1325 W 25th St · Jacksonville, FL 32209

$170,000

4 bd · 2.0 ba · 1,440 sqft · MultiFamily public records · 78 Days on market

Built 1955 4,085 sqft lot Est $134k · 27% 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 +20.6/30.0
• DSCR +6.5/10.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 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: 2 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

Great investment opportunity. This duplex has two units. Unit A is the downstairs apartment and Unit B is the upstairs apartment. Both units have 2 bedrooms and 1 full bathroom. The downstairs unit is currently vacant and ready to move in and previously rented for $875. The upstairs unit is currently occupied. Both units have window air conditioning and heaters. There is 2 parking spaces in front of the unit for off street parking.

Key facts

• Fenced backyard
• Strong rental appeal
• 4,085 sq ft lot

Tags

• CENTRALLY LOCATED DUPLEX
• EASY ACCESS TO SHOPPING
• FENCED BACKYARD
• STRONG RENTAL APPEAL
• SHORT DRIVE FROM AREA BEACHES
• ABUNDANT OUTDOOR RECREATION

Property features AI

Finance

• Financial info: Annual net income reported as $0.00; Pro forma rent listed as $900 for each 2-bedroom unit
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Residential income property (duplex); 1 building on the lot; Zoned RLD-60
• Construction: Block construction; Shingle roof; Block foundation; Built on a 0.09-acre lot (approx. 43 x 95)
• Exterior features: Fenced yard; Paved road frontage

Interior

• Bedrooms: 4 bedrooms total; Two 2-bedroom units (each unit is 2 bedrooms)
• Bathrooms: Each unit has 1 bathroom (total: 2 bathrooms across units)
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Living room and dining room combined
• Laundry & utility: No laundry facilities listed

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive. Per door: $114/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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).
• At $1,854/mo this rent would consume 73% 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 $1k of loan paydown is wiped out by about $5k 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 78 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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 1955 — 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: 1.09% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $133,920
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1325 W 25th St	0.00mi	4/2.0	1,440 (0%)	0mo	$174,000	$121	100
4304 Grunthal St	0.55mi	4/2.0	1,350 (-6%)	10mo	$125,000	$93	56
1552 W 35th St	0.55mi	4/2.0	1,248 (-13%)	8mo	$85,000	$68	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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-15,200
• Equity at exit: $25,348

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,117
• Equity at exit: $14,698

Cash invested: $47,600 (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 32209

• Home prices YoY: -22.1%
• Rents YoY: 1.8%
• Active inventory: 394
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$891
• Tax from tax record: −$275 /mo · $3,301/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $227

Break-even live

Break-even rent $1,566

Max offer price $170,000

Occupancy floor 83%

Sensitivity live

Price	-10% $323	-5% $275	+0% $227	+5% $179	+10% $131
Rent	-10% $81	-5% $154	+0% $227	+5% $300	+10% $374
Rate	-1.0pp $313	-0.5pp $271	base $227	+0.5pp $183	+1.0pp $138

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,854
Total (2 units)			$1,854

