1517 W 9th St #1 · Jacksonville, FL 32209

$110,000

3 bd · 1.0 ba · 858 sqft · SingleFamily · 34 Days on market

Built 1916 Good condition 6,098 sqft lot Est $89k · 23% 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 +18.8/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Renovation has been done: house totally insulated, tree removal, flooring, roof and painting less than 1 year. Investors this one will be worth your while.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1916

Property features AI

Finance

• HOA & community: Sidewalks; Not a senior community

Exterior

• Parking: Detached parking; Off-street parking; On-street parking
• Utilities: Public sewer; Sewer connected
• Home design: Single family residence; One story; Faces south; Other detached structures present
• Construction: Wood siding; Shingle roof
• Exterior features: Wood fencing; Irregular lot; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling (type: other)
• Interior features: Breakfast nook; Eat-in kitchen; Primary bathroom with tub and shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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).
• 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 $761 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 34 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.00% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $89,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1526 W 14th St	0.25mi	3/1.0	916 (+7%)	3mo	$95,000	$104	75
1753 W 12th St	0.34mi	3/1.0	827 (-4%)	4mo	$45,000	$54	74
1593 W 11th St	0.14mi	2/1.0 (-1)	920 (+7%)	6mo	$125,000	$136	71
1480 N Myrtle Ave N	0.44mi	2/1.0 (-1)	916 (+7%)	2mo	$60,000	$66	61
2715 Myrtle Ave N	0.50mi	2/1.0 (-1)	900 (+5%)	3mo	$98,000	$109	61
1751 W 20th St	0.63mi	2/1.0 (-1)	880 (+3%)	2mo	$27,500	$31	60
1339 Hart St	0.47mi	2/2.0 (-1)	818 (-5%)	4mo	$199,017	$243	58
1536 W 3rd St	0.51mi	2/1.0 (-1)	776 (-10%)	1mo	$107,000	$138	54
1550 W 2nd St	0.56mi	3/2.0	972 (+13%)	2mo	$123,500	$127	46
1279 W 20th St	0.63mi	2/1.0 (-1)	962 (+12%)	2mo	$87,500	$91	44
1901 Pullman Ct	0.63mi	2/1.0 (-1)	969 (+13%)	0mo	$98,000	$101	44
1149 W 20th St	0.74mi	2/1.0 (-1)	768 (-10%)	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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-12,000
• Equity at exit: $16,401

10-year hold

• IRR: -3.3%
• Equity multiple: 0.79×
• Total profit: $-6,452
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $112

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 85%

Sensitivity live

Price	-10% $188	-5% $150	+0% $112	+5% $74	+10% $36
Rent	-10% $25	-5% $68	+0% $112	+5% $155	+10% $199
Rate	-1.0pp $167	-0.5pp $140	base $112	+0.5pp $83	+1.0pp $54

