1130 Fountain Rd · Jacksonville, FL 32205

$619,000

8 bd · 6.0 ba · 3,980 sqft · MultiFamily public records · 189 Days on market

Built 1976 0.70 ac lot Est $505k · 22% 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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• 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: 6 units. confirmed

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

ATTENTION INVESTORS!! THIS 6-UNIT APT COMPLEX IS IN GREAT CONDIITION. 100% OCCUPIED. LARGE LOT W/ DBL GARAGE IS CONVENIENT FOR XTRA STORAGE. CARPET NEW IN ALL BUT 2 UNITS. 5-YR OLD ROOF AND NEW PLUMBING. CH/AIR . EXCELLENT INVESTMENT OPPORTUNITY!

Key facts

• Functional units
• Roof 2020
• Clean units

Tags

• STRONG RENTAL HISTORY
• FUNCTIONAL UNITS
• CLEAN UNITS
• ROOF 2020

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Parking lot
• Utilities: Septic tank; Cable available
• Home design: East-facing; Entry level 1; Single-story; Multi Family property attached; 1 building
• Construction: Concrete and stucco construction; Shingle roof
• Exterior features: Dead-end street; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 8 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 6 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Multi-family current use
• Laundry & utility: Water connected

What this means for you Summary

Snapshot

• This is a 4×1bd/1.0ba + 2×2bd/1.0ba units multifamily listed at $619k.

Deal economics

• At list price, monthly cash flow is $927 ($11k/yr) — positive. Per door: $154/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $619k).
• Recommended offer: $545k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+1.7%/yr); 320 active listings in the ZIP; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• At $6,368/mo this rent would consume 118% of the median local household income ($65k/yr) (locally 1398% 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 $19k 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 189 days — a 12% lower offer ($545k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $51k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $385k; list at $619k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $544,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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 1976 — 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. 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?
9. 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.
10. 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.
11. 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: 1.03% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $505,460
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1130 Fountain Rd	0.00mi	8/6.0	3,980 (0%)	0mo	$505,000	$127	100

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 · 1.73% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.72×
• Total profit: $-49,338
• Equity at exit: $92,295

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $840
• Equity at exit: $53,520

Cash invested: $173,320 (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 32205

• Rents YoY: 1.7%
• Active inventory: 320
• Price-to-rent: 50.2×

Monthly cashflow live

• Estimated rent: $6,368 high
• Mortgage (P&I): −$3,246
• Tax from tax record: −$600 /mo · $7,202/yr
• Insurance: −$258
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,337
• Net cashflow: $927

Break-even live

Break-even rent $5,195

Max offer price $619,000

Occupancy floor 80%

Sensitivity live

Price	-10% $1,277	-5% $1,102	+0% $927	+5% $751	+10% $576
Rent	-10% $423	-5% $675	+0% $927	+5% $1,178	+10% $1,430
Rate	-1.0pp $1,238	-0.5pp $1,084	base $927	+0.5pp $766	+1.0pp $603

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,108
▸ 2× units	2	1	$2,258
Total (6 units)			$6,368

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: $154,750
• Closing costs: $18,570
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-02
   status $619,000 Pending 189 DOM
2. 2026-06-01
   days on market $619,000 Active 189 DOM
3. 2026-05-31
   days on market $619,000 Active 188 DOM
4. 2026-04-13
   price $619,000
5. 2026-04-05
   status Active
6. 2026-03-31
   historical
7. 2025-11-19
   listed $670,000 Active
8. 2025-09-30
   historical $695
9. 2025-09-12
   price $695
10. 2025-08-26
    listed $890
11. 2023-10-20
    historical $875
12. 2023-10-05
    price $875
13. 2023-09-21
    price $899
14. 2023-09-20
    price $975
15. 2023-09-11
    listed $1,050
16. 2020-08-13
    soldstatus $385,000
17. 2003-07-22
    soldstatus $240,000
18. 2003-07-11
    historical 246-char remark

    Show marketing remark (246 chars)

    ATTENTION INVESTORS!! THIS 6-UNIT APT COMPLEX IS IN GREAT CONDIITION. 100% OCCUPIED. LARGE LOT W/ DBL GARAGE IS CONVENIENT FOR XTRA STORAGE. CARPET NEW IN ALL BUT 2 UNITS. 5-YR OLD ROOF AND NEW PLUMBING. CH/AIR . EXCELLENT INVESTMENT OPPORTUNITY!

