2501 Myra St · Jacksonville, FL 32204

$280,000

2 bd · 2.0 ba · 1,515 sqft · MultiFamily public records · 178 Days on market

Built 1921 7,405 sqft lot Est $386k · 28% 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 +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 +3.7/5.0
• 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

Here's a chance to add a great investment property to your portfolio. Great location in Riverside. Just a short walk to shops and restaurants. This 3-unit property consists of a duplex with two 1/1 and an additional 1/1 garage apartment. Great return with upside potential. Units rent quickly. 100% occupied.

Key facts

• Garage studio
• Ready for renovation
• 7,405 sq ft lot

Tags

• GARAGE STUDIO
• READY FOR RENOVATION

Property features AI

Finance

• Financial info: Annual taxes listed (2025)

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Cable available; Electricity available; Water available
• Home design: Triplex
• Exterior features: Located in a historic area; 0.17-acre lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heating provided (type listed as Other); Wall/window air conditioning units
• Interior features: Investment property use; Historic area lot

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/3.0-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $425/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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.
• Market conditions: Rents rising fast (+4.7%/yr); 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• At $4,248/mo this rent would consume 78% 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 $2k of loan paydown is wiped out by about $8k 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 + 4.7% rent growth), your $78k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $70k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $205k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.52% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.51%
• DSCR: 1.87
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $386,325
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1314 Sydney Pl	0.60mi	2/2.0	1,532 (+1%)	17mo	$390,000	$255	56

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: 13.5%
• Equity multiple: 1.55×
• Total profit: $43,325
• Equity at exit: $41,749

10-year hold

• IRR: 23.7%
• Equity multiple: 3.22×
• Total profit: $174,106
• Equity at exit: $24,209

Cash invested: $78,400 (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: 75
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $4,248 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$496 /mo · $5,952/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$892
• Net cashflow: $1,275

Break-even live

Break-even rent $2,634

Max offer price $280,000

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$4,248
Total (3 units)			$4,248

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2309 College St Jacksonville, FL	2.0	1.0	1200	$1,200	$1.00	14d	1	0.13mi
2578 Haldumar Ter Jacksonville, FL	2.0	1.0	1114	$2,195	$1.97	14d	1	0.14mi
2614 Dellwood Ave Jacksonville, FL	3.0	1.0	1122	$2,325	$2.07	4d	1	0.19mi
2561 Rosselle St #1 Jacksonville, FL	3.0	3.0	1287	$1,395	$1.08	23d	1	0.28mi
2657 Post St Apt 2 Jacksonville, FL	3.0	1.0	1100	$1,700	$1.55	3d	1	0.29mi
2526 Phyllis St Jacksonville, FL	3.0	2.0	1300	$1,800	$1.38	23d	1	0.30mi
2589 Park St Unit 2589 Jacksonville, FL	2.0	1.0	1354	$1,850	$1.37	23d	1	0.30mi
2701 Myra St Jacksonville, FL	3.0	1.0	1065	$1,595	$1.50	21d	1	0.36mi
2044 Dellwood Ave Jacksonville, FL	2.0	1.0	1375	$1,825	$1.33	23d	1	0.39mi
717 King St Jacksonville, FL	3.0	2.0	1132	$1,800	$1.59	17d	1	0.42mi
2759 Dellwood Ave Jacksonville, FL	3.0	2.0	1080	$2,100	$1.94	20d	1	0.49mi
2777 Post St Jacksonville, FL	2.0	1.0	1200	$1,195	$1.00	23d	1	0.50mi
2803 College St Jacksonville, FL	2.0	1.0	1100	$1,550	$1.41	14d	1	0.52mi
2812 Ernest St Jacksonville, FL	3.0	1.0	1461	$2,800	$1.92	23d	1	0.65mi
2054 Riverside Ave Jacksonville, FL	1.0–2.0	1.0–2.0	950	$2,418	$2.54	3d	14	0.66mi
2842 Sydney St Unit 4 Jacksonville, FL	2.0	1.0	1200	$1,300	$1.08	23d	1	0.68mi
1060 Cherry St Jacksonville, FL	2.0	1.0	1356	$1,623	$1.20	21d	1	0.71mi
371 Smith St Jacksonville, FL	3.0	2.0	1050	$1,325	$1.26	4d	1	0.71mi
1846 Margaret St Unit 7A Jacksonville, FL	2.0	1.5	1313	$3,000	$2.28	23d	1	0.71mi
1329 Cherry St Jacksonville, FL	3.0	1.0	1408	$1,595	$1.13	14d	1	0.72mi
344 Smith St Jacksonville, FL	1.0	1.0	1750	$587	$0.34	7d	1	0.76mi
2798 St Johns Ave Jacksonville, FL	1.0–2.0	1.0–2.0	962	$2,255	$2.34	2d	16	0.78mi
420 Sunshine St Jacksonville, FL	3.0	2.0	1050	$1,350	$1.29	1d	1	0.79mi
2931 Saint Johns Ave #4 Jacksonville, FL	2.0	2.0	1100	$1,650	$1.50	14d	1	0.88mi
1215 Willow Branch Ave Jacksonville, FL	2.0	1.0	1570	$1,600	$1.02	23d	1	0.90mi
2950 St Johns Ave #18 Jacksonville, FL	2.0	2.0	1362	$2,275	$1.67	23d	1	0.97mi
3102 Riverside Ave Unit 4 Jacksonville, FL	2.0	1.0	1100	$1,345	$1.22	23d	1	1.09mi
220 Riverside Ave Jacksonville, FL	2.0	1.0–2.0	887	$1,966	$2.22	1d	33	1.09mi
1273 Lechlade Cir Jacksonville, FL	3.0	2.0	1257	$2,395	$1.91	4d	1	1.13mi
1273 Lechlade Cir Jacksonville, FL	3.0	2.0	1257	$2,395	$1.91	17d	1	1.13mi
200 Riverside Ave Jacksonville, FL	2.0	1.0–2.0	808	$2,501	$3.09	1d	27	1.15mi
3216 Oak St #5 Jacksonville, FL	2.0	2.5	1708	$2,600	$1.52	7d	1	1.16mi
1332 Belvedere Ave Jacksonville, FL	3.0	2.0	1506	$2,950	$1.96	7d	1	1.19mi
3159 Phyllis St Jacksonville, FL	3.0	2.0	1209	$1,561	$1.29	3d	1	1.19mi
100 Magnolia St Jacksonville, FL	1.0–2.0	1.0–2.0	921	$2,202	$2.39	1d	46	1.20mi
3229 Lenox Ave Unit 1 Jacksonville, FL	3.0	2.5	1900	$2,150	$1.13	23d	1	1.30mi
3302 College St Jacksonville, FL	3.0	1.0	1174	$1,095	$0.93	7d	1	1.31mi
3313 Green St Jacksonville, FL	3.0	1.0	1058	$1,450	$1.37	7d	1	1.33mi
3311 Pine St Unit 1 Jacksonville, FL	2.0	1.0	1100	$1,950	$1.77	23d	1	1.33mi
3312 Ernest St Jacksonville, FL	3.0	1.0	1065	$1,148	$1.08	23d	1	1.33mi

