2652 Dellwood Ave · Jacksonville, FL 32204

$520,000

5 bd · 3.0 ba · 2,824 sqft · MultiFamily public records · 4 Days on market

Built 1936 6,098 sqft lot Est $607k · 14% under

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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 +19.7/30.0
• ARV discount +14.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.4/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Stately brick Triplex in the Historic Riverside neighborhood is now available. All three units are fully occupied providing immediate rental income. The 1st floor unit has 3 bedrooms, formal dining, 1.5 bathrooms with a bonus flex / sunroom. There are 2 one bedroom units upstairs with unit 1 having a bonus sunroom as well. This triplex has a private driveway with ample parking. Located just 5 minutes from downtown, the eclectic 5 Points & urban Brooklyn Riverside neighborhoods both walkable environments with several trendy restaurants and shops. The roof was replaced in 2023. This triplex would be a great multifamily investment to add to your portfolio.

Key facts

• Fully leased
• Riverside publix
• 5 points shopping

Tags

• HISTORIC RIVERSIDE
• FULLY LEASED
• OFF-STREET PARKING
• WALKABLE NEIGHBORHOOD
• 5 POINTS SHOPPING
• RIVERSIDE PUBLIX

Property features AI

Finance

• Financial info: Property used as an investment/multi-family (triplex); 3 total units

Exterior

• Parking: Off-street parking for 4 vehicles
• Utilities: Public sewer; Separate electric meters
• Home design: Triplex (multi-family investment); Residential use
• Construction: Brick construction; Shingle roof
• Exterior features: Located in a historic area; City street frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: 5 bedrooms
• Flooring: Tile; Vinyl; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air; Separate meters for cooling/electric
• Interior features: Wood-burning fireplaces (2 total)
• Laundry & utility: In-unit laundry (lower level)

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/4.0-bath units multifamily listed at $520k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive. Per door: $204/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $520k).
• Cap rate 7.7% 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 fast (+4.7%/yr); 78 active listings in the ZIP; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• At $5,405/mo this rent would consume 100% of the median local household income ($65k/yr) (locally 866% 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 (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $245k; list at $520k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $520,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $607,160
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
758 Acosta St	0.09mi	6/2.0 (+1)	2,994 (+6%)	9mo	$644,900	$215	69
2659 College St	0.14mi	4/4.0 (-1)	2,556 (-10%)	6mo	$525,000	$205	64
828 Acosta St	0.13mi	4/4.0 (-1)	3,224 (+14%)	0mo	$625,000	$194	61
2512 College St #UNITS 1-4	0.30mi	6/4.0 (+1)	3,105 (+10%)	6mo	$540,000	$174	56
2212 Post St	0.53mi	6/3.0 (+1)	2,831 (+0%)	19mo	$625,000	$221	54
2739 Herschel St	0.48mi	6/2.0 (+1)	2,984 (+6%)	16mo	$540,000	$181	45
2781/2783 College St	0.28mi	4/3.0 (-1)	2,463 (-13%)	23mo	$612,000	$248	42
1521 Osceola St	0.56mi	5/3.0	2,456 (-13%)	13mo	$625,000	$254	41
2125 Post St	0.59mi	4/4.0 (-1)	3,084 (+9%)	12mo	$695,000	$225	38
2218 Herschel St	0.63mi	5/2.0	2,464 (-13%)	9mo	$595,000	$241	38
2047 Myra St	0.64mi	6/5.0 (+1)	2,474 (-12%)	15mo	$500,000	$202	24

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 · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.75×
• Total profit: $-35,903
• Equity at exit: $77,534

10-year hold

• IRR: 5.1%
• Equity multiple: 1.41×
• Total profit: $59,007
• Equity at exit: $44,960

Cash invested: $145,600 (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 32204

• Home prices YoY: -28.2%
• Rents YoY: 4.7%
• Active inventory: 78
• Price-to-rent: 24.1×

Monthly cashflow live

• Estimated rent: $5,405 medium
• Mortgage (P&I): −$2,727
• Tax from tax record: −$716 /mo · $8,588/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,135
• Net cashflow: $611

Break-even live

Break-even rent $4,632

Max offer price $520,000

Occupancy floor 84%

Sensitivity live

Price	-10% $905	-5% $758	+0% $611	+5% $463	+10% $316
Rent	-10% $184	-5% $397	+0% $611	+5% $824	+10% $1,038
Rate	-1.0pp $873	-0.5pp $743	base $611	+0.5pp $476	+1.0pp $339

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	5	4	$5,406
Total (3 units)			$5,405

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: $130,000
• Closing costs: $15,600
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $520,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $520,000 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: $8,588 · $716/mo
• Projected year-2 tax: $8,588 · $716/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 5/10 Major FEMA zone X (unshaded) · 66% 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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,860
• − Mortgage interest: −$29,128
• − Property taxes: −$8,588
• − Insurance: −$2,600
• − Repairs & maintenance: −$5,189
• − Management: −$5,189
• − Depreciation: −$15,127
• Taxable loss: −$961
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $7,559/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): 9,151
• Household income: $65,063
• Rent vs Own: 71.5% rent · 28.5% own
• Severe rent burden: 866.0

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 0.60)
• Race & ethnicity: White 55% Black 30% Hispanic / Latino 6% Asian 6% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 7% · China, Canada, Philippines
• Languages at home: 92% English-only · Spanish 3% Chinese 2% Other Asian/Pacific 2%

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: ▼ -123.96%
• Current HPI: 316.3185
• Rent YoY: ▲ 4.69%
• 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

+845.5% since first listed

17 events — show timeline

• 2026-06-17 Listed $520,000 realMLS
• 2025-12-05 Listing Removed — realMLS
• 2025-09-04 Price Changed $560,000 realMLS
• 2025-07-24 Listed $585,000 realMLS
• 2018-04-30 Listing Removed — realMLS
• 2017-11-27 Listed $399,000 realMLS
• 2006-11-21 Sold (Public Records) $245,000 Public Records
• 2006-11-20 Listing Removed — realMLS
• 2006-11-17 Listing Removed — realMLS
• 2006-11-15 Sold (MLS) $245,000 realMLS
• 2006-06-19 Listed $274,000 realMLS
• 2006-06-19 Listed $274,000 realMLS
• 2005-11-07 Sold (Public Records) $110,000 Public Records
• 2005-10-26 Listing Removed — realMLS
• 2005-10-24 Sold (MLS) $131,000 realMLS
• 2005-10-18 Listed $131,000 realMLS
• 1990-01-01 Sold (Public Records) $55,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $8,588 · +9.8% YoY. Source: county tax records.