1631 McConihe St · Jacksonville, FL 32209

$112,000

3 bd · 1.0 ba · 1,246 sqft · SingleFamily public records · 28 Days on market

Built 1947 5,227 sqft lot Est $167k · 33% under

---

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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• 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 MLS

Charming home located near Edwards Water College. This is the perfect investment home or starter home. Property is currently rented for $850/mo by long term tenants. They would like to stay but currently on a month to month lease. 24 hour notice to view home, no exceptions. DO NOT BOTHER TENANTS!

Key facts

• New paint
• New roof
• 5,227 sq ft lot

Tags

• NEW ROOF
• NEW PAINT
• NEAR EDWARD WATER COLLEGE

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Cable available
• Home design: Single-family residence; Used as an investment property
• Exterior features: Lot approximately 0.12 acres; No private pool

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Central air
• Interior features: Central heating; Electric heating; Central air; Cable available
• Laundry & utility: Electric water heater

🏷️ Possibly a rental listed for sale. The $112,000 price doesn't fit this home's estimated sale value (~$166,964) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $110k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (+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).
• At $1,179/mo this rent would consume 46% of the median local household income ($31k/yr) (locally 2921% 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 $774 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 28 days — a 2% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y 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 $14k; list at $112k implies a 700% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,320 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.05% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $166,964
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1350 McConihe St	0.35mi	3/2.0	1,253 (+1%)	1mo	$190,000	$152	78
1318 W 5th St	0.46mi	3/1.0	1,224 (-2%)	3mo	$52,500	$43	73
1015 Powhattan St	0.58mi	3/2.0	1,252 (+0%)	3mo	$175,000	$140	66
1932 College Cir N	0.42mi	3/2.0	1,298 (+4%)	4mo	$174,000	$134	66
1327 7th St W	0.39mi	3/2.0	1,152 (-8%)	2mo	$215,017	$187	64
1314 Rushing St	0.39mi	3/2.0	1,147 (-8%)	4mo	$183,000	$160	61
1478 W 11th St	0.29mi	4/2.0 (+1)	1,360 (+9%)	2mo	$152,000	$112	61
1783 W 10th St	0.27mi	3/2.0	1,084 (-13%)	3mo	$211,020	$195	59
1723 University St	0.50mi	3/2.0	1,356 (+9%)	1mo	$137,000	$101	57
1404 W 18th St	0.61mi	3/1.0	1,120 (-10%)	2mo	$80,000	$71	53
2905 Pearce St	0.61mi	3/1.0	1,404 (+13%)	3mo	$74,000	$53	48
1447 20th St W	0.70mi	2/1.0 (-1)	1,094 (-12%)	4mo	$80,000	$73	39

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-6,837
• Equity at exit: $16,700

10-year hold

• IRR: 2.3%
• Equity multiple: 1.15×
• Total profit: $4,797
• Equity at exit: $9,684

Cash invested: $31,360 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$587
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $200

Break-even live

Break-even rent $926

Max offer price $112,000

Occupancy floor 78%

Sensitivity live

Price	-10% $263	-5% $231	+0% $200	+5% $168	+10% $136
Rent	-10% $107	-5% $153	+0% $200	+5% $246	+10% $293
Rate	-1.0pp $256	-0.5pp $228	base $200	+0.5pp $171	+1.0pp $141

