1567 6th St · Jacksonville, FL 32209

$325,000

8 bd · 4.0 ba · 2,725 sqft · MultiFamily public records · 216 Days on market

Built 1919 7,405 sqft lot Est $371k · 12% under

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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 +24.7/30.0
• ARV discount +13.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.8/10.0
• 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

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

Looking for an investment opportunity? Look no further than this quadraplex. With three rented units already in place, this property offers immediate cash flow with a total of $2,400 in monthly rental income. Each unit features spacious living areas, with 2 bedrooms and 1 bathroom, making them perfect for small families or young professionals. With a total of four units, there is plenty of potential to expand and increase your rental income. The property is being sold as-is, providing a great opportunity for investors looking to put their own touch on the property and increase its value. Don't miss out on this chance to add a profitable investment to your portfolio. Contact us today to schedule a showing.

Key facts

• Private balcony
• Granite countertops
• Patio

Tags

• HARDWOOD FLOORS
• GRANITE COUNTERTOPS
• PRIVATE BALCONY
• PATIO
• STREET PARKING
• LOCAL PARKS

Property features AI

Finance

• Financial info: Owner pays common area maintenance, management, repairs, roof maintenance, taxes, and trash collection
• HOA & community: Not a senior community

Exterior

• Parking: 8 total parking spaces; Guest parking; On-street parking
• Utilities: Public sewer; Cable available; Electricity available and connected; Water available and connected
• Home design: Quadruplex multi-family property; Two levels; Entry level is 1; North-facing
• Construction: Stucco construction; Other roof type; 1 building; Built as a 2-story structure
• Exterior features: Irregular lot; City street frontage; Concrete road surface

Interior

• Kitchen: Electric oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: 8 bedrooms
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: In-unit laundry; Unfurnished; Tile flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/0.8-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive. Per door: $169/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Zoned schools: 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 78% FRL vs 49% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 46% district-wide (-32 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); 399 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).
• At $3,834/mo this rent would consume 151% 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 $2k of loan paydown is wiped out by about $10k 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 216 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 19y ago; this cycle's ask has dropped $250k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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 1919 — 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: 1.18% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $370,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1550 Morgan St	0.57mi	8/4.0	2,776 (+2%)	13mo	$377,500	$136	59
1017 W 6th St	0.74mi	8/4.0	2,704 (-1%)	9mo	$250,000	$92	56
1343 W 15th St	0.65mi	8/4.0	2,578 (-5%)	11mo	$385,000	$149	52
1823 Francis St	0.73mi	8/4.0	2,616 (-4%)	11mo	$359,500	$137	50
1271 W 16th St	0.74mi	8/4.0	2,704 (-1%)	22mo	$204,000	$75	46

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: -4.2%
• Equity multiple: 0.85×
• Total profit: $-14,002
• Equity at exit: $48,459

10-year hold

• IRR: 4.1%
• Equity multiple: 1.28×
• Total profit: $25,599
• Equity at exit: $28,100

Cash invested: $91,000 (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: 399
• Price-to-rent: 28.3×

Monthly cashflow live

• Estimated rent: $3,834 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$513 /mo · $6,153/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$805
• Net cashflow: $676

Break-even live

Break-even rent $2,978

Max offer price $325,000

Occupancy floor 77%

Sensitivity live

Price	-10% $860	-5% $768	+0% $676	+5% $584	+10% $492
Rent	-10% $373	-5% $525	+0% $676	+5% $828	+10% $979
Rate	-1.0pp $840	-0.5pp $759	base $676	+0.5pp $592	+1.0pp $506

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	0.8	$3,836
Total (4 units)			$3,834

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: $81,250
• Closing costs: $9,750
• 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	4d	1	0.23mi

Listing history 50 events

1. 2026-06-21
   days on market $325,000 Active 216 DOM
2. 2026-06-18
   days on market $325,000 Active 213 DOM
3. 2026-06-17
   days on market $325,000 Active 212 DOM
4. 2026-06-16
   days on market $325,000 Active 211 DOM
5. 2026-06-16
   price $325,000 Active 210 DOM
6. 2026-06-15
   days on market $349,900 Active 210 DOM
7. 2026-06-10
   days on market $349,900 Active 204 DOM
8. 2026-06-08
   days on market $349,900 Active 203 DOM
9. 2026-06-08
   pricedays on market $349,900 Active 202 DOM
10. 2026-06-03
    days on market $370,000 Active 198 DOM
11. 2026-06-02
    days on market $370,000 Active 197 DOM
12. 2026-06-01
    days on market $370,000 Active 196 DOM
13. 2026-05-31
    days on market $370,000 Active 195 DOM
14. 2026-05-20
    price $370,000
15. 2026-05-11
    price $380,000
16. 2026-04-30
    price $390,000
17. 2026-04-27
    price $399,000
18. 2026-04-21
    price $402,000
19. 2026-04-18
    price $412,000
20. 2026-04-04
    price $429,000
21. 2026-03-25
    price $449,000
22. 2026-03-09
    price $474,500
23. 2026-02-17
    price $499,500
24. 2026-02-02
    status Active
25. 2026-02-02
    price $527,500
26. 2025-12-11
    historical $899
27. 2025-12-08
    historical
28. 2025-10-24
    price $899
29. 2025-10-14
    price $567,500
30. 2025-09-23
    listed $575,000 Active
31. 2025-07-18
    listed $950
32. 2024-09-09
    historical $875
33. 2024-09-07
    listed $875
34. 2024-07-11
    soldstatus $300,000
35. 2023-08-27
    historical 720-char remark

