1326 W 15th St · Jacksonville, FL 32209

$465,000

8 bd · 4.0 ba · 2,704 sqft · MultiFamily public records · 183 Days on market

Built 1956 4,791 sqft lot Est $370k · 26% over

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Why this score? — see what drove the F 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 +12.7/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 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

BRING YOUR INVESTORS. PRICED TO SELL, SITTING A WHOPPING 80K BELOW RPR. GIVES PLENTY OF ROOM FOR RENOVATION, AS PROPERTY NEEDS REHAB. SELLER ACCEPTING AS-IS OFFERS ONLY. NO TENANTS, THIS PROPERTY IS READY TO ROLL. SOME NOTES: EACH UNIT HAS OWN ELECTRIC/WATER METER, 4 A/C UNITS ON SITE THAT WORK BUT NOT HOOKED UP, NEEDS NEW ROOF, PLUMBING/ELECTRIC GOOD

Key facts

• Income-producing
• Remodeled
• Tenant-occupied

Tags

• REMODELED
• TENANT-OCCUPIED
• INCOME-PRODUCING
• HIGH-DEMAND RENTAL CORRIDOR
• MAJOR HIGHWAYS
• PUBLIC TRANSPORTATION

Property features AI

Exterior

• Parking: Other parking; Parking lot; Shared driveway; Unassigned parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Two levels; Quadruplex (investment/residential use); One building
• Construction: Block construction
• Exterior features: Other lot features

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 8 bedrooms
• Flooring: Tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $465k.

Deal economics

• At list price, monthly cash flow is $-53 ($-634/yr) — negative. Per door: $-13/mo.
• To cash-flow at today's rent, offer at most $456k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $379k (18.5% below list).
• Recommended offer: $379k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Lake Shore Middle School (math 25% / reading 22%, grade F, #536 of 571 statewide, top 95%, 972 students, 75% 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 77% FRL vs 49% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 46% district-wide (-27 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 183 days — a 12% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 $221k; list at $465k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $379,100 (18.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.82% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $370,448
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1343 W 15th St	0.04mi	8/4.0	2,578 (-5%)	11mo	$385,000	$149	82
1271 W 16th St	0.10mi	8/4.0	2,704 (0%)	22mo	$204,000	$75	77
1575 W 19th St	0.39mi	8/4.0	2,704 (0%)	14mo	$475,000	$176	70
1124 W 25th St	0.55mi	8/4.0	2,704 (0%)	6mo	$440,000	$163	69
1823 Francis St	0.51mi	8/4.0	2,616 (-3%)	11mo	$359,500	$137	62
1017 W 6th St	0.72mi	8/4.0	2,704 (0%)	9mo	$250,000	$92	59
2719 Fairfax St	0.60mi	8/4.0	2,640 (-2%)	14mo	$325,000	$123	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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.36×
• Total profit: $-83,246
• Equity at exit: $69,333

10-year hold

• IRR: -13.1%
• Equity multiple: 0.27×
• Total profit: $-94,977
• Equity at exit: $40,205

Cash invested: $130,200 (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: 40.9×

Monthly cashflow live

• Estimated rent: $3,791 high
• Mortgage (P&I): −$2,439
• Tax from tax record: −$415 /mo · $4,986/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$796
• Net cashflow: $-53

Break-even live

Break-even rent $3,858

Max offer price $455,666

Occupancy floor 96%

Sensitivity live

Price	-10% $210	-5% $79	+0% $-53	+5% $-184	+10% $-316
Rent	-10% $-352	-5% $-203	+0% $-53	+5% $97	+10% $247
Rate	-1.0pp $181	-0.5pp $65	base $-53	+0.5pp $-173	+1.0pp $-296

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,792
Total (4 units)			$3,791

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Steele St Jacksonville, FL	8.0	3.0	2800	$550	$0.20	3d	1	0.55mi