Listing history 19 events

1. 2026-06-18
   days on market $280,000 Active 178 DOM
2. 2026-06-17
   days on market $280,000 Active 177 DOM
3. 2026-06-16
   days on market $280,000 Active 176 DOM
4. 2026-06-15
   days on market $280,000 Active 175 DOM
5. 2026-06-10
   days on market $280,000 Active 169 DOM
6. 2026-06-08
   days on market $280,000 Active 168 DOM
7. 2026-06-08
   days on market $280,000 Active 167 DOM
8. 2026-06-03
   days on market $280,000 Active 163 DOM
9. 2026-06-02
   days on market $280,000 Active 162 DOM
10. 2026-06-01
    days on market $280,000 Active 161 DOM
11. 2026-05-31
    days on market $280,000 Active 160 DOM
12. 2026-03-13
    status Active
13. 2026-02-24
    status Pending
14. 2026-02-17
    price $280,000
15. 2025-12-05
    listed $350,000 Active
16. 2020-02-27
    soldstatus $205,000
17. 2020-02-25
    soldstatus $205,000 Sold 308-char remark

    Show marketing remark (308 chars)

    Here's a chance to add a great investment property to your portfolio. Great location in Riverside. Just a short walk to shops and restaurants. This 3-unit property consists of a duplex with two 1/1 and an additional 1/1 garage apartment. Great return with upside potential. Units rent quickly. 100% occupied.

18. 2020-02-04
    status Pending 308-char remark

    Show marketing remark (308 chars)

    Here's a chance to add a great investment property to your portfolio. Great location in Riverside. Just a short walk to shops and restaurants. This 3-unit property consists of a duplex with two 1/1 and an additional 1/1 garage apartment. Great return with upside potential. Units rent quickly. 100% occupied.

19. 2020-01-31
    listed $225,000 Active 308-char remark

    Show marketing remark (308 chars)

    Here's a chance to add a great investment property to your portfolio. Great location in Riverside. Just a short walk to shops and restaurants. This 3-unit property consists of a duplex with two 1/1 and an additional 1/1 garage apartment. Great return with upside potential. Units rent quickly. 100% occupied.

ⓘ 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: $5,952 · $496/mo
• Projected year-2 tax: $5,952 · $496/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 · 21 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: $50,976
• − Mortgage interest: −$15,684
• − Property taxes: −$5,952
• − Insurance: −$1,400
• − Repairs & maintenance: −$4,078
• − Management: −$4,078
• − Depreciation: −$8,145
• Taxable income: $11,638
• Est. tax owed @ 24.0%: −$2,793
• After-tax cash flow: $12,506/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

+24.4% since first listed

8 events — show timeline

• 2026-03-13 Relisted — realMLS
• 2026-02-24 Pending — realMLS
• 2026-02-17 Price Changed $280,000 realMLS
• 2025-12-05 Listed $350,000 realMLS
• 2020-02-27 Sold (Public Records) $205,000 Public Records
• 2020-02-25 Sold (MLS) $205,000 realMLS
• 2020-02-04 Pending — realMLS
• 2020-01-31 Listed $225,000 realMLS

Property tax history

+10.3%/yr

Latest (2025): $5,952 · +12.6% YoY. Source: county tax records.