    Show marketing remark (720 chars)

    Looking for an investment opportunity? Look no further than this quadraplex. With three rented units already in place, this property offers immediate cash flow with a total of $2,400 in monthly rental income. Each unit features spacious living areas, with 2 bedrooms and 1 bathroom, making them perfect for small families or young professionals. With a total of four units, there is plenty of potential to expand and increase your rental income. The property is being sold as-is, providing a great opportunity for investors looking to put their own touch on the property and increase its value. Don't miss out on this chance to add a profitable investment to your portfolio. Contact us today to schedule a showing.

36. 2023-06-21
    status Active 720-char remark

    Show marketing remark (720 chars)

    Looking for an investment opportunity? Look no further than this quadraplex. With three rented units already in place, this property offers immediate cash flow with a total of $2,400 in monthly rental income. Each unit features spacious living areas, with 2 bedrooms and 1 bathroom, making them perfect for small families or young professionals. With a total of four units, there is plenty of potential to expand and increase your rental income. The property is being sold as-is, providing a great opportunity for investors looking to put their own touch on the property and increase its value. Don't miss out on this chance to add a profitable investment to your portfolio. Contact us today to schedule a showing.

37. 2023-06-14
    status Pending 720-char remark

    Show marketing remark (720 chars)

    Looking for an investment opportunity? Look no further than this quadraplex. With three rented units already in place, this property offers immediate cash flow with a total of $2,400 in monthly rental income. Each unit features spacious living areas, with 2 bedrooms and 1 bathroom, making them perfect for small families or young professionals. With a total of four units, there is plenty of potential to expand and increase your rental income. The property is being sold as-is, providing a great opportunity for investors looking to put their own touch on the property and increase its value. Don't miss out on this chance to add a profitable investment to your portfolio. Contact us today to schedule a showing.

38. 2023-06-06
    historical Active - Contingent 720-char remark

    Show marketing remark (720 chars)

    Looking for an investment opportunity? Look no further than this quadraplex. With three rented units already in place, this property offers immediate cash flow with a total of $2,400 in monthly rental income. Each unit features spacious living areas, with 2 bedrooms and 1 bathroom, making them perfect for small families or young professionals. With a total of four units, there is plenty of potential to expand and increase your rental income. The property is being sold as-is, providing a great opportunity for investors looking to put their own touch on the property and increase its value. Don't miss out on this chance to add a profitable investment to your portfolio. Contact us today to schedule a showing.

39. 2023-04-14
    listed $350,000 Active 720-char remark

    Show marketing remark (720 chars)

    Looking for an investment opportunity? Look no further than this quadraplex. With three rented units already in place, this property offers immediate cash flow with a total of $2,400 in monthly rental income. Each unit features spacious living areas, with 2 bedrooms and 1 bathroom, making them perfect for small families or young professionals. With a total of four units, there is plenty of potential to expand and increase your rental income. The property is being sold as-is, providing a great opportunity for investors looking to put their own touch on the property and increase its value. Don't miss out on this chance to add a profitable investment to your portfolio. Contact us today to schedule a showing.

40. 2023-04-13
    historical 133-char remark

    Show marketing remark (133 chars)

    Property being sold AS-IS. Do not disturb tenants, Only one vacant unit to view. Other units to be toured after an executed contract.

41. 2023-04-12
    status Active 133-char remark

    Show marketing remark (133 chars)

    Property being sold AS-IS. Do not disturb tenants, Only one vacant unit to view. Other units to be toured after an executed contract.

42. 2023-04-08
    historical 133-char remark

    Show marketing remark (133 chars)

    Property being sold AS-IS. Do not disturb tenants, Only one vacant unit to view. Other units to be toured after an executed contract.

43. 2023-03-18
    price $340,000 133-char remark

    Show marketing remark (133 chars)

    Property being sold AS-IS. Do not disturb tenants, Only one vacant unit to view. Other units to be toured after an executed contract.

44. 2023-03-16
    status Active 133-char remark

    Show marketing remark (133 chars)

    Property being sold AS-IS. Do not disturb tenants, Only one vacant unit to view. Other units to be toured after an executed contract.