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1288 W 28th St Jacksonville, FL	4.0	1.5	1449	$1,267	$0.87	14d	1	0.13mi
1220 W 28th St Jacksonville, FL	3.0	1.0	1122	$1,299	$1.16	24d	1	0.20mi
1201 W 27th St Jacksonville, FL	3.0	2.0	1120	$1,145	$1.02	24d	1	0.22mi
1431 W 21st St Jacksonville, FL	3.0	2.0	1199	$1,425	$1.19	15d	1	0.23mi
1173 W 27th St Jacksonville, FL	3.0	1.0	1080	$1,145	$1.06	14d	1	0.26mi
1407 W 31st St Jacksonville, FL	3.0	3.5	1140	$1,550	$1.36	24d	1	0.27mi
1417 W 31st St Jacksonville, FL	3.0	1.0	880	$1,100	$1.25	2d	1	0.27mi
1530 W 29th St Jacksonville, FL	3.0	2.0	1164	$1,385	$1.19	24d	1	0.27mi
1410 W 20th St Jacksonville, FL	3.0	2.0	1170	$1,485	$1.27	14d	1	0.29mi
1149 W 28th St Jacksonville, FL	4.0	2.0	1344	$1,302	$0.97	24d	1	0.30mi
1490 W 33rd St Jacksonville, FL	4.0	1.5	1150	$1,150	$1.00	24d	1	0.38mi
1609 W 24th St Jacksonville, FL	3.0	2.0	1169	$1,223	$1.05	22d	1	0.38mi
1587 W 30th St Jacksonville, FL	3.0	1.0	1363	$1,450	$1.06	15d	1	0.39mi
2904 Moncrief Rd Jacksonville, FL	3.0	1.0	952	$1,100	$1.16	24d	1	0.41mi
1031 W 26th St Jacksonville, FL	3.0	2.0	1261	$1,445	$1.15	24d	1	0.43mi
1636 W 28th St Jacksonville, FL	3.0	2.0	912	$1,375	$1.51	24d	1	0.43mi
1029 W 25th St Unit 1 Jacksonville, FL	5.0	2.0	1410	$2,200	$1.56	24d	1	0.43mi
1025 W 25th St Unit 1 Jacksonville, FL	5.0	2.0	1500	$2,000	$1.33	24d	1	0.44mi
1645 W 23rd St Unit 2 Jacksonville, FL	3.0	1.0	912	$1,275	$1.40	24d	1	0.44mi
1018 W 23rd St Jacksonville, FL	3.0	2.5	1161	$1,600	$1.38	24d	1	0.47mi
1708 W 24th St Jacksonville, FL	3.0	2.0	1428	$1,250	$0.88	8d	1	0.49mi
1712 W 23rd St Jacksonville, FL	3.0	2.0	1200	$1,275	$1.06	24d	1	0.51mi
1511 W 15th St Jacksonville, FL	5.0	3.0	1720	$2,100	$1.22	24d	1	0.53mi
1737 W 28th St Jacksonville, FL	3.0	1.0	1105	$700	$0.63	24d	1	0.54mi
1525 W 15th St Jacksonville, FL	3.0	1.0	1100	$1,245	$1.13	24d	1	0.54mi
1744 W 28th St Jacksonville, FL	3.0	2.0	1556	$1,750	$1.12	24d	1	0.54mi
1730 W 19th St Jacksonville, FL	3.0	2.0	1323	$1,100	$0.83	2d	1	0.61mi
1830 W 27th St Jacksonville, FL	3.0	2.0	952	$1,375	$1.44	24d	1	0.62mi
1842 W 26th St Jacksonville, FL	3.0	2.0	933	$1,200	$1.29	24d	1	0.63mi
1837 W 28th St Jacksonville, FL	3.0	2.0	1333	$1,600	$1.20	24d	1	0.64mi
1863 W 29th St Jacksonville, FL	3.0	2.0	956	$1,190	$1.24	22d	1	0.68mi
2313 Janette St Jacksonville, FL	4.0	2.0	1148	$1,349	$1.18	17d	1	0.72mi
1968 W 23rd St Unit Main Jacksonville, FL	3.0	2.0	1106	$1,400	$1.27	22d	1	0.78mi
1971 W 22nd St Jacksonville, FL	3.0	1.0	1094	$1,095	$1.00	8d	1	0.78mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	24d	1	0.81mi
1348 Crestwood St Jacksonville, FL	3.0	1.0	1300	$1,100	$0.85	24d	1	0.90mi
522 W 21st St Jacksonville, FL	3.0	2.0	1045	$1,350	$1.29	24d	1	0.92mi
666 Basswood St Jacksonville, FL	3.0	1.0	1002	$1,400	$1.40	24d	1	0.94mi
1740 W 9th St Jacksonville, FL	4.0	2.0	1148	$1,285	$1.12	21d	1	0.94mi
5350 Dodge Rd Jacksonville, FL	3.0	1.0	1000	$1,500	$1.50	24d	1	0.96mi

Listing history 16 events

1. 2026-05-13
   status Pending
2. 2026-02-23
   listed $170,000 Active
3. 2026-02-23
   historical
4. 2026-01-16
   listed $170,000 Active
5. 2026-01-05
   historical 435-char remark

   Show marketing remark (435 chars)

   Great investment opportunity. This duplex has two units. Unit A is the downstairs apartment and Unit B is the upstairs apartment. Both units have 2 bedrooms and 1 full bathroom. The downstairs unit is currently vacant and ready to move in and previously rented for $875. The upstairs unit is currently occupied. Both units have window air conditioning and heaters. There is 2 parking spaces in front of the unit for off street parking.

6. 2025-12-24
   listed $170,000 Active 435-char remark

   Show marketing remark (435 chars)

   Great investment opportunity. This duplex has two units. Unit A is the downstairs apartment and Unit B is the upstairs apartment. Both units have 2 bedrooms and 1 full bathroom. The downstairs unit is currently vacant and ready to move in and previously rented for $875. The upstairs unit is currently occupied. Both units have window air conditioning and heaters. There is 2 parking spaces in front of the unit for off street parking.

7. 2024-09-25
   soldstatus $155,000
8. 2024-09-10
   soldstatus $155,000 Closed
9. 2024-07-25
   historical Active Under Contract
10. 2024-07-11
    price $170,000
11. 2024-04-18
    status Active
12. 2024-04-14
    historical Active Under Contract
13. 2024-01-29
    listed $180,000 Active
14. 2021-11-10
    soldstatus $135,000
15. 2020-09-21
    soldstatus $90,000
16. 2019-04-01
    soldstatus $15,000

ⓘ 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: $3,301 · $275/mo
• Projected year-2 tax: $3,301 · $275/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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,248
• − Mortgage interest: −$9,523
• − Property taxes: −$3,301
• − Insurance: −$850
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$4,945
• Taxable income: $69
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $2,711/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

+1033.3% since first listed

16 events — show timeline

• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Listing Removed — realMLS
• 2025-12-24 Listed $170,000 realMLS
• 2024-09-25 Sold (Public Records) $155,000 Public Records
• 2024-09-10 Sold (MLS) $155,000 realMLS
• 2024-07-25 Contingent — realMLS
• 2024-07-11 Price Changed $170,000 realMLS
• 2024-04-18 Relisted — realMLS
• 2024-04-14 Contingent — realMLS
• 2024-01-29 Listed $180,000 realMLS
• 2021-11-10 Sold (Public Records) $135,000 Public Records
• 2020-09-21 Sold (Public Records) $90,000 Public Records
• 2019-04-01 Sold (Public Records) $15,000 Public Records

Property tax history

+17.4%/yr

Latest (2025): $3,301 · +20.8% YoY. Source: county tax records.