Listing history 33 events

1. 2026-06-18
   days on market $465,000 Active 183 DOM
2. 2026-06-17
   days on market $465,000 Active 182 DOM
3. 2026-06-16
   days on market $465,000 Active 181 DOM
4. 2026-06-15
   days on market $465,000 Active 180 DOM
5. 2026-06-10
   days on market $465,000 Active 174 DOM
6. 2026-06-08
   days on market $465,000 Active 173 DOM
7. 2026-06-08
   days on market $465,000 Active 172 DOM
8. 2026-06-03
   days on market $465,000 Active 168 DOM
9. 2026-06-02
   days on market $465,000 Active 167 DOM
10. 2026-06-01
    days on market $465,000 Active 166 DOM
11. 2026-05-31
    days on market $465,000 Active 165 DOM
12. 2025-12-04
    listed $465,000 Active
13. 2022-02-23
    soldstatus $221,000
14. 2022-02-14
    soldstatus $221,000 Sold 356-char remark

    Show marketing remark (356 chars)

    BRING YOUR INVESTORS. PRICED TO SELL, SITTING A WHOPPING 80K BELOW RPR. GIVES PLENTY OF ROOM FOR RENOVATION, AS PROPERTY NEEDS REHAB. SELLER ACCEPTING AS-IS OFFERS ONLY. NO TENANTS, THIS PROPERTY IS READY TO ROLL. SOME NOTES: EACH UNIT HAS OWN ELECTRIC/WATER METER, 4 A/C UNITS ON SITE THAT WORK BUT NOT HOOKED UP, NEEDS NEW ROOF, PLUMBING/ELECTRIC GOOD

15. 2022-01-18
    status Pending 356-char remark

    Show marketing remark (356 chars)

    BRING YOUR INVESTORS. PRICED TO SELL, SITTING A WHOPPING 80K BELOW RPR. GIVES PLENTY OF ROOM FOR RENOVATION, AS PROPERTY NEEDS REHAB. SELLER ACCEPTING AS-IS OFFERS ONLY. NO TENANTS, THIS PROPERTY IS READY TO ROLL. SOME NOTES: EACH UNIT HAS OWN ELECTRIC/WATER METER, 4 A/C UNITS ON SITE THAT WORK BUT NOT HOOKED UP, NEEDS NEW ROOF, PLUMBING/ELECTRIC GOOD

16. 2022-01-17
    status Active 356-char remark

    Show marketing remark (356 chars)

    BRING YOUR INVESTORS. PRICED TO SELL, SITTING A WHOPPING 80K BELOW RPR. GIVES PLENTY OF ROOM FOR RENOVATION, AS PROPERTY NEEDS REHAB. SELLER ACCEPTING AS-IS OFFERS ONLY. NO TENANTS, THIS PROPERTY IS READY TO ROLL. SOME NOTES: EACH UNIT HAS OWN ELECTRIC/WATER METER, 4 A/C UNITS ON SITE THAT WORK BUT NOT HOOKED UP, NEEDS NEW ROOF, PLUMBING/ELECTRIC GOOD

17. 2022-01-14
    historical 356-char remark

    Show marketing remark (356 chars)

    BRING YOUR INVESTORS. PRICED TO SELL, SITTING A WHOPPING 80K BELOW RPR. GIVES PLENTY OF ROOM FOR RENOVATION, AS PROPERTY NEEDS REHAB. SELLER ACCEPTING AS-IS OFFERS ONLY. NO TENANTS, THIS PROPERTY IS READY TO ROLL. SOME NOTES: EACH UNIT HAS OWN ELECTRIC/WATER METER, 4 A/C UNITS ON SITE THAT WORK BUT NOT HOOKED UP, NEEDS NEW ROOF, PLUMBING/ELECTRIC GOOD

18. 2022-01-03
    listed $215,000 Active 356-char remark

    Show marketing remark (356 chars)

    BRING YOUR INVESTORS. PRICED TO SELL, SITTING A WHOPPING 80K BELOW RPR. GIVES PLENTY OF ROOM FOR RENOVATION, AS PROPERTY NEEDS REHAB. SELLER ACCEPTING AS-IS OFFERS ONLY. NO TENANTS, THIS PROPERTY IS READY TO ROLL. SOME NOTES: EACH UNIT HAS OWN ELECTRIC/WATER METER, 4 A/C UNITS ON SITE THAT WORK BUT NOT HOOKED UP, NEEDS NEW ROOF, PLUMBING/ELECTRIC GOOD

