mo	$98,000	$109	61
1559 W 31st St	0.19mi	2/1.0 (-1)	759 (-14%)	4mo	$113,000	$149	60
1204 W 29th St	0.51mi	3/1.0	960 (+9%)	2mo	$50,000	$52	59
1279 W 20th St	0.53mi	2/1.0 (-1)	962 (+9%)	1mo	$87,500	$91	54
1753 W 12th St	0.73mi	3/1.0	827 (-6%)	4mo	$45,000	$54	53
1076 W 32nd St	0.70mi	2/1.0 (-1)	825 (-6%)	2mo	$48,000	$58	51
1901 Pullman Ct	0.58mi	2/1.0 (-1)	969 (+10%)	0mo	$98,000	$101	51
1149 W 20th St	0.66mi	2/1.0 (-1)	768 (-13%)	4mo	$60,000	$78	40

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: 23.8%
• Equity multiple: 1.96×
• Total profit: $17,534
• Equity at exit: $9,692

10-year hold

• IRR: 30.9%
• Equity multiple: 3.63×
• Total profit: $47,843
• Equity at exit: $5,620

Cash invested: $18,200 (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: 394
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$341
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $461

Break-even live

Break-even rent $517

Max offer price $65,000

Occupancy floor 53%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1556 W 28th St Jacksonville, FL	2.0	1.0	682	$875	$1.28	10d	1	0.02mi
1625 W 26th St Unit 4 Jacksonville, FL	2.0	1.0	750	$900	$1.20	23d	1	0.11mi
1625 W 26th St Jacksonville, FL	2.0	1.0	750	$800	$1.07	1d	1	0.11mi
1625 W 26th St Unit 2 Jacksonville, FL	2.0	1.0	750	$800	$1.07	23d	1	0.11mi
1636 W 28th St Jacksonville, FL	3.0	2.0	912	$1,375	$1.51	23d	1	0.12mi
1599 W 30th St Unit B Jacksonville, FL	2.0	1.0	780	$1,150	$1.47	14d	1	0.15mi
1584 W 31st St Unit 3 Jacksonville, FL	2.0	1.0	832	$900	$1.08	23d	1	0.17mi
1437 W 26th St Jacksonville, FL	2.0	1.0	644	$650	$1.01	23d	1	0.20mi
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	23d	1	0.23mi
1645 W 23rd St Unit 2 Jacksonville, FL	3.0	1.0	912	$1,275	$1.40	23d	1	0.23mi
4114 Moncrief Rd Unit 2 Jacksonville, FL	2.0	1.0	821	$1,050	$1.28	23d	1	0.26mi
4114 Moncrief Rd Jacksonville, FL	2.0	1.0	821	$975	$1.19	7d	1	0.26mi
1526 W 22nd St Jacksonville, FL	2.0	1.0	624	$900	$1.44	16d	1	0.27mi
1551 W 33rd St #2 Jacksonville, FL	2.0	1.0	842	$795	$0.94	20d	1	0.28mi
1593 W 21st St Jacksonville, FL	2.0	1.0	805	$922	$1.15	23d	1	0.29mi
1417 W 31st St Jacksonville, FL	3.0	1.0	880	$1,100	$1.25	1d	1	0.30mi
1363 W 24th St Jacksonville, FL	2.0	1.0	660	$995	$1.51	4d	1	0.30mi
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	23d	1	0.32mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	23d	1	0.34mi
1839 W 30th St Jacksonville, FL	3.0	1.0	828	$1,050	$1.27	23d	1	0.36mi
1316 W 31st St Jacksonville, FL	2.0	1.0	906	$998	$1.10	23d	1	0.37mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	21d	1	0.37mi
1653 W 35th St Jacksonville, FL	2.0	1.0	800	$825	$1.03	23d	1	0.40mi
1359 W 20th St Jacksonville, FL	2.0	1.0	901	$1,134	$1.26	17d	1	0.43mi
1220 W 28th St Jacksonville, FL	3.0	1.0	1122	$1,299	$1.16	23d	1	0.47mi
1201 W 27th St Jacksonville, FL	3.0	2.0	1120	$1,145	$1.02	23d	1	0.50mi
1968 W 23rd St Unit Main Jacksonville, FL	3.0	2.0	1106	$1,400	$1.27	21d	1	0.52mi
1196 W 30th St Jacksonville, FL	2.0	1.0	875	$880	$1.01	17d	1	0.52mi
1971 W 22nd St Jacksonville, FL	3.0	1.0	1094	$1,095	$1.00	7d	1	0.53mi
1173 W 27th St Jacksonville, FL	3.0	1.0	1080	$1,145	$1.06	14d	1	0.55mi
1525 W 15th St Jacksonville, FL	3.0	1.0	1100	$1,245	$1.13	23d	1	0.56mi
2811 N Myrtle Ave #1 Jacksonville, FL	2.0	2.0	855	$1,121	$1.31	4d	1	0.57mi
1185 W 22nd St Unit U Jacksonville, FL	2.0	1.0	900	$850	$0.94	7d	1	0.58mi
1901 Pullman Ct Jacksonville, FL	2.0	1.0	969	$1,295	$1.34	7d	1	0.58mi
4813 Moncrief Rd Jacksonville, FL	2.0–3.0	1.0	755	$920	$1.22	2d	8	0.58mi
1145 W 25th St Unit 1 Jacksonville, FL	2.0	1.0	676	$775	$1.15	17d	1	0.59mi
1124 W 25th St #4 Jacksonville, FL	2.0	1.0	676	$1,000	$1.48	23d	1	0.62mi
1104 W 29th St Unit 1104 Jacksonville, FL	2.0	1.0	624	$850	$1.36	23d	1	0.64mi
1104 W 24th St Jacksonville, FL	2.0	1.0	786	$600	$0.76	17d	1	0.66mi
2904 Moncrief Rd Jacksonville, FL	3.0	1.0	952	$1,100	$1.16	23d	1	0.67mi

Listing history 2 events

1. 2026-05-23
   status Pending
2. 2026-05-01
   listed $65,000 Active

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $540 · $45/mo
• Expected delta: +$52/yr (+$4/mo · 10.8%)

ⓘ 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 · 19 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: $13,212
• − Mortgage interest: −$3,641
• − Property taxes: −$487
• − Insurance: −$325
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$1,891
• Taxable income: $4,754
• Est. tax owed @ 24.0%: −$1,141
• After-tax cash flow: $4,394/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

2 events — show timeline

• 2026-05-23 Pending — realMLS
• 2026-05-01 Listed $65,000 realMLS