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1570 Mc Conihe St Unit B Jacksonville, FL	2.0	1.0	714	$875	$1.23	24d	1	0.10mi
1538 Ella St Unit 1 Jacksonville, FL	2.0	1.0	700	$1,100	$1.57	24d	1	0.13mi
1740 W 9th St Jacksonville, FL	4.0	2.0	1148	$1,285	$1.12	20d	1	0.15mi
1537 W 7th St Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	8d	1	0.15mi
1537 7th St W Unit B Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	24d	1	0.16mi
1640 W 4th St Unit 1 Jacksonville, FL	4.0	2.0	1119	$1,675	$1.50	20d	1	0.32mi
1788 W 5th St Jacksonville, FL	3.0	2.0	948	$1,295	$1.37	24d	1	0.34mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	5d	1	0.34mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	24d	1	0.34mi
1776 Spires Ave Unit 2 Jacksonville, FL	2.0	1.0	800	$1,125	$1.41	5d	1	0.34mi
1460 W 5th St Unit 1 Jacksonville, FL	2.0	1.0	700	$850	$1.21	12d	1	0.36mi
2306 Fairfax St Unit 3 Jacksonville, FL	2.0	1.0	700	$650	$0.93	24d	1	0.37mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	24d	1	0.37mi
2310 Fairfax St Jacksonville, FL	2.0	1.0	726	$600	$0.83	24d	1	0.38mi
2312 Fairfax St Jacksonville, FL	3.0	1.0	726	$650	$0.90	17d	1	0.38mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	20d	1	0.40mi
1845 W 13th St Unit 1 Jacksonville, FL	2.0	1.0	800	$850	$1.06	24d	1	0.41mi
1783 W 3rd St Jacksonville, FL	3.0	1.0	816	$650	$0.80	24d	1	0.42mi
1525 W 15th St Jacksonville, FL	3.0	1.0	1100	$1,245	$1.13	24d	1	0.43mi
1666 Myrtle Ave N Unit 1666 Jacksonville, FL	2.0	1.0	700	$925	$1.32	24d	1	0.43mi
1437 Prince St Unit 1437 Jacksonville, FL	2.0	1.0	700	$1,120	$1.60	24d	1	0.45mi
1355 Grothe St Jacksonville, FL	4.0	1.0	1312	$1,350	$1.03	17d	1	0.45mi
1866 W 6th St Jacksonville, FL	3.0	1.0	1064	$1,120	$1.05	4d	1	0.45mi
1710 W 2nd St Unit A Jacksonville, FL	2.0	1.0	939	$800	$0.85	24d	1	0.47mi
1319 Woods St Jacksonville, FL	3.0	2.0	1103	$1,221	$1.11	24d	1	0.48mi
2210 Pullman Ave Jacksonville, FL	3.0	1.0	940	$1,050	$1.12	3d	1	0.49mi
1464 N Myrtle Ave Jacksonville, FL	2.0	1.0	1136	$1,400	$1.23	24d	1	0.51mi
1376 Prince St Jacksonville, FL	2.0	1.0	800	$1,050	$1.31	8d	1	0.55mi
1733 McMillan St Jacksonville, FL	3.0	2.0	1211	$1,265	$1.04	5d	1	0.55mi
2016 McMillan St Jacksonville, FL	2.0	1.0	812	$650	$0.80	24d	1	0.55mi
1934 W 6th St Jacksonville, FL	3.0	1.0	948	$1,125	$1.19	24d	1	0.55mi
1911 W 3rd St Jacksonville, FL	3.0	1.0	912	$1,050	$1.15	5d	1	0.56mi
2116 McMillan St Jacksonville, FL	3.0	1.5	1120	$1,425	$1.27	21d	1	0.56mi
1730 W 19th St Jacksonville, FL	3.0	2.0	1323	$1,100	$0.83	2d	1	0.57mi
1358 Prince St Jacksonville, FL	3.0	3.5	1044	$1,350	$1.29	21d	1	0.57mi
1358 Prince St Jacksonville, FL	3.0	2.5	1044	$1,350	$1.29	24d	1	0.57mi
2008 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	21d	1	0.60mi
2012 Palafox St Jacksonville, FL	2.0	1.0	750	$950	$1.27	20d	1	0.60mi
1901 Pullman Ct Jacksonville, FL	2.0	1.0	969	$1,295	$1.34	8d	1	0.60mi
1721 Campus St Jacksonville, FL	3.0	2.0	909	$1,400	$1.54	24d	1	0.61mi

