1322 Steele St · Jacksonville, FL 32209

$100,000

3 bd · 1.0 ba · 1,370 sqft · SingleFamily public records · 218 Days on market

Built 1940 3,920 sqft lot Est $175k · 43% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Listing remarks

This is a 3 bedroom 1 bath home. It has tile in the living room and and dining room. It has carpet in the bedrooms. It has washer/dryer hookups and central heat and air. The yard is fenced in and has street parking as well back yard parking.

Key facts

• Back yard parking
• Tile in dining room
• Fenced yard

Tags

• TILE IN LIVING ROOM
• TILE IN DINING ROOM
• FENCED YARD
• BACK YARD PARKING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Electric service available; Water service available
• Home design: Single-family residence; North-facing; Property is attached; Used as an investment
• Exterior features: Full yard fencing

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Full yard fencing
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 20d 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 $1,301/mo this rent would consume 51% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.70%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $175,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1350 McConihe St	0.11mi	3/2.0	1,253 (-8%)	1mo	$190,000	$152	76
1318 W 5th St	0.10mi	3/1.0	1,224 (-11%)	3mo	$52,500	$43	75
1478 W 11th St	0.38mi	4/2.0 (+1)	1,360 (-1%)	2mo	$152,000	$112	71
1424 W 9th St	0.25mi	4/2.0 (+1)	1,462 (+7%)	3mo	$75,000	$51	66
1039 Scriven St	0.50mi	4/1.0 (+1)	1,492 (+9%)	1mo	$23,000	$15	56
1105 W 12th St	0.50mi	3/2.0	1,504 (+10%)	4mo	$193,000	$128	53
1490 W 10th St	0.34mi	4/3.0 (+1)	1,528 (+12%)	2mo	$245,000	$160	51
1015 Powhattan St	0.68mi	3/2.0	1,252 (-9%)	3mo	$175,000	$140	48
1016 Grunthal St	0.57mi	3/1.5	1,552 (+13%)	4mo	$50,000	$32	46
737 Minnie St	0.59mi	4/2.0 (+1)	1,188 (-13%)	4mo	$147,500	$124	38
1058 W 17th St	0.72mi	3/2.0	1,182 (-14%)	3mo	$200,000	$169	37
1552 Union St W	0.63mi	4/2.0 (+1)	1,169 (-15%)	4mo	$177,250	$152	33

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $5,590
• Equity at exit: $14,910

10-year hold

• IRR: 13.6%
• Equity multiple: 2.03×
• Total profit: $28,750
• Equity at exit: $8,646

Cash invested: $28,000 (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: 394
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,301 high
• Mortgage (P&I): −$524
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $366

