548 W 27th St · Jacksonville, FL 32206

$495,000

4 bd · 4.0 ba · 3,120 sqft · MultiFamily public records · 28 Days on market

Built 1928 7,553 ac lot

---

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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• 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

Historic All-Brick Quadplex - Fully Renovated & Income Producing! Charming 4-unit property featuring (4) 1BD/1BA apartments, each offering modern updates with timeless appeal. Units 1 & 2 are rented unfurnished at $800/mo, Unit 3 is furnished at $1,300/mo, and Unit 4 is also furnished and vacant, ready for immediate occupancy or additional income. Ideal mix of long-term and furnished rentals for strong cash flow. Classic brick exterior, updated kitchens and baths, separate entrances, and off-street parking. Conveniently located near downtown, shops, dining, and transportation. Perfect turnkey investment or live-in opportunity with income from other units!

Key facts

• Updated baths
• Updated finishes
• Updated flooring

Tags

• HISTORIC ALL BRICK QUADPLEX
• UPDATED KITCHENS
• UPDATED BATHS
• UPDATED FLOORING
• UPDATED FINISHES
• SEPARATE ENTRANCES

Property features AI

Finance

• Other: Property contains 4 total units
• Financial info: Annual tax amount: $2,152 (2024)

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Electricity connected
• Home design: Quadruplex (multi-family property)
• Exterior features: Located on a cul-de-sac / dead-end street

Interior

• Bedrooms: 4 bedrooms total
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Multi-family use (quadruplex)

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $495k.

Deal economics

• At list price, monthly cash flow is $54 ($652/yr) — positive. Per door: $14/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $394k (20.4% below list).
• Recommended offer: $394k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 flat; 194 active listings in the ZIP; 2 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 $3,940/mo this rent would consume 120% of the median local household income ($39k/yr) (locally 1057% 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 $3k of loan paydown is wiped out by about $15k 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 ($488k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $330k; list at $495k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $394,000 (20.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-84,918
• Equity at exit: $73,806

10-year hold

• IRR: -13.8%
• Equity multiple: 0.27×
• Total profit: $-101,662
• Equity at exit: $42,799

Cash invested: $138,600 (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 32206

• Home prices YoY: -23.7%
• Rents YoY: 0.9%
• Active inventory: 194
• Price-to-rent: 41.9×

Monthly cashflow live

• Estimated rent: $3,940 high
• Mortgage (P&I): −$2,596
• Tax from tax record: −$256 /mo · $3,075/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$827
• Net cashflow: $54

Break-even live

Break-even rent $3,871

Max offer price $495,000

Occupancy floor 94%

Sensitivity live

Price	-10% $335	-5% $194	+0% $54	+5% $-86	+10% $-226
Rent	-10% $-257	-5% $-101	+0% $54	+5% $210	+10% $366
Rate	-1.0pp $304	-0.5pp $180	base $54	+0.5pp $-74	+1.0pp $-204

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,940
Total (4 units)			$3,940

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1931 Silver St Jacksonville, FL	3.0	2.0	2132	$2,600	$1.22	24d	1	0.95mi
1827 N Market St Jacksonville, FL	5.0	3.5	2750	$3,100	$1.13	18d	1	1.23mi

Listing history 23 events

1. 2026-06-18
   days on market $495,000 Active 28 DOM
2. 2026-06-17
   days on market $495,000 Active 27 DOM
3. 2026-06-16
   days on market $495,000 Active 26 DOM
4. 2026-06-15
   days on market $495,000 Active 25 DOM
5. 2026-06-13
   days on market $495,000 Active 23 DOM
6. 2026-06-13
   days on market $495,000 Active 22 DOM
7. 2026-06-10
   days on market $495,000 Active 19 DOM
8. 2026-06-08
   days on market $495,000 Active 18 DOM
9. 2026-06-07
   days on market $495,000 Active 17 DOM
10. 2026-06-05
    days on market $495,000 Active 14 DOM
11. 2026-06-03
    days on market $495,000 Active 13 DOM
12. 2026-06-02
    days on market $495,000 Active 12 DOM
13. 2026-06-01
    days on market $495,000 Active 11 DOM
14. 2026-05-31
    days on market $495,000 Active 10 DOM
15. 2026-05-21
    listed $495,000 Active
16. 2026-02-18
    soldstatus $330,000
17. 2026-02-12
    price $395,000 672-char remark

    Show marketing remark (672 chars)

    Historic All-Brick Quadplex - Fully Renovated & Income Producing! Charming 4-unit property featuring (4) 1BD/1BA apartments, each offering modern updates with timeless appeal. Units 1 & 2 are rented unfurnished at $800/mo, Unit 3 is furnished at $1,300/mo, and Unit 4 is also furnished and vacant, ready for immediate occupancy or additional income. Ideal mix of long-term and furnished rentals for strong cash flow. Classic brick exterior, updated kitchens and baths, separate entrances, and off-street parking. Conveniently located near downtown, shops, dining, and transportation. Perfect turnkey investment or live-in opportunity with income from other units!