19. 2003-07-10
    soldstatus $240,000 246-char remark

    Show marketing remark (246 chars)

    ATTENTION INVESTORS!! THIS 6-UNIT APT COMPLEX IS IN GREAT CONDIITION. 100% OCCUPIED. LARGE LOT W/ DBL GARAGE IS CONVENIENT FOR XTRA STORAGE. CARPET NEW IN ALL BUT 2 UNITS. 5-YR OLD ROOF AND NEW PLUMBING. CH/AIR . EXCELLENT INVESTMENT OPPORTUNITY!

20. 2003-04-14
    listed $260,000 246-char remark

    Show marketing remark (246 chars)

    ATTENTION INVESTORS!! THIS 6-UNIT APT COMPLEX IS IN GREAT CONDIITION. 100% OCCUPIED. LARGE LOT W/ DBL GARAGE IS CONVENIENT FOR XTRA STORAGE. CARPET NEW IN ALL BUT 2 UNITS. 5-YR OLD ROOF AND NEW PLUMBING. CH/AIR . EXCELLENT INVESTMENT OPPORTUNITY!

21. 2003-02-28
    historical 285-char remark

    Show marketing remark (285 chars)

    ATTENTION INVESTORS! THIS 6 UNIT APT. COMPLEX IS IN GREAT CONDITION. 100% OCCUPIED, LARGE LOT, DBL GARAGE IN BACK OF PROPERTY, IS CONVENIENT FOR EXTRA STORAGE. 4 YR OLD ROOF & PLUMBING. NEW CARPET IN ALL BUT 2 UNITS. CH&AIR. EXCELLENT INVESTMENT OPPORTUNITY! APPRX SQFT = 30615

22. 2002-07-17
    listed $260,000 285-char remark

    Show marketing remark (285 chars)

    ATTENTION INVESTORS! THIS 6 UNIT APT. COMPLEX IS IN GREAT CONDITION. 100% OCCUPIED, LARGE LOT, DBL GARAGE IN BACK OF PROPERTY, IS CONVENIENT FOR EXTRA STORAGE. 4 YR OLD ROOF & PLUMBING. NEW CARPET IN ALL BUT 2 UNITS. CH&AIR. EXCELLENT INVESTMENT OPPORTUNITY! APPRX SQFT = 30615

23. 1983-08-01
    soldstatus $110,000

ⓘ 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: $7,202 · $600/mo
• Projected year-2 tax: $7,202 · $600/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 8/10 Severe 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: $76,416
• − Mortgage interest: −$34,674
• − Property taxes: −$7,202
• − Insurance: −$3,095
• − Repairs & maintenance: −$6,113
• − Management: −$6,113
• − Depreciation: −$18,007
• Taxable income: $1,212
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $10,828/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): 29,148
• Household income: $64,789
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1398.0

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 0.59)
• Race & ethnicity: White 59% Black 21% Hispanic / Latino 11% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Dominican Republic
• Languages at home: 88% English-only · Spanish 8% Vietnamese 1% 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: ▼ -386.70%
• Current HPI: 310.4566
• Rent YoY: ▲ 1.73%
• 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

+462.7% since first listed

20 events — show timeline

• 2026-04-13 Price Changed $619,000 realMLS
• 2026-04-05 Relisted — realMLS
• 2026-03-31 Listing Removed — realMLS
• 2025-11-19 Listed $670,000 realMLS
• 2025-09-30 Rental Removed $695 RENTALBEAST
• 2025-09-12 Price Changed $695 RENTALBEAST
• 2025-08-26 Listed for Rent $890 RENTALBEAST
• 2023-10-20 Rental Removed $875 LEASESTAR
• 2023-10-05 Price Changed $875 LEASESTAR
• 2023-09-21 Price Changed $899 LEASESTAR
• 2023-09-20 Price Changed $975 LEASESTAR
• 2023-09-11 Listed for Rent $1,050 LEASESTAR
• 2020-08-13 Sold (Public Records) $385,000 Public Records
• 2003-07-22 Sold (Public Records) $240,000 Public Records
• 2003-07-11 Listing Removed — realMLS
• 2003-07-10 Sold (MLS) $240,000 realMLS
• 2003-04-14 Listed $260,000 realMLS
• 2003-02-28 Listing Removed — realMLS
• 2002-07-17 Listed $260,000 realMLS
• 1983-08-01 Sold (Public Records) $110,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $7,202 · +1.5% YoY. Source: county tax records.