45. 2023-03-05
    historical Active - Contingent 133-char remark

    Show marketing remark (133 chars)

    Property being sold AS-IS. Do not disturb tenants, Only one vacant unit to view. Other units to be toured after an executed contract.

46. 2023-02-07
    status Active 133-char remark

    Show marketing remark (133 chars)

    Property being sold AS-IS. Do not disturb tenants, Only one vacant unit to view. Other units to be toured after an executed contract.

47. 2023-02-02
    historical Active - Contingent 133-char remark

    Show marketing remark (133 chars)

    Property being sold AS-IS. Do not disturb tenants, Only one vacant unit to view. Other units to be toured after an executed contract.

48. 2023-01-26
    status Active 133-char remark

    Show marketing remark (133 chars)

    Property being sold AS-IS. Do not disturb tenants, Only one vacant unit to view. Other units to be toured after an executed contract.

49. 2022-12-17
    status Pending 133-char remark

    Show marketing remark (133 chars)

    Property being sold AS-IS. Do not disturb tenants, Only one vacant unit to view. Other units to be toured after an executed contract.

50. 2022-12-02
    historical Active - Contingent 133-char remark

    Show marketing remark (133 chars)

    Property being sold AS-IS. Do not disturb tenants, Only one vacant unit to view. Other units to be toured after an executed contract.

ⓘ 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: $6,153 · $513/mo
• Projected year-2 tax: $6,153 · $513/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 · 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: $46,008
• − Mortgage interest: −$18,205
• − Property taxes: −$6,153
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,681
• − Management: −$3,681
• − Depreciation: −$9,455
• Taxable income: $3,209
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $7,346/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

+374.4% since first listed

52 events — show timeline

• 2026-05-20 Price Changed $370,000 realMLS
• 2026-05-11 Price Changed $380,000 realMLS
• 2026-04-30 Price Changed $390,000 realMLS
• 2026-04-27 Price Changed $399,000 realMLS
• 2026-04-21 Price Changed $402,000 realMLS
• 2026-04-18 Price Changed $412,000 realMLS
• 2026-04-04 Price Changed $429,000 realMLS
• 2026-03-25 Price Changed $449,000 realMLS
• 2026-03-09 Price Changed $474,500 realMLS
• 2026-02-17 Price Changed $499,500 realMLS
• 2026-02-02 Relisted — realMLS
• 2026-02-02 Price Changed $527,500 realMLS
• 2025-12-11 Rental Removed $899 APPFOLIO
• 2025-12-08 Listing Removed — realMLS
• 2025-10-24 Price Changed $899 APPFOLIO
• 2025-10-14 Price Changed $567,500 realMLS
• 2025-09-23 Listed $575,000 realMLS
• 2025-07-18 Listed for Rent $950 APPFOLIO
• 2024-09-09 Rental Removed $875 RENTALBEAST
• 2024-09-07 Listed for Rent $875 RENTALBEAST
• 2024-07-11 Sold (Public Records) $300,000 Public Records
• 2023-08-27 Listing Removed — realMLS
• 2023-06-21 Relisted — realMLS
• 2023-06-14 Pending — realMLS
• 2023-06-06 Contingent — realMLS
• 2023-04-14 Listed $350,000 realMLS
• 2023-04-13 Listing Removed — realMLS
• 2023-04-12 Relisted — realMLS
• 2023-04-08 Listing Removed — realMLS
• 2023-03-18 Price Changed $340,000 realMLS
• 2023-03-16 Relisted — realMLS
• 2023-03-05 Contingent — realMLS
• 2023-02-07 Relisted — realMLS
• 2023-02-02 Contingent — realMLS
• 2023-01-26 Relisted — realMLS
• 2022-12-17 Pending — realMLS
• 2022-12-02 Contingent — realMLS
• 2022-10-08 Listed $350,000 realMLS
• 2016-11-22 Sold (Public Records) $150,000 Public Records
• 2016-11-18 Sold (MLS) $150,000 realMLS
• 2016-10-01 Pending — realMLS
• 2016-09-07 Listed $179,000 realMLS
• 2016-02-08 Listing Removed — realMLS
• 2016-01-21 Listed $199,000 realMLS
• 2015-04-08 Listing Removed — realMLS
• 2014-05-06 Listed $240,000 realMLS
• 2008-02-25 Listing Removed — realMLS
• 2007-07-06 Listed $76,650 realMLS
• 2005-11-29 Sold (Public Records) $129,000 Public Records
• 2005-11-29 Sold (Public Records) $85,000 Public Records
• 2000-09-28 Sold (Public Records) $87,500 Public Records
• 1986-03-01 Sold (Public Records) $78,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $6,153 · +121.1% YoY. Source: county tax records.