18. 2026-02-11
    soldstatus $330,000 Closed 672-char remark

    Show marketing remark (672 chars)

    Historic All-Brick Quadplex - Fully Renovated & Income Producing! Charming 4-unit property featuring (4) 1BD/1BA apartments, each offering modern updates with timeless appeal. Units 1 & 2 are rented unfurnished at $800/mo, Unit 3 is furnished at $1,300/mo, and Unit 4 is also furnished and vacant, ready for immediate occupancy or additional income. Ideal mix of long-term and furnished rentals for strong cash flow. Classic brick exterior, updated kitchens and baths, separate entrances, and off-street parking. Conveniently located near downtown, shops, dining, and transportation. Perfect turnkey investment or live-in opportunity with income from other units!

19. 2026-01-29
    status Pending 672-char remark

    Show marketing remark (672 chars)

    Historic All-Brick Quadplex - Fully Renovated & Income Producing! Charming 4-unit property featuring (4) 1BD/1BA apartments, each offering modern updates with timeless appeal. Units 1 & 2 are rented unfurnished at $800/mo, Unit 3 is furnished at $1,300/mo, and Unit 4 is also furnished and vacant, ready for immediate occupancy or additional income. Ideal mix of long-term and furnished rentals for strong cash flow. Classic brick exterior, updated kitchens and baths, separate entrances, and off-street parking. Conveniently located near downtown, shops, dining, and transportation. Perfect turnkey investment or live-in opportunity with income from other units!

20. 2025-11-16
    price $497,500 672-char remark

    Show marketing remark (672 chars)

    Historic All-Brick Quadplex - Fully Renovated & Income Producing! Charming 4-unit property featuring (4) 1BD/1BA apartments, each offering modern updates with timeless appeal. Units 1 & 2 are rented unfurnished at $800/mo, Unit 3 is furnished at $1,300/mo, and Unit 4 is also furnished and vacant, ready for immediate occupancy or additional income. Ideal mix of long-term and furnished rentals for strong cash flow. Classic brick exterior, updated kitchens and baths, separate entrances, and off-street parking. Conveniently located near downtown, shops, dining, and transportation. Perfect turnkey investment or live-in opportunity with income from other units!

21. 2025-10-13
    listed $500,000 Active 672-char remark

    Show marketing remark (672 chars)

    Historic All-Brick Quadplex - Fully Renovated & Income Producing! Charming 4-unit property featuring (4) 1BD/1BA apartments, each offering modern updates with timeless appeal. Units 1 & 2 are rented unfurnished at $800/mo, Unit 3 is furnished at $1,300/mo, and Unit 4 is also furnished and vacant, ready for immediate occupancy or additional income. Ideal mix of long-term and furnished rentals for strong cash flow. Classic brick exterior, updated kitchens and baths, separate entrances, and off-street parking. Conveniently located near downtown, shops, dining, and transportation. Perfect turnkey investment or live-in opportunity with income from other units!

22. 2004-01-09
    soldstatus $80,000
23. 1994-09-08
    soldstatus $53,000

ⓘ 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: $3,075 · $256/mo
• Projected year-2 tax: $4,108 · $342/mo
• Expected delta: +$1,034/yr (+$86/mo · 33.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,280
• − Mortgage interest: −$27,728
• − Property taxes: −$3,075
• − Insurance: −$2,475
• − Repairs & maintenance: −$3,782
• − Management: −$3,782
• − Depreciation: −$14,400
• Taxable loss: −$7,962
• Est. tax savings @ 24.0%: +$1,911
• After-tax cash flow: $2,563/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): 17,105
• Household income: $39,242
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1057.0

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 (65%)
• Race & ethnicity: Black 65% White 22% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Arabic 1% German/W. Germanic 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: ▼ -64.55%
• Current HPI: 208.1852
• Rent YoY: ▲ 0.94%
• 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

+834.0% since first listed

9 events — show timeline

• 2026-05-21 Listed $495,000 realMLS
• 2026-02-18 Sold (Public Records) $330,000 Public Records
• 2026-02-12 Price Changed $395,000 realMLS
• 2026-02-11 Sold (MLS) $330,000 realMLS
• 2026-01-29 Pending — realMLS
• 2025-11-16 Price Changed $497,500 realMLS
• 2025-10-13 Listed $500,000 realMLS
• 2004-01-09 Sold (Public Records) $80,000 Public Records
• 1994-09-08 Sold (Public Records) $53,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,075 · +37.1% YoY. Source: county tax records.