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1538 Ella St Unit 1 Jacksonville, FL	2.0	1.0	700	$1,100	$1.57	24d	1	0.06mi
1537 W 7th St Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	8d	1	0.16mi
1537 7th St W Unit B Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	24d	1	0.16mi
1570 Mc Conihe St Unit B Jacksonville, FL	2.0	1.0	714	$875	$1.23	24d	1	0.16mi
1666 Myrtle Ave N Unit 1666 Jacksonville, FL	2.0	1.0	700	$925	$1.32	24d	1	0.29mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	24d	1	0.33mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	5d	1	0.33mi
1460 W 5th St Jacksonville, FL	2.0	1.0	675	$875	$1.30	12d	1	0.34mi
1460 W 5th St Unit 1 Jacksonville, FL	2.0	1.0	700	$850	$1.21	12d	1	0.34mi
1525 W 15th St Jacksonville, FL	3.0	1.0	1100	$1,245	$1.13	24d	1	0.34mi
1923 Fairfax St Jacksonville, FL	2.0	1.0	616	$835	$1.36	15d	1	0.37mi
1640 W 4th St Unit 1 Jacksonville, FL	4.0	2.0	1119	$1,675	$1.50	20d	1	0.44mi
1437 Prince St Unit 1437 Jacksonville, FL	2.0	1.0	700	$1,120	$1.60	24d	1	0.45mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	24d	1	0.45mi
2306 Fairfax St Unit 3 Jacksonville, FL	2.0	1.0	700	$650	$0.93	24d	1	0.45mi
2310 Fairfax St Jacksonville, FL	2.0	1.0	726	$600	$0.83	24d	1	0.46mi
1235 W 5th St Jacksonville, FL	2.0	1.0	600	$895	$1.49	24d	1	0.46mi
2312 Fairfax St Jacksonville, FL	3.0	1.0	726	$650	$0.90	17d	1	0.46mi
1824 W 14th St Unit 3 Jacksonville, FL	2.0	1.0	674	$775	$1.15	24d	1	0.49mi
1845 W 13th St Unit 1 Jacksonville, FL	2.0	1.0	800	$850	$1.06	24d	1	0.50mi
1788 W 5th St Jacksonville, FL	3.0	2.0	948	$1,295	$1.37	24d	1	0.51mi
1776 Spires Ave Unit 2 Jacksonville, FL	2.0	1.0	800	$1,125	$1.41	5d	1	0.52mi
1376 Prince St Jacksonville, FL	2.0	1.0	800	$1,050	$1.31	8d	1	0.53mi
2811 N Myrtle Ave #1 Jacksonville, FL	2.0	2.0	855	$1,121	$1.31	5d	1	0.53mi
1358 Prince St Jacksonville, FL	3.0	2.5	1044	$1,350	$1.29	24d	1	0.55mi
1358 Prince St Jacksonville, FL	3.0	3.5	1044	$1,350	$1.29	21d	1	0.55mi
1046 W 8th St Jacksonville, FL	2.0	1.0	750	$900	$1.20	24d	1	0.57mi
1783 W 3rd St Jacksonville, FL	3.0	1.0	816	$650	$0.80	24d	1	0.57mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	20d	1	0.58mi
1359 W 20th St Jacksonville, FL	2.0	1.0	901	$1,134	$1.26	17d	1	0.59mi
1710 W 2nd St Unit A Jacksonville, FL	2.0	1.0	939	$800	$0.85	24d	1	0.60mi
1024 8th St W Jacksonville, FL	2.0	1.0	816	$950	$1.16	24d	1	0.60mi
1230 W 3rd St Jacksonville, FL	2.0	1.0	750	$950	$1.27	24d	3	0.60mi
1823 Francis St Jacksonville, FL	2.0	1.0	803	$975	$1.21	24d	1	0.60mi
2324 Moncrief Rd Unit 2324 Jacksonville, FL	2.0	1.0	900	$900	$1.00	24d	1	0.62mi
2532 Moncrief Rd Jacksonville, FL	2.0	1.0	700	$900	$1.29	24d	1	0.62mi
1593 W 21st St Jacksonville, FL	2.0	1.0	805	$922	$1.15	24d	1	0.63mi
2210 Pullman Ave Jacksonville, FL	3.0	1.0	940	$1,050	$1.12	3d	1	0.63mi
1044 Reiman St Jacksonville, FL	2.0	1.0	630	$895	$1.42	24d	1	0.64mi
2904 Moncrief Rd Jacksonville, FL	3.0	1.0	952	$1,100	$1.16	24d	1	0.64mi

Listing history 3 events

1. 2026-06-01
   days on market $110,000 Active 34 DOM
2. 2026-05-31
   days on market $110,000 Active 33 DOM
3. 2026-04-27
   listed $110,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $13,244
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$3,200
• Taxable loss: −$437
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $1,445/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This single-family home has been recently renovated with insulation, flooring, roof, and painting, making it move-in ready with good curb appeal.

Value-add opportunities

• Both Painting exterior — Fresh paint enhances curb appeal and value
• Both Landscaping — Well-maintained landscaping improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Fresh paint enhances curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-27 Listed $110,000 realMLS