19. 2008-08-07
    soldstatus $185,000
20. 2008-04-16
    historical 228-char remark

    Show marketing remark (228 chars)

    TWO STORY, CONCRETE BLOCK QUAD. NEEDS REHAB. SELLER/AGENT MAKE NO REPRESENTATIONS OR WARRANTIES EXPRESSED OR IMPLIED AS TO THE CONDITION OF THE PROPERTY. PROPERTY IS BEING SOLD 'AS-IS'. SELLER WILL NOT PAY FOR OR PROVIDE SURVEY.

21. 2008-03-05
    soldstatus $68,900 228-char remark

    Show marketing remark (228 chars)

    TWO STORY, CONCRETE BLOCK QUAD. NEEDS REHAB. SELLER/AGENT MAKE NO REPRESENTATIONS OR WARRANTIES EXPRESSED OR IMPLIED AS TO THE CONDITION OF THE PROPERTY. PROPERTY IS BEING SOLD 'AS-IS'. SELLER WILL NOT PAY FOR OR PROVIDE SURVEY.

22. 2007-12-21
    listed $89,000 228-char remark

    Show marketing remark (228 chars)

    TWO STORY, CONCRETE BLOCK QUAD. NEEDS REHAB. SELLER/AGENT MAKE NO REPRESENTATIONS OR WARRANTIES EXPRESSED OR IMPLIED AS TO THE CONDITION OF THE PROPERTY. PROPERTY IS BEING SOLD 'AS-IS'. SELLER WILL NOT PAY FOR OR PROVIDE SURVEY.

23. 2007-03-01
    historical
24. 2006-05-10
    listed $235,000
25. 2005-10-19
    soldstatus $159,500
26. 2005-10-12
    historical
27. 2005-10-10
    soldstatus $159,500
28. 2005-08-19
    listed $159,900
29. 2004-07-13
    soldstatus $155,000
30. 2002-07-01
    historical
31. 2002-01-24
    listed $80,000
32. 2000-03-23
    soldstatus $51,000
33. 1976-12-27
    soldstatus $239,000

ⓘ 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: $4,986 · $415/mo
• Projected year-2 tax: $4,986 · $415/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,492
• − Mortgage interest: −$26,047
• − Property taxes: −$4,986
• − Insurance: −$2,325
• − Repairs & maintenance: −$3,639
• − Management: −$3,639
• − Depreciation: −$13,527
• Taxable loss: −$8,672
• Est. tax savings @ 24.0%: +$2,081
• After-tax cash flow: $1,447/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

+94.6% since first listed

22 events — show timeline

• 2025-12-04 Listed $465,000 realMLS
• 2022-02-23 Sold (Public Records) $221,000 Public Records
• 2022-02-14 Sold (MLS) $221,000 realMLS
• 2022-01-18 Pending — realMLS
• 2022-01-17 Relisted — realMLS
• 2022-01-14 Listing Removed — realMLS
• 2022-01-03 Listed $215,000 realMLS
• 2008-08-07 Sold (Public Records) $185,000 Public Records
• 2008-04-16 Listing Removed — realMLS
• 2008-03-05 Sold (MLS) $68,900 realMLS
• 2007-12-21 Listed $89,000 realMLS
• 2007-03-01 Listing Removed — realMLS
• 2006-05-10 Listed $235,000 realMLS
• 2005-10-19 Sold (Public Records) $159,500 Public Records
• 2005-10-12 Listing Removed — realMLS
• 2005-10-10 Sold (MLS) $159,500 realMLS
• 2005-08-19 Listed $159,900 realMLS
• 2004-07-13 Sold (Public Records) $155,000 Public Records
• 2002-07-01 Listing Removed — realMLS
• 2002-01-24 Listed $80,000 realMLS
• 2000-03-23 Sold (Public Records) $51,000 Public Records
• 1976-12-27 Sold (Public Records) $239,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,986 · +15.6% YoY. Source: county tax records.