Break-even live

Break-even rent $837

Max offer price $100,000

Occupancy floor 67%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1464 N Myrtle Ave Jacksonville, FL	2.0	1.0	1136	$1,400	$1.23	23d	1	0.14mi
1355 Grothe St Jacksonville, FL	4.0	1.0	1312	$1,350	$1.03	17d	1	0.15mi
1619 Whitner St Jacksonville, FL	3.0	2.0	1547	$1,150	$0.74	1d	1	0.22mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	4d	1	0.23mi
1478 W 5th St Jacksonville, FL	3.0	1.0	960	$1,225	$1.28	23d	1	0.23mi
1537 7th St W Unit B Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	23d	1	0.29mi
1537 W 7th St Jacksonville, FL	3.0	1.0	950	$1,050	$1.11	7d	1	0.29mi
1358 Prince St Jacksonville, FL	3.0	2.5	1044	$1,350	$1.29	23d	1	0.33mi
1358 Prince St Jacksonville, FL	3.0	3.5	1044	$1,350	$1.29	21d	1	0.33mi
1454 Francis St Jacksonville, FL	3.0	2.0	1084	$1,243	$1.15	23d	1	0.38mi
1320 Francis St Jacksonville, FL	2.0	2.0	1003	$1,095	$1.09	23d	1	0.45mi
1640 W 4th St Unit 1 Jacksonville, FL	4.0	2.0	1119	$1,675	$1.50	19d	1	0.48mi
1470 Windle St Jacksonville, FL	3.0	2.0	1170	$1,425	$1.22	14d	1	0.54mi
1448 Union St W Jacksonville, FL	3.0	1.0	958	$1,200	$1.25	23d	1	0.55mi
2324 Moncrief Rd Unit 2324 Jacksonville, FL	2.0	1.0	900	$900	$1.00	23d	1	0.58mi
1740 W 9th St Jacksonville, FL	4.0	2.0	1148	$1,285	$1.12	20d	1	0.59mi
2313 Janette St Jacksonville, FL	4.0	2.0	1148	$1,349	$1.18	16d	1	0.60mi
1710 W 2nd St Unit A Jacksonville, FL	2.0	1.0	939	$800	$0.85	23d	1	0.61mi
1525 W 15th St Jacksonville, FL	3.0	1.0	1100	$1,245	$1.13	23d	1	0.61mi
1539 Union St W Jacksonville, FL	3.0	1.5	1000	$1,144	$1.14	13d	1	0.63mi
1788 W 5th St Jacksonville, FL	3.0	2.0	948	$1,295	$1.37	23d	1	0.63mi
1545 Union St W Jacksonville, FL	3.0	2.0	1253	$1,400	$1.12	3d	1	0.64mi
1781 W 3rd St Jacksonville, FL	4.0	2.0	1632	$650	$0.40	23d	1	0.65mi
1607 Logan St Jacksonville, FL	4.0	2.0	1232	$1,800	$1.46	23d	1	0.69mi
2904 Moncrief Rd Jacksonville, FL	3.0	1.0	952	$1,100	$1.16	23d	1	0.72mi
1410 W 20th St Jacksonville, FL	3.0	2.0	1170	$1,485	$1.27	14d	1	0.76mi
2306 Fairfax St Unit 1 Jacksonville, FL	3.0	1.0	900	$700	$0.78	23d	1	0.77mi
1359 W 20th St Jacksonville, FL	2.0	1.0	901	$1,134	$1.26	17d	1	0.78mi
1319 Woods St Jacksonville, FL	3.0	2.0	1103	$1,221	$1.11	23d	1	0.78mi
1866 W 6th St Jacksonville, FL	3.0	1.0	1064	$1,120	$1.05	4d	1	0.81mi
1934 Ella St Jacksonville, FL	3.0	1.0	1045	$1,095	$1.05	20d	1	0.83mi
1431 W 21st St Jacksonville, FL	3.0	2.0	1199	$1,425	$1.19	14d	1	0.83mi
1751 Broadway Ave Jacksonville, FL	2.0	1.0	1000	$1,525	$1.52	4d	1	0.86mi
1911 W 3rd St Jacksonville, FL	3.0	1.0	912	$1,050	$1.15	4d	1	0.88mi
1730 W 19th St Jacksonville, FL	3.0	2.0	1323	$1,100	$0.83	1d	1	0.89mi
1185 W 22nd St Unit U Jacksonville, FL	2.0	1.0	900	$850	$0.94	7d	1	0.89mi
1934 W 6th St Jacksonville, FL	3.0	1.0	948	$1,125	$1.19	23d	1	0.92mi
2210 Pullman Ave Jacksonville, FL	3.0	1.0	940	$1,050	$1.12	3d	1	0.93mi
2817 Mars Ave Jacksonville, FL	2.0	1.0	945	$975	$1.03	21d	1	0.94mi
1733 McMillan St Jacksonville, FL	3.0	2.0	1211	$1,265	$1.04	4d	1	0.97mi

Listing history 13 events

1. 2026-06-18
   days on market $100,000 Active 218 DOM
2. 2026-06-17
   days on market $100,000 Active 217 DOM
3. 2026-06-16
   days on market $100,000 Active 216 DOM
4. 2026-06-15
   days on market $100,000 Active 215 DOM
5. 2026-06-10
   days on market $100,000 Active 209 DOM
6. 2026-06-08
   days on market $100,000 Active 208 DOM
7. 2026-06-08
   days on market $100,000 Active 207 DOM
8. 2026-06-03
   days on market $100,000 Active 203 DOM
9. 2026-06-02
   days on market $100,000 Active 202 DOM
10. 2026-06-01
    days on market $100,000 Active 201 DOM
11. 2026-05-31
    days on market $100,000 Active 200 DOM
12. 2025-11-12
    listed $100,000 Active
13. 2023-09-06
    historical

ⓘ 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: $1,143 · $95/mo
• Projected year-2 tax: $1,143 · $95/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: $15,611
• − Mortgage interest: −$5,602
• − Property taxes: −$1,143
• − Insurance: −$500
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$2,909
• Taxable income: $2,959
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $3,686/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

2 events — show timeline

• 2025-11-12 Listed $100,000 realMLS
• 2023-09-06 Rental Removed — BUILDIUM

Property tax history

+4.3%/yr

Latest (2025): $1,143 · +26.6% YoY. Source: county tax records.