Listing history 28 events

1. 2026-06-18
   days on market $112,000 Active 28 DOM
2. 2026-06-17
   days on market $112,000 Active 27 DOM
3. 2026-06-16
   days on market $112,000 Active 26 DOM
4. 2026-06-15
   days on market $112,000 Active 25 DOM
5. 2026-06-13
   days on market $112,000 Active 23 DOM
6. 2026-06-13
   days on market $112,000 Active 22 DOM
7. 2026-06-10
   days on market $112,000 Active 19 DOM
8. 2026-06-08
   days on market $112,000 Active 18 DOM
9. 2026-06-07
   days on market $112,000 Active 17 DOM
10. 2026-06-05
    days on market $112,000 Active 14 DOM
11. 2026-06-03
    days on market $112,000 Active 13 DOM
12. 2026-06-02
    days on market $112,000 Active 12 DOM
13. 2026-06-01
    days on market $112,000 Active 11 DOM
14. 2026-05-31
    days on market $112,000 Active 10 DOM
15. 2026-05-21
    listed $112,000 Active
16. 2021-12-31
    historical 297-char remark

    Show marketing remark (297 chars)

    Charming home located near Edwards Water College. This is the perfect investment home or starter home. Property is currently rented for $850/mo by long term tenants. They would like to stay but currently on a month to month lease. 24 hour notice to view home, no exceptions. DO NOT BOTHER TENANTS!

17. 2021-12-31
    historical 297-char remark

    Show marketing remark (297 chars)

    Charming home located near Edwards Water College. This is the perfect investment home or starter home. Property is currently rented for $850/mo by long term tenants. They would like to stay but currently on a month to month lease. 24 hour notice to view home, no exceptions. DO NOT BOTHER TENANTS!

18. 2021-08-10
    price $115,000 297-char remark

    Show marketing remark (297 chars)

    Charming home located near Edwards Water College. This is the perfect investment home or starter home. Property is currently rented for $850/mo by long term tenants. They would like to stay but currently on a month to month lease. 24 hour notice to view home, no exceptions. DO NOT BOTHER TENANTS!

19. 2021-08-10
    price $115,000 297-char remark

    Show marketing remark (297 chars)

    Charming home located near Edwards Water College. This is the perfect investment home or starter home. Property is currently rented for $850/mo by long term tenants. They would like to stay but currently on a month to month lease. 24 hour notice to view home, no exceptions. DO NOT BOTHER TENANTS!

20. 2021-06-12
    listed $125,000 Active 297-char remark

    Show marketing remark (297 chars)

    Charming home located near Edwards Water College. This is the perfect investment home or starter home. Property is currently rented for $850/mo by long term tenants. They would like to stay but currently on a month to month lease. 24 hour notice to view home, no exceptions. DO NOT BOTHER TENANTS!

21. 2021-06-12
    listed $125,000 Active 297-char remark

    Show marketing remark (297 chars)

    Charming home located near Edwards Water College. This is the perfect investment home or starter home. Property is currently rented for $850/mo by long term tenants. They would like to stay but currently on a month to month lease. 24 hour notice to view home, no exceptions. DO NOT BOTHER TENANTS!

22. 2014-02-28
    soldstatus $14,000
23. 2014-02-28
    listed $15,000
24. 2014-01-21
    listed $21,999
25. 2011-07-13
    soldstatus $40,000
26. 2007-03-21
    soldstatus $44,000
27. 2002-03-19
    historical
28. 2001-03-20
    listed $52,500

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $1,169 · $97/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 · 19 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: $14,142
• − Mortgage interest: −$6,274
• − Property taxes: −$1,169
• − Insurance: −$560
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,258
• Taxable income: $619
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $2,247/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

+113.3% since first listed

14 events — show timeline

• 2026-05-21 Listed $112,000 realMLS
• 2021-12-31 Listing Removed — realMLS
• 2021-12-31 Listing Removed — realMLS
• 2021-08-10 Price Changed $115,000 realMLS
• 2021-08-10 Price Changed $115,000 realMLS
• 2021-06-12 Listed $125,000 realMLS
• 2021-06-12 Listed $125,000 realMLS
• 2014-02-28 Listed $15,000 realMLS
• 2014-02-28 Sold (MLS) $14,000 realMLS
• 2014-01-21 Listed $21,999 realMLS
• 2011-07-13 Sold (Public Records) $40,000 Public Records
• 2007-03-21 Sold (Public Records) $44,000 Public Records
• 2002-03-19 Listing Removed — realMLS
• 2001-03-20 Listed $52,500 realMLS

Property tax history

+7.3%/yr

Latest (2025): $1,169 · +31.6% YoY